What is BIM Scanning?
BIM scanning is the process of using 3D laser scanning technology to capture existing building conditions and convert that data into intelligent Building Information Models (BIM). Also known as Scan-to-BIM, this workflow bridges the gap between the physical world and digital design environments, enabling architects, engineers, and contractors to work with accurate as-built data in software like Autodesk Revit.
The process begins with 3D laser scanners (LiDAR) capturing millions of measurements to create point clouds—dense 3D representations of existing spaces. These point clouds serve as the foundation for creating BIM models, where skilled technicians trace and model building elements as intelligent objects with properties, parameters, and relationships.
Why BIM Scanning Matters
Over 85% of a building's lifecycle cost occurs after construction. BIM scanning creates the digital foundation for facility management, renovations, and capital improvements. Without accurate existing conditions data, projects face 20-30% more change orders and costly rework.
BIM Scanning vs. Traditional Documentation
Traditional as-built documentation relied on tape measures, laser distance meters, and manual sketching—methods that are slow, labor-intensive, and prone to error. BIM scanning offers:
- Speed: Capture 1-2 million points per second vs. individual measurements
- Accuracy: ±1-2mm survey-grade precision vs. ±1-2" manual accuracy
- Completeness: Full 3D documentation vs. selective measurements
- Intelligence: BIM elements with properties vs. static 2D lines
- Coordination: Clash detection capability vs. manual overlay checking
Why BIM Scanning Matters
The construction industry faces a documentation crisis. Original design drawings rarely match actual field conditions after years of modifications, value engineering changes, and undocumented alterations. BIM scanning solves this by creating accurate digital twins of existing buildings that support the entire project lifecycle.
Key Benefits
Reduced Change Orders
- • Accurate existing conditions data
- • Fewer field surprises
- • Better design coordination
- • 20-30% fewer RFIs typical
Improved Coordination
- • MEP clash detection capability
- • Prefabrication support
- • Trade coordination meetings
- • Virtual design verification
Faster Design
- • No waiting for manual measurements
- • Remote design capability
- • Immediate BIM integration
- • Reduced site visits
Lifecycle Value
- • Facility management foundation
- • Future renovation support
- • Space planning accuracy
- • Asset documentation
ROI of BIM Scanning
Studies consistently show 10:1 or better return on investment for BIM scanning. Consider a typical scenario: A mechanical contractor bids renovation work based on outdated drawings showing 14' ceilings. During installation, they discover actual ceiling height is 11'6" due to prior modifications. The result: re-engineering, material changes, and a $75,000 change order—preventable with a $5,000 Scan-to-BIM investment.
occur post-construction
with BIM scanning
Scan-to-BIM projects
The Scan-to-BIM Workflow
The BIM scanning workflow transforms physical buildings into intelligent digital models through a structured process. Understanding each phase helps set realistic expectations and ensures quality results.
Project Planning
Define deliverables, LOD requirements, and modeling scope. Identify which building systems need documentation (architectural, structural, MEP). Review any existing drawings and establish coordinate system requirements.
Field Scanning
3D laser scanners capture the building from multiple positions, creating overlapping coverage. Scan technicians verify data quality in the field, re-scanning areas with gaps. For MEP-heavy projects, above-ceiling and below-floor conditions are captured.
Registration & Processing
Individual scans are registered (aligned) into a unified coordinate system using software like RealWorks or Cyclone. The registered point cloud is cleaned of noise, artifacts, and unwanted objects (people, vehicles, temporary items).
BIM Modeling
The core Scan-to-BIM phase: skilled technicians model building elements in Revit using the point cloud as reference. Walls, floors, ceilings, doors, windows, and MEP systems are traced and modeled to specified LOD. This is labor-intensive work requiring BIM expertise.
Quality Control
The BIM model is verified against the source point cloud. Spot checks confirm dimensional accuracy. Clash detection identifies any modeling issues. The model is reviewed against project requirements to ensure all specified elements are included at correct LOD.
Delivery & Integration
Final deliverables are packaged in requested formats: RVT (Revit native), IFC (open standard), DWG (AutoCAD), plus point cloud data. Documentation includes coordinate system info, modeling notes, and accuracy reports.
Equipment & Software for BIM Scanning
Professional BIM scanning requires specialized hardware and software. Understanding the technology helps evaluate provider capabilities and project requirements.
3D Laser Scanners
Terrestrial laser scanners are the primary capture tool for BIM scanning. Leading professional-grade scanners include:
- Trimble X12: Survey-grade accuracy (±2.5mm at 150m), 2.2M points/second, integrated imaging
- FARO Focus Premium: Long-range capability (330m), ±1mm accuracy, proven reliability
- Leica RTC360: Fast capture (2M points/second), on-site registration, VIS technology
- Leica BLK360: Compact, affordable option for smaller projects
Software Ecosystem
| Category | Software | Purpose |
|---|---|---|
| BIM Modeling | Autodesk Revit | Industry-standard BIM authoring |
| Point Cloud Management | Autodesk ReCap | Import, view, and manage point clouds |
| Registration | Trimble RealWorks, Leica Cyclone | Align multiple scans together |
| Coordination | Autodesk Navisworks | Clash detection, model review |
| Modeling Acceleration | PointCab, EdgeWise | Semi-automated modeling tools |
| Exchange | IFC, E57 | Open standards for interoperability |
Level of Development (LOD) Explained
Level of Development (LOD) is the industry-standard specification defining how detailed and accurate BIM elements are modeled. LOD directly impacts project cost, timeline, and the model's usefulness for different applications. Understanding LOD is essential for scoping BIM scanning projects.
