What is As-Built Documentation?
As-built documentation is the comprehensive recording of existing conditions in a building, structure, or site as it actually exists—not as it was originally designed. This distinction is critical: original construction drawings, renovation plans, and design documents rarely reflect reality after years of modifications, field changes, and undocumented alterations.
The term "as-built" literally means "as it was built," capturing the actual dimensions, locations, materials, and configurations of building elements. For a renovation architect, this means knowing exactly where that structural beam is located. For a facility manager, it means having accurate HVAC duct runs. For a construction manager, it means understanding what's behind the walls before demolition begins.
Industry Reality Check
Studies show that 70-80% of original construction drawings contain significant inaccuracies when compared to actual field conditions. The older the building, the greater the discrepancy. As-built documentation closes this gap with accurate, verified data.
Components of As-Built Documentation
Comprehensive as-built documentation typically includes:
- Architectural elements: Walls, doors, windows, ceilings, floor levels, stairs, and finishes
- Structural systems: Columns, beams, foundations, load-bearing walls, and framing
- MEP systems: Mechanical (HVAC), electrical, plumbing, and fire protection
- Site conditions: Topography, utilities, access points, and surrounding context
- Equipment: Major building systems, machinery, and fixed equipment
- Spatial data: Room dimensions, areas, volumes, and relationships
Why As-Built Documentation Matters
The business case for accurate as-built documentation is compelling. Projects without proper existing conditions data face an average of 20-30% more change orders, extended timelines, and budget overruns. The cost of documentation is typically 1-3% of project budget, while the cost of not having it can exceed 10-15%.
Key Benefits by Stakeholder
Architects & Designers
- • Accurate base for design development
- • Reduced site visits and field verification
- • Better coordination with existing conditions
- • Historic preservation documentation
General Contractors
- • Fewer surprises during construction
- • Reduced RFIs and change orders
- • Better subcontractor coordination
- • Accurate quantity takeoffs
Facility Managers
- • Reliable space planning data
- • Accurate CAFM/IWMS integration
- • Equipment location tracking
- • Maintenance planning support
Building Owners
- • Asset documentation for sale/lease
- • Insurance and compliance records
- • Due diligence support
- • Long-term facility planning
The Cost of Inaccurate Data
Consider a typical renovation scenario: A mechanical contractor bids ductwork based on original drawings showing 12' ceilings. During installation, they discover actual ceiling height is 10'8" due to prior modifications. The result? Re-engineering, material changes, schedule delays, and a $50,000+ change order—all preventable with a $3,000 as-built scan.
significant errors
reduction with as-builts
documentation investment
Technologies & Methods for As-Built Documentation
Modern as-built documentation has evolved far beyond tape measures and manual sketching. Today's technologies capture millions of measurements in minutes, achieving accuracy levels impossible with traditional methods.
3D Laser Scanning (LiDAR)
3D laser scanning is the gold standard for as-built documentation. Using time-of-flight or phase-shift technology, terrestrial laser scanners emit millions of laser pulses per second, measuring distances to create dense point clouds that precisely map existing conditions.
- Accuracy: Survey-grade ±1-2mm at typical working distances
- Speed: 1-2 million points per second capture
- Coverage: 360° horizontal, 300°+ vertical field of view
- Range: 0.6m to 130m+ depending on scanner model
- Best for: Interior spaces, complex geometry, high-accuracy requirements
Leading scanner models include the Trimble X12, FARO Focus Premium, and Leica RTC360. Each position captures the surrounding environment, with multiple scans registered together to create a complete 3D record.
Drone Photogrammetry
For exteriors, roofs, and large sites, drone photogrammetry provides efficient coverage. Drones capture hundreds of overlapping photographs that software processes into 3D models, orthomosaics, and digital elevation models.
- Accuracy: ±1-5cm horizontal, ±2-10cm vertical (with GCPs)
- Coverage: Acres per flight, unlimited site size
- Deliverables: Orthomosaics, DEMs, 3D mesh models, contours
- Best for: Building exteriors, roofs, site conditions, large facilities
Matterport 3D Capture
Matterport offers a balance between visual experience and documentation. While not survey-grade, Matterport captures provide immersive virtual tours with ±1-2% measurement accuracy—useful for visualization, marketing, and general space documentation.
