An as-built survey is a type of survey that provides precise and detailed measurements and drawings of an existing structure, typically a building or other construction project. Architects, engineers, and construction professionals often use drawings to understand the current state of a building and make informed decisions about future modifications, additions, or remodels.

In short, it’s a critical part of any construction project. As-builts provide precise and fresh drawings of existing conditions, so that they are used for planning and carrying out purposes.

Who does the as-built survey?

A surveyor. During an as-built survey, a surveyor will visit the site and take detailed measurements of the space. Chiefly, the size and location of walls, doors, windows and other details. Furthermore, the surveyor may also use laser scanning or other advanced technologies to create highly precise 3D models of the building.

Designers and engineers can use the as-built survey drawings and documentation to create precise design plans for renovations or modifications, ensuring proper integration of the new work with the existing structure. In fact, one can also use as-built surveys to verify compliance with local building codes and regulations. Basically, they document changes made during the construction process.

Overall, an as-built survey is an important tool for your construction project, are completed safely, with detail and according to plan.

The value of “plans of existing conditions”

These drawings can be valuable in several ways, including:

1. Renovation and remodel. Your surveys can provide correct measurements and details of the structure. In turn, they are useful when planning your bathroom or kitchen project. They can help you determine what changes are viable and ensure that any changes are sound.
2. Property disputes. They help resolve property area issues via a correct description of the borders and structures.
3. Property assessment. You can use them to help assess the value of your property. As well as, show the layout and all of the structures found within. They help appraisers determine the value of your property.
4. Code compliance. As-built surveys can help owners ensure that their property is up to code with local building code. In fact, they show any changes made to the property since its original construction, and help identify any potential issues.

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There are four major ways you can go about your home renovation project – design-bid-build, design build, construction manager-at-risk, and multiple prime or integrated delivery. More detailed information in “What are construction delivery methods?“

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Overview of services provided by architecture firms

Organized by the phases of work, services can include: pre-design, schematic design, design development, plan check and helping start the contractor and construction process.  

What do pre-design services include?

• Pull all permit and occupancy records on file. Found at the local Building department. Use in application for addition, to verify meeting all zoning, building and historic codes
• Acquire Surveys like an As-Built Site Survey and a Slope Analysis Map
• Investigate Zoning, Planning and Building Department requirements
• Investigate Utilities: Sewer, Gas, Water, etc. 
• Investigate Fire Hydrants & Access, Address, Bureau of Engineering, and other specific requirements for the site

What do schematic design services include?

• Meet with Homeowner regarding project management and construction phasing
• Create several Schematic Design Plan options for the Scope of Work
• Meet with owner to discuss options and preferences and their pros and cons as well as the schematic project budget 
• Coordinate and acquire proposals from Geotechnical, Structural, MEP and Civil Engineers, if required 
• A final Schematic Design Set of drawings for the scope of work. Consisting of: floor plans, schematic elevations of key areas, house elevations and sections and 3-dimensional views if needed
• Sometimes, share a Schematic Project Budget based on factors like the square footage, volume, or other unit costs, including all project soft and hard costs (permit fees, consultants, etc.) with a contingency

What do design development services include?

• Coordinate and compile drawings from each Engineer, such as MEP, structural, civil, to acquire and adjust necessary plans
• Develop of architectural plans, key building sections, including typical details and materials, to create a complete scope of the entire project as a basis for Permit Drawings
• Develop a full drawing of the home’s window and door schedules (outline of window details such as locations, dimensions, manufacturer’s model number or name).
• Develop a full drawing of the home’s exterior elevations with materials and connections, and outlined interior elevations at all locations with tile, millwork, etc.
• Coordinate applicable systems such as lighting and electrical, plumbing, HVAC (Heating, Ventilation, Air Conditioning), radiant floors, hot water heater or tankless system, solar electricity or hot water panels, geothermal, rainwater catchment, etc.

What does plan check document services include?

• Meet with Engineers to discuss calculations and drawings needed, desired design, and implementation of structure, all to inform plan check drawings
• To submit for plan check review with the local Building Department and provide copies to the owner, you should develop a set of Plan Check drawings

Architecture firms offer an advantage

One of the advantages of working with a residential architect is their ability to communicate and collaborate with your local building department. They can easily obtain necessary permits, approvals and inspections.

Keep in mind that a home improvement project, wether it’s a bathroom, kitchen or home remodel, will require separate approvals from each office within the larger department.

What do construction document services include?

• Coordinate the owner’s descriptions of details like: fixtures and interior materials through notes, details and elevations
• Complete any remaining drawings needed to bid for construction, such as a Construction Documents Set. We share this set of drawings for the scope of work, which includes the completed permit set along with plans and details for all aspects of the project, with the owner. Lastly, the owner receives both printed and digital copies and they can provide them to the General Contractor or Construction Manager for use

Architecture firms & contracts

Contracts will normally be based on standard contract templates from the American Institute of Architects.

–List of all current AIA contract documents

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Planning

The act or process of making or carrying out plans by design.

In construction–it’s the control of urban development by a local government authority. A license must be obtained to build a new property or change an existing one.

Project goals

Designing for a home can be a very personal process. Whether it’s for a family or an individual, the goal is to enhance their quality of life within the space.

Furthermore, your project can be about analyzing and interpreting their desired experience and preferences for each area of their home.

Planning for weather and natural light

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Here are some brief descriptions of each type of construction delivery method. You can find more information here: https://www.rexcs.com/2021/03/16/4-most-common-construction-delivery-methods/

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