# Measured Building Survey Specification Template

> RICS Measured Surveys of Land, Buildings and Utilities 3rd edition (2014, reissued 2023). Use as the structural template for every client-facing specification. Replace placeholder text with project-specific content.

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## 1. Project Details

| Field | Value |
|-------|-------|
| Project address | [ADDRESS] |
| Postcode | [POSTCODE] |
| Title number (if known) | [TITLE NUMBER] |
| Client name | [CLIENT NAME] |
| Client contact | [EMAIL] / [PHONE] |
| Project type | [Renovation / Extension / Fit-out / Heritage / FM / Other] |
| Estimated construction value | [GBP] |
| Required survey completion date | [DATE] |

## 2. Survey Purpose

[Brief paragraph describing why the measured building survey is needed. e.g. "To produce accurate baseline drawings of the existing 4-storey Victorian townhouse prior to a rear extension and full refurbishment. The drawings will be used by the architect for planning application and building regulations drawings."]

## 3. Scope of Survey

### 3.1 Building extent
- All internal areas including basement, ground, first, second, third floors
- All external elevations
- Roof structure including hips, valleys, ridges, chimney stacks
- Outbuildings (if any): [LIST]

### 3.2 Survey exclusions
- Below-ground drainage (separate utility survey required)
- MEP services routing (separate measured MEP survey required)
- [Other exclusions]

## 4. Required Accuracy

Per RICS Measured Surveys 3rd edition, Section 2 (Survey accuracy band table):

| Element | Required band | Typical accuracy |
|---------|---------------|-----------------|
| Floor plans | [A / B] | [±15mm / ±50mm] |
| Elevations | [A / B] | [±15mm / ±50mm] |
| Sections | [A / B] | [±15mm / ±50mm] |
| Roof plan | [B] | [±50mm] |
| Point cloud | [±2-6mm at 10m] | [high density] |

## 5. Survey Methodology

[Specify the methodology. Examples below.]

**Option A (traditional):** Robotic total station with reflectorless EDM; one operator. Establish local control network around building perimeter. Capture all visible points by direct measurement. Tie all measurements to local control.

**Option B (laser scanning):** Terrestrial laser scanner (e.g. FARO Focus, Leica RTC360) at multiple setups covering all elevations and interior. Register scans to common coordinate system. Extract 2D plans and sections from point cloud.

**Option C (hybrid):** Laser scanner for exterior + roof; total station for complex interior detail; handheld SLAM for large floor plates.

## 6. Deliverables

### 6.1 2D drawings (DWG + PDF)

| Drawing | Scale | Sheet size |
|---------|-------|------------|
| Ground floor plan | 1:50 | A1 / A3 |
| First floor plan | 1:50 | A1 / A3 |
| [Additional floors] | 1:50 | A1 / A3 |
| Roof plan | 1:50 | A1 / A3 |
| [External elevations ×4] | 1:50 | A1 / A3 |
| [Sections ×2] | 1:50 | A1 / A3 |

### 6.2 3D deliverables (optional, additional fee)

- Point cloud: E57 (vendor-neutral) + RCP/RCS (Autodesk ReCap)
- 3D Revit model: LOD [200 / 300 / 400 / 500]
- COBie data drop (if required for ISO 19650 BIM handover)
- IFC export for downstream coordination

### 6.3 Area schedules

Per RICS Code of Measuring Practice 6th edition:

- **GIA** (Gross Internal Area) — total floor area measured to internal face of external walls
- **NIA** (Net Internal Area) — usable area within the building
- **IPMS 1 / 2 / 3** (International Property Measurement Standards) — for cross-border consistency

## 7. Quality Assurance

- Independent traverse closure check (target: <1:10,000)
- Spot-check measurements at 5 random points per floor
- Cross-check of floor-to-floor heights against any available record drawings
- Sign-off by MRICS / FRICS surveyor before delivery

## 8. Delivery

- **Format:** DWG (AutoCAD 2018+) + PDF + (optional) RVT/IFC
- **Method:** Secure file transfer (no email)
- **Turnaround:** [N] working days from site access
- **Revisions:** [N] round of minor revisions included