How to Hire an As-Built Surveyor

An as-built survey documents the existing conditions of a building or structure — walls, doors, windows, MEP systems, structural elements, and site features as they actually exist, not as originally designed. The deliverable is typically a set of 2D floor plans, a 3D BIM model, or both, created from field measurements or 3D laser scans. As-built surveys are required for renovations, additions, facility management, code compliance, and historical preservation.

Choose 3D laser scanning for buildings over 2,000 sq ft, complex MEP systems, renovation projects requiring BIM, or any project where accuracy matters. Scanning captures ±1-4mm accuracy with complete spatial coverage. Choose manual measurement only for small, simple spaces (under 2,000 sq ft) with minimal MEP where budget is the primary constraint. Manual methods achieve ±25-50mm accuracy and take 50-70% longer in the field.

Manual as-built surveys cost $1,000-$4,000 for residential and small commercial buildings. 3D laser scanning as-built surveys cost $3,000-$8,000+ for commercial buildings, with scan-to-BIM modeling adding $2-$8 per square foot depending on LOD level. A 10,000 sq ft commercial building scanned to LOD 300 BIM typically costs $8,000-$15,000 total (scanning + modeling). Get 3 quotes and compare scope — especially LOD level and deliverable formats.

LOD 200 is sufficient for space planning and feasibility. LOD 300 is the standard for renovation design and construction documents. LOD 350 adds MEP connections and interfaces for clash detection — required for complex renovations with significant mechanical work. LOD 400 provides fabrication-ready detail for prefabrication projects. Most renovation projects need LOD 300. Ask your architect or engineer to specify the LOD before hiring your as-built surveyor.

Field work for a 10,000 sq ft commercial building takes 1-2 days with 3D scanning (vs 3-5 days manual). Post-processing adds 1-2 weeks for 2D CAD plans or 3-6 weeks for scan-to-BIM modeling depending on LOD and building complexity. Total turnaround: 2-3 weeks for 2D deliverables, 4-8 weeks for full BIM. Rush services are available from some firms for 25-50% additional cost.

Standard deliverables include: registered point cloud (E57 or RCP format for Autodesk, LAS for open format), 2D CAD floor plans (DWG/DXF), PDF plot sheets, and if BIM is requested, a Revit model (RVT). Ask for the point cloud even if you only need 2D plans — it serves as a permanent 3D record you can revisit for future projects without rescanning.

Florida Building Code requires verified construction records for certificate of occupancy in new construction and major renovations. For existing buildings, as-built surveys are typically required when applying for renovation permits where no reliable existing plans are available, when structural modifications are proposed, when changing building use/occupancy classification, and when mechanical, electrical, or plumbing systems are being significantly modified. Contact your county building department for specific requirements.

Yes, and it is usually more efficient. A single firm handling both scanning and scan-to-BIM modeling avoids data transfer issues, maintains quality control from field to model, and provides a single point of accountability. However, some architecture firms prefer to do their own BIM modeling from provided point clouds. In that case, request the registered point cloud in E57 or RCP format and verify the scan coverage and registration accuracy before the surveyor leaves site.