As-Built Survey Guide
When Florida building codes require as-built surveys, the 6-step process from plan review to permit closeout, what they document, and how 3D scanning is changing as-built documentation.
Quick Answer
An as-built survey documents the actual constructed conditions of a project, verifying that buildings, utilities, and site improvements were built according to approved plans. In Florida, as-built surveys are required before issuing a Certificate of Occupancy for new construction, additions over 300 sq ft, commercial projects, and stormwater systems.
As-built surveys cost $500-$2,000 for residential and $2,000-$10,000+ for commercial projects. They verify setback compliance, finished floor elevations (critical in flood zones), and utility locations. Turnaround is typically 1-2 weeks.
What Is an As-Built Survey?
An as-built survey is a field survey performed after construction (or at key checkpoints during construction) that documents the actual built conditions of a project. It compares what was constructed against what was approved — verifying that buildings, utilities, grading, and site improvements match the permitted plans within acceptable tolerances.
Think of it as a "reality check" for construction. Plans show what was intended. The as-built survey shows what was actually built. In Florida — where setback violations, elevation errors, and stormwater non-compliance can delay occupancy by weeks or months — as-built surveys are a mandatory step in the construction closeout process.
For a quick introduction, see our blog post on what an as-built survey is. For pricing details, see our as-built survey cost guide. This guide goes deeper into Florida requirements, the complete process, and modern methods.
When As-Built Surveys Are Required in Florida
Florida Building Code §105.1 mandates permits for construction, alterations, and repairs. Local building departments require as-built surveys as a closeout condition in these situations:
New Construction Closeout
Most Florida counties require an as-built survey before issuing a Certificate of Occupancy (CO) or Certificate of Completion (CC). The survey verifies that the building was constructed within approved setback lines, at the correct finished floor elevation, and in accordance with the approved site plan.
Additions Over 300 Sq Ft
Building additions that exceed 300 square feet typically trigger an as-built survey requirement. The survey documents the actual placement of the addition relative to property lines, setbacks, and existing structures — ensuring it matches the approved permit drawings.
Vertical Construction Checkpoints
Florida counties often require a foundation or slab survey (a type of as-built) after the foundation is poured but before vertical construction begins. This confirms the foundation's position, elevation, and dimensions match the approved plans before framing proceeds.
Stormwater & Underground Utilities
Projects involving stormwater management systems, underground utilities, or drainage infrastructure require as-built documentation. Water management districts (SFWMD, SJRWMD, SWFWMD) need as-built drawings to verify the constructed system matches the permitted design.
Zoning Variances & Special Conditions
When a project receives a zoning variance, special exception, or conditional use permit, the local authority typically requires as-built documentation to verify that all conditions of approval were met during construction.
Commercial & Institutional Projects
Virtually all commercial construction in Florida requires as-built surveys for occupancy permits. This includes office buildings, retail centers, warehouses, schools, hospitals, and government facilities. FDOT requires as-built documentation for all public infrastructure projects.
Important: Requirements vary by Florida county and municipality. Always check with your local building department for specific as-built survey requirements before scheduling your final inspection. Some jurisdictions (like Orlando and Palm Coast) have published as-built checklists that specify exactly what the survey must document.
The 6-Step As-Built Survey Process
The as-built survey process runs from reviewing the approved plans through submittal to the local authority. Here is the standard workflow:
Review Approved Plans
The surveyor obtains the approved site plan, building plans, engineering drawings, and any permit conditions or variance requirements. These documents define what the project was supposed to look like — the as-built survey will compare what was actually built against these approved plans.
Establish Survey Control
The survey crew sets up control points tied to the property boundary corners, recorded plat monuments, and elevation benchmarks (NAVD88). These control points ensure all measurements are referenced to the legal boundary and correct vertical datum — critical for verifying setbacks and finished floor elevations.
Field Measurement
The crew measures all constructed improvements: building corners, finished floor elevations, grade elevations, pavement edges, utility locations, drainage structures, retaining walls, fences, and any other site improvements. Measurements are taken using GPS/GNSS, total stations, or 3D laser scanners depending on the accuracy requirements and project complexity.
Compare As-Built vs Approved
In the office, the surveyor overlays the as-built measurements on the approved site plan to identify any deviations. Key checks include: setback compliance (building distance to property lines), finished floor elevation relative to base flood elevation, stormwater system compliance, and utility location accuracy. Any discrepancies are noted and dimensioned.
Prepare As-Built Drawings
The licensed Professional Surveyor and Mapper (PSM) prepares the signed and sealed as-built survey drawing showing all constructed improvements, dimensions, setbacks, elevations, and any deviations from the approved plans. The document includes a certification statement that the survey was performed under the PSM's supervision in accordance with Florida Administrative Code Rule 5J-17.
Submit for Approval
The as-built survey is submitted to the local building department, planning division, or water management district for review. Many Florida jurisdictions now accept digital submittal (PDF via email). The authority reviews the as-built against the approved plans and either approves the closeout, requests corrections, or requires additional documentation before issuing the Certificate of Occupancy.
What You Receive
As-built survey deliverables depend on your project type and jurisdiction requirements:
Certified As-Built Survey Drawing
A signed and sealed drawing by a licensed Florida PSM showing the actual constructed positions of all improvements relative to property boundaries, setbacks, and elevations. This is the primary legal document required for permit closeout.
Elevation Certificate (if required)
For structures in FEMA flood zones, the as-built survey often includes or is combined with a FEMA Elevation Certificate (Form 086-0-33). This documents the finished floor elevation, machinery elevation, and lowest adjacent grade relative to the Base Flood Elevation (BFE).
Setback Verification
Dimensioned measurements from the constructed building corners to each property line, verifying compliance with front, side, and rear yard setback requirements per the local zoning code.