| LOD | Definition | Typical Use | Example |
|---|---|---|---|
| LOD 100 | Conceptual massing | Early planning | Building envelope only |
| LOD 200 | Generic placeholders | Schematic design | Generic walls, doors indicated |
| LOD 300 | Specific elements, accurate | Design development, coordination | Wall types, exact door sizes |
| LOD 350 | Coordination-ready | MEP coordination, clash detection | Supports, hangers, clearances |
| LOD 400 | Fabrication-ready | Construction documents | Shop drawing detail level |
| LOD 500 | Verified as-built | Facility management | Field-verified actual conditions |
Choosing the Right LOD
Most renovation and coordination projects require LOD 300 or LOD 350. Here's guidance for common scenarios:
- Space planning/visualization: LOD 200 is sufficient
- Renovation design: LOD 300 recommended
- MEP coordination: LOD 350 for clash detection
- Facility management: LOD 300-500 depending on asset tracking needs
- Prefabrication: LOD 400 for fabrication-ready models
Cost vs. LOD
Each LOD increase roughly doubles the modeling effort. LOD 300 typically costs 2-3x more than LOD 200, and LOD 400 can be 2x more than LOD 300. Specify only the LOD you actually need.
BIM Scanning Applications & Use Cases
BIM scanning serves diverse industries and project types. Understanding common applications helps identify where the investment delivers the greatest value.
Renovation & Retrofit
The primary BIM scanning use case. Capture existing conditions before design begins. Enable accurate coordination between new and existing systems. Support prefabrication of components.
Our Scan-to-BIM services →MEP Coordination
Document existing mechanical, electrical, and plumbing systems for coordination with new installations. Enable clash detection before field work begins.
Construction applications →Facility Management
Create BIM models for CAFM/IWMS integration, space management, and maintenance planning. Establish digital twin foundation for ongoing facility operations.
Facility management solutions →Historic Preservation
Document historic structures with millimeter accuracy for preservation, restoration, and archival purposes. Create permanent digital records of architectural heritage.
Architecture applications →Industrial & Manufacturing
Document complex process piping, equipment, and plant systems. Support equipment replacement and plant modifications with accurate existing conditions.
Industrial solutions →Healthcare
Hospital renovations require precise existing conditions data. BIM scanning documents infrastructure, enabling renovation design while facilities remain operational.
Healthcare applications →BIM Scanning Costs & Timeline
BIM scanning pricing varies significantly based on project scope, deliverable requirements, and building complexity. Understanding cost factors helps set realistic budgets.
Cost Factors
- Building size: Square footage is the primary cost driver
- Complexity: Dense MEP vs. open spaces significantly impact modeling time
- LOD requirements: Each LOD level increases cost substantially
- Building systems: Full MEP vs. architectural only
- Access constraints: Occupied buildings, security, working hours
- Timeline: Rush delivery commands premium pricing
Typical Pricing Ranges
| Deliverable | Price per SF | 50K SF Example |
|---|---|---|
| Point Cloud Only | $0.05 - $0.15 | $2,500 - $7,500 |
| BIM LOD 200 | $0.35 - $0.75 | $17,500 - $37,500 |
| BIM LOD 300 | $0.50 - $1.25 | $25,000 - $62,500 |
| BIM LOD 350+ (w/MEP) | $0.75 - $2.00+ | $37,500 - $100,000+ |
Typical Timeline
- Field scanning: 1-5 days depending on building size
- Point cloud processing: 2-5 business days
- BIM modeling (LOD 200): 2-3 weeks
- BIM modeling (LOD 300): 3-5 weeks
- BIM modeling (LOD 350+): 4-8 weeks
Rush Delivery Available
Expedited processing is available for time-critical projects. Rush fees typically add 25-50% to standard pricing. Contact us to discuss accelerated timelines.
BIM Scanning Best Practices
Following best practices ensures BIM scanning projects deliver maximum value. These guidelines apply whether you're commissioning services or managing in-house capabilities.
Before the Project
- Define LOD carefully: Specify exactly what elements need modeling and to what level of detail. Over-specifying LOD wastes budget; under-specifying leads to scope issues.
- Share existing drawings: Even outdated drawings help the team understand the building and identify areas requiring special attention.
- Identify critical areas: If certain zones are renovation priorities, communicate this clearly so scanning focuses appropriate attention.
- Coordinate access: Ensure the team can access all required spaces, including mechanical rooms, electrical closets, and above-ceiling areas.
During Field Work
- Clear the space: Remove unnecessary clutter that would appear in scan data. Tidy conditions yield cleaner point clouds.