Technology Comparison
| Technology | Accuracy | Best Use Case | Relative Cost |
|---|---|---|---|
| 3D Laser Scanning | ±1-2mm | Engineering, BIM, construction | $$$ |
| Drone Photogrammetry | ±1-5cm | Exteriors, roofs, large sites | $$ |
| Matterport | ±1-2% | Visualization, marketing | $ |
| Total Station | ±1mm | Control points, boundaries | $$ |
The As-Built Documentation Process
Professional as-built documentation follows a structured workflow from initial planning through final deliverable hand-off. Understanding this process helps set realistic expectations for timeline and results.
Project Planning & Scope Definition
Before fieldwork begins, the team defines exactly what needs to be captured. This includes identifying deliverable requirements (point cloud, CAD, BIM), accuracy specifications, areas of focus, and any access restrictions. A clear scope prevents costly re-mobilization.
Site Mobilization & Control
Field teams establish survey control points for georeferencing and accuracy verification. For multi-day projects, permanent control targets ensure consistent registration across all scan data.
Data Capture
Scanning proceeds room-by-room, with scan positions placed to ensure complete coverage with adequate overlap. Technicians verify data quality in the field, re-scanning areas with gaps or occlusions. For complex MEP, additional scans capture above-ceiling and below-floor conditions.
Registration & Processing
Individual scans are registered (aligned) into a unified coordinate system. Software identifies common points between scans, achieving typical registration accuracy of 2-3mm. The registered point cloud is cleaned of noise, artifacts, and unwanted data (people, vehicles).
Deliverable Production
Based on project requirements, the team produces deliverables: exported point clouds, 2D CAD drawings traced from the scan data, or full 3D BIM models with intelligent building elements. Quality control verifies accuracy against the source point cloud.
Review & Delivery
Final deliverables are reviewed with the client, addressing any questions or revision requests. Data is delivered via secure cloud transfer in requested formats, with documentation of coordinate systems, accuracy reports, and usage guidelines.
As-Built Documentation Deliverables
The value of as-built documentation depends on receiving deliverables in formats you can actually use. Different project needs require different outputs—from raw point clouds for advanced users to traditional 2D drawings for field use.
Point Cloud Data
The foundational deliverable from laser scanning is the registered, cleaned point cloud. This dense 3D dataset serves as the "ground truth" from which all other deliverables are derived.
- E57: Open, vendor-neutral format for maximum compatibility
- RCP/RCS: Autodesk format for Revit and AutoCAD integration
- LAS/LAZ: Standard format for GIS and surveying workflows
- PTX/PTS: ASCII formats for specialized software
2D CAD Drawings
Traditional 2D drawings extracted from scan data provide familiar format for contractors, permitting, and general reference. Typical drawing sets include:
- Floor plans (typically 1/8" = 1'-0" or 1:100)
- Reflected ceiling plans
- Building sections and elevations
- MEP plans (mechanical, electrical, plumbing)
- Detail drawings at key conditions
BIM Models (Scan-to-BIM)
For renovation and coordination projects, as-built BIM models provide intelligent 3D data. The Level of Development (LOD) determines how much detail is modeled:
| LOD Level | Description | Typical Use |
|---|---|---|
| LOD 100 | Basic massing, overall geometry | Conceptual planning |
| LOD 200 | Generic elements, approximate sizes | Schematic design |
| LOD 300 | Specific elements, accurate dimensions | Design development, coordination |
| LOD 400 | Fabrication-ready detail | Construction documents |
| LOD 500 | Verified as-built model | Facility management |
Additional Deliverables
- Matterport Virtual Tours: Immersive 3D walkthroughs for visualization and remote review
- Orthographic Images: True-scale elevations and sections for facade analysis
- Measurement Reports: Tabulated dimensions, areas, and volumes
- Deviation Analysis: Comparison between as-built and design intent
- Clash Reports: Identified conflicts between systems
Industries & Applications
As-built documentation serves diverse industries, each with specific requirements and applications. Understanding these use cases helps identify the right approach for your project.