Utility As-Built Documentation
Location and elevation of all underground and above-ground utilities as constructed — water, sewer, storm drain, gas, electric, and telecommunications. Required by water management districts and utility departments.
Digital CAD Files
AutoCAD DWG files with the as-built survey data organized in standard layers. Used by engineers, architects, and facility managers for ongoing design and maintenance. Increasingly, point cloud data (E57, LAS) is delivered alongside traditional CAD files when 3D scanning is used for the as-built.
3D Scanning for As-Built Documentation
3D laser scanning is increasingly used for as-built documentation, especially on complex commercial and industrial projects. Instead of measuring individual points with a tape or total station, a laser scanner captures millions of measurements automatically — producing a complete 3D record of the constructed environment.
Advantages of 3D Scanning
- ✓ Captures everything — no missed measurements
- ✓ ±1-2 mm accuracy (higher than tape measure)
- ✓ Faster field time for complex buildings
- ✓ Permanent 3D record for future reference
- ✓ Direct comparison to BIM design models
When Traditional Methods Work
- ✓ Simple residential closeouts
- ✓ Foundation surveys (setbacks + elevation only)
- ✓ Projects needing only 2D plan measurements
- ✓ Budget-sensitive projects under 5,000 sq ft
- ✓ Exterior-only documentation (no interior needed)
For buildings over 10,000 square feet or projects requiring BIM deliverables, 3D scanning is typically both faster and more cost-effective than traditional methods. See our 3D laser scanning cost guide for pricing details.
Cost Overview
As-built survey costs depend on project type, size, and what needs to be documented. Here is a summary — see our as-built survey cost guide for detailed pricing.
| Project Type | Typical Cost | Turnaround |
|---|---|---|
| Foundation/slab survey | $300-$800 | 2-5 business days |
| Residential closeout (single-family) | $500-$2,000 | 1-2 weeks |
| Commercial building | $2,000-$10,000+ | 2-3 weeks |
| 3D scanning as-built (commercial) | $0.40-$0.80/sq ft + processing | 2-4 weeks |
Related Resources
What Is an As-Built Survey?
Quick overview — what as-built surveys document, when they are needed, and what they cost in Florida.
As-Built Survey Cost Guide
Pricing for as-built surveys in Florida — by project type, size, and complexity.
3D Laser Scanning Guide
How 3D scanning produces faster, more accurate as-built documentation for complex buildings.
Construction Surveying in Florida
The complete construction survey workflow — as-builts in context from preconstruction to closeout.
Construction Survey Requirements
Phase-by-phase survey requirements for Florida construction, including as-built timing.
As-Built Survey Service
Request an as-built survey — pricing, process, and coverage across all 67 Florida counties.
Frequently Asked Questions
What is an as-built survey? +
An as-built survey documents the actual constructed conditions of a project after construction is complete or at key checkpoints during construction. It verifies that buildings, utilities, and site improvements were built in accordance with the approved plans — checking setbacks, elevations, utility locations, and stormwater systems. As-built surveys are typically required by Florida building departments before issuing a Certificate of Occupancy.
When is an as-built survey required in Florida? +
As-built surveys are required in Florida for: new construction closeout (before Certificate of Occupancy), additions over 300 square feet, foundation/slab verification before vertical construction, stormwater system closeout, projects with zoning variances or special conditions, and virtually all commercial construction. Specific requirements vary by county — check with your local building department for exact triggers.
How much does an as-built survey cost in Florida? +
As-built surveys in Florida typically cost $500-$2,000 for residential projects (single-family homes and additions) and $2,000-$10,000+ for commercial projects depending on site size and complexity. Foundation surveys (a subset of as-built work) run $300-$800. Projects requiring 3D laser scanning for as-built documentation cost $0.40-$0.80 per square foot for the scanning alone. See our as-built survey cost guide for detailed pricing.
What is the difference between an as-built survey and a boundary survey? +
A boundary survey establishes where property lines are located — it determines legal ownership limits. An as-built survey documents what was constructed on the property — it verifies buildings, utilities, and improvements match the approved plans. As-built surveys use the boundary survey as a reference framework (to measure setbacks from property lines), so the boundary survey is typically done first, during the preconstruction phase.
Who can perform an as-built survey in Florida? +
In Florida, as-built surveys must be performed under the supervision of a licensed Professional Surveyor and Mapper (PSM), as required by Chapter 472 of the Florida Statutes. The PSM signs and seals the as-built survey drawing, certifying that the work was performed in accordance with the minimum technical standards (FAC Rule 5J-17). Engineering or architectural firms cannot sign survey documents unless they have a PSM on staff.
What does an as-built survey show? +
An as-built survey shows: the actual position of all constructed improvements (buildings, pavement, fences, walls), setback dimensions from property lines, finished floor elevations (critical in flood zones), utility locations and elevations (water, sewer, storm, electric), stormwater management features (retention ponds, swales, inlets), grading and elevation changes, and any deviations from the approved site plan.
How long does an as-built survey take? +
Residential as-built surveys typically take 1-3 business days for field work and 3-5 business days for office processing — total turnaround of about 1-2 weeks. Commercial projects take 2-5 days of field work and 1-2 weeks of processing. Using 3D laser scanning can reduce field time significantly but adds processing time for point cloud registration. Plan ahead — as-built surveys should be scheduled before the final inspection, not the day before the CO application.
Can an as-built survey reveal code violations? +
Yes. If the as-built survey shows that the construction deviates from the approved plans — a building encroaching into a setback, a finished floor elevation below the required BFE, or utilities in the wrong location — these are documented as discrepancies. The building department may require corrections, variances, or plan amendments before issuing the Certificate of Occupancy. This is exactly why as-built surveys exist: to catch problems before occupancy.
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