- Provide a guide: Having a facility contact available for questions and access issues prevents delays and ensures complete coverage.
- Document changes: If areas are modified during the scanning period, note this to avoid confusion during modeling.
After Delivery
- Verify deliverables: Review the model against requirements. Spot-check dimensions against the source point cloud if possible.
- Establish maintenance plan: BIM models should be updated after significant modifications to maintain accuracy over time.
- Archive properly: Store BIM models in your document management system with appropriate naming conventions and metadata.
Choosing a BIM Scanning Provider
The quality of BIM scanning depends heavily on the provider's equipment, expertise, and processes. Not all providers deliver equal results. Here's what to evaluate.
Key Evaluation Criteria
In-House BIM Capability
Does the provider have their own BIM modeling team, or do they outsource? In-house teams provide better quality control and communication.
Equipment Quality
Professional-grade scanners (Trimble, FARO, Leica) deliver better accuracy than consumer equipment. Ask about specific hardware used.
Industry Experience
Look for demonstrated experience in your industry. Industrial MEP projects require different expertise than commercial architectural work.
QC Process
What quality control steps are included? How do they verify model accuracy? Reputable providers have documented QC procedures.
Sample Work
Request sample BIM models from similar projects. The quality of past work is the best indicator of what you'll receive.
Why Choose THE FUTURE 3D for BIM Scanning?
- • Survey-grade equipment (Trimble X12, FARO Focus Premium)
- • In-house BIM modeling team (not outsourced)
- • 84 service locations across US, Mexico & Caribbean
- • 1-hour response time guarantee
- • Proven experience across industries
- • Full professional liability insurance
Frequently Asked Questions
What is BIM scanning?
BIM scanning is the process of using 3D laser scanning technology to capture existing building conditions and convert that data into Building Information Models (BIM). The process involves scanning structures with LiDAR to create point clouds, then modeling those point clouds into intelligent 3D BIM elements in software like Revit. BIM scanning is essential for renovation, retrofit, and facility management projects.
What is the difference between BIM scanning and Scan-to-BIM?
BIM scanning and Scan-to-BIM refer to the same process. BIM scanning emphasizes the capture phase using 3D laser scanners, while Scan-to-BIM emphasizes the conversion workflow from point cloud data to BIM models. Both terms describe creating BIM models from real-world scan data rather than designing from scratch.
How accurate is BIM scanning?
BIM scanning achieves survey-grade accuracy of ±1-2mm using professional 3D laser scanners like the Trimble X12 or FARO Focus Premium. The resulting BIM models typically maintain ±3-6mm accuracy to the original scan data, which exceeds requirements for most construction, renovation, and facility management applications.
What software is used for BIM scanning?
BIM scanning workflows use multiple software applications: Autodesk Revit is the industry standard for BIM modeling, while Autodesk ReCap processes and manages point cloud data. Other tools include Trimble RealWorks for registration, Leica Cyclone for point cloud processing, and Navisworks for coordination. PointCab and EdgeWise can accelerate modeling.
How long does BIM scanning take?
BIM scanning timelines vary by project size and deliverable requirements. Field scanning typically takes 1-5 days depending on building size. Point cloud processing adds 2-5 business days. BIM modeling ranges from 2-6 weeks depending on Level of Development (LOD) requirements. A 50,000 SF building might require 2-3 days of scanning and 3-4 weeks for LOD 300 BIM modeling.
What is LOD in BIM scanning?
LOD (Level of Development) defines how detailed and accurate BIM elements are modeled. LOD 100 is basic massing, LOD 200 includes generic elements with approximate sizes, LOD 300 has specific elements with accurate dimensions, LOD 400 is fabrication-ready, and LOD 500 represents verified as-built conditions. Most renovation projects require LOD 300.
What industries use BIM scanning?
BIM scanning is used across construction (renovation, retrofit, additions), architecture (existing conditions, historic preservation), facility management (space planning, asset management), industrial (plant documentation, equipment verification), healthcare (hospital renovations, compliance), and real estate (due diligence, property documentation).
How much does BIM scanning cost?
BIM scanning costs depend on building size, complexity, and deliverables. Point cloud delivery costs $0.05-0.15 per square foot. BIM modeling at LOD 200 ranges from $0.35-0.75 per square foot. LOD 300+ BIM models range from $0.50-2.00+ per square foot. A typical 50,000 SF commercial building might cost $25,000-75,000 for full Scan-to-BIM deliverables.
Can BIM scanning capture MEP systems?
Yes, BIM scanning excels at capturing MEP (mechanical, electrical, plumbing) systems. Laser scanners document exposed ductwork, piping, conduit, and equipment with millimeter accuracy. Above-ceiling and mechanical room scanning captures hidden systems. The resulting BIM models enable clash detection and coordination for renovation projects.
What file formats are delivered from BIM scanning?
BIM scanning deliverables include point clouds (E57, RCP/RCS, LAS) and BIM models (RVT for Revit, IFC for interoperability). Additional formats include DWG/DXF for CAD, NWC/NWD for Navisworks, and PDF documentation. The specific formats depend on your software ecosystem and project requirements.
Related Resources
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