Construction & Renovation
Existing conditions documentation for additions, renovations, and adaptive reuse. Enables accurate design, better coordination, and reduced change orders.
Learn more →Architecture & Historic Preservation
Documentation of historic structures, existing buildings for renovation design, and as-built records for preservation projects.
Learn more →Facility Management
Accurate space data for CAFM/IWMS systems, maintenance planning, equipment tracking, and long-term facility planning.
Learn more →Industrial & Manufacturing
Plant documentation, equipment verification, process piping documentation, and retrofit planning for industrial facilities.
Learn more →Real Estate & Property
Due diligence documentation, accurate measurements for lease negotiations, and property condition assessment.
Learn more →Insurance & Legal
Claims documentation, forensic analysis, dispute resolution support, and certified measurements for legal proceedings.
Learn more →As-Built Documentation Costs & Timeline
Pricing for as-built documentation varies significantly based on deliverables, accuracy requirements, and project complexity. Understanding cost factors helps set realistic budgets.
Cost Factors
- Square footage: Primary driver of field time and processing effort
- Building complexity: Industrial MEP vs. open office space
- Deliverable type: Point cloud vs. CAD vs. BIM (ascending cost)
- Accuracy requirements: General documentation vs. survey-grade
- Access constraints: Occupied spaces, security requirements, working hours
- Location: Travel and mobilization costs
Typical Pricing Ranges
| Deliverable | Price per SF | Typical Project Range |
|---|---|---|
| Point Cloud Only | $0.05 - $0.15 | $1,500 - $15,000 |
| 2D CAD Drawings | $0.15 - $0.40 | $3,000 - $30,000 |
| BIM Model (LOD 200) | $0.35 - $0.75 | $5,000 - $50,000 |
| BIM Model (LOD 300+) | $0.50 - $2.00+ | $10,000 - $100,000+ |
Typical Timeline
- Field scanning: 1-5 days depending on building size
- Point cloud processing: 2-5 business days
- 2D CAD drawings: 5-15 business days
- BIM modeling: 2-6 weeks depending on LOD
Rush Services Available
For time-critical projects, expedited processing is available at premium rates. Contact us to discuss accelerated timelines for your project.
As-Built Documentation Best Practices
Whether you're commissioning as-built documentation or performing it in-house, following best practices ensures quality results and maximum value from the investment.
Before the Project
- Define deliverables clearly: Specify exactly what formats, accuracy levels, and elements you need documented. Ambiguity leads to mismatched expectations.
- Provide existing drawings: Even outdated drawings help the team understand the building and identify areas requiring special attention.
- Coordinate access: Ensure the team can access all required spaces, including mechanical rooms, above ceilings, and restricted areas.
- Clear the space: Remove unnecessary items that would clutter scan data. Scanning works best in tidy conditions.
During Field Work
- Be available for questions: The scanning team may need clarification on areas of focus, equipment access, or building systems.
- Point out critical areas: If certain areas are particularly important (e.g., a renovation zone), communicate this to the team.
- Minimize disruption: Coordinate timing to minimize impact on building operations while ensuring complete access.
After Delivery
- Verify deliverables: Review received data against the scope. Spot-check measurements if possible.
- Archive properly: Store as-built data in your document management system with proper naming and metadata.
- Update as needed: As-built documentation should be updated after significant modifications to maintain accuracy.
Choosing an As-Built Documentation Provider
The quality of as-built documentation depends heavily on the provider's expertise, equipment, and processes. Here's what to look for when selecting a partner.
Key Evaluation Criteria
Equipment Quality
Professional-grade scanners (Trimble, FARO, Leica) deliver better accuracy and reliability than entry-level equipment. Ask about specific hardware used.
Industry Experience
Look for demonstrated experience in your industry. A provider experienced with industrial MEP will approach a plant differently than one focused on residential real estate.
Deliverable Capability
Can they produce the deliverables you need? BIM modeling requires different skills than point cloud delivery. Verify in-house capabilities.
Quality Control Process
How do they verify accuracy? What QC steps are included? Reputable providers have documented processes for ensuring deliverable quality.
Insurance & Certifications
Professional liability insurance, FAA Part 107 certification (for drone work), and industry certifications indicate professional operations.
Why Choose THE FUTURE 3D?
- • Survey-grade equipment (Trimble X12, FARO Focus Premium)
- • 84 service locations across US, Mexico & Caribbean
- • In-house BIM team for Scan-to-BIM deliverables
- • 1-hour response time guarantee
- • FAA Part 107 certified drone operators
- • Full professional liability insurance
Frequently Asked Questions
What is as-built documentation?
As-built documentation is the comprehensive recording of existing conditions in a building, structure, or site. It captures the actual constructed state—including dimensions, materials, MEP systems, and structural elements—as opposed to original design drawings. As-built documentation is essential for renovations, facility management, compliance, and accurate design coordination.
Why is as-built documentation important for construction projects?
As-built documentation is critical because original drawings rarely reflect actual conditions after construction changes, renovations, and decades of modifications. Accurate as-built records prevent costly surprises during renovation, enable proper design coordination, ensure code compliance, support insurance claims, and provide facility managers with reliable data for maintenance and operations.
What technologies are used for as-built documentation?
Modern as-built documentation uses 3D laser scanning (LiDAR), drone photogrammetry, Matterport 3D capture, handheld scanning, and total stations. 3D laser scanning is the gold standard for accuracy (±1-2mm), while drones excel at exteriors and roofs. These technologies create point clouds that form the basis for CAD drawings, BIM models, and measurements.
How accurate is 3D laser scanning for as-built documentation?
Professional 3D laser scanners achieve survey-grade accuracy of ±1-2mm at typical working distances. Scanners like the Trimble X12 and FARO Focus Premium are calibrated and certified for engineering applications. This accuracy far exceeds traditional tape measurements and ensures reliable data for design, construction, and legal documentation.
What deliverables are included in as-built documentation?
As-built documentation deliverables include registered point clouds (E57, RCP, LAS formats), 2D CAD drawings (floor plans, elevations, sections), 3D BIM models in Revit or ArchiCAD, Matterport virtual tours for visualization, measurement reports, and georeferenced data. The specific deliverables depend on project requirements and intended use.
How long does as-built documentation take?
Field scanning for as-built documentation typically takes 1-3 days depending on building size and complexity. A 10,000 sq ft office might require 4-6 hours of scanning. Processing and deliverable creation adds 3-10 business days depending on the scope—point cloud delivery is fastest, while detailed BIM models require more time.
What is the cost of as-built documentation services?
As-built documentation costs vary by scope, deliverables, and complexity. Basic point cloud delivery starts around $0.05-0.15 per square foot. 2D CAD drawings range from $0.15-0.40 per square foot. Full Scan-to-BIM modeling ranges from $0.50-2.00+ per square foot depending on LOD requirements. Projects typically range from $2,000-50,000.
What industries need as-built documentation?
As-built documentation is essential for construction (renovation, additions), architecture (existing conditions, historic preservation), facility management (space planning, CAFM), real estate (due diligence, measurements), industrial (plant documentation, equipment verification), insurance (claims, risk assessment), and legal (dispute resolution, forensics).
What is the difference between as-built drawings and as-built BIM?
As-built drawings are 2D CAD representations (floor plans, elevations, sections) showing existing conditions. As-built BIM is a 3D intelligent model where elements contain data—walls know their materials, doors have hardware specs, pipes carry flow information. BIM enables clash detection, quantity takeoffs, and serves as a digital twin for facility management.
Can as-built documentation be used for BIM coordination?
Yes, as-built documentation is essential for BIM coordination in renovation projects. The existing conditions scan provides the 'ground truth' against which new design is coordinated. Point clouds imported into Revit or Navisworks enable clash detection between new MEP systems and existing structure, preventing costly field conflicts.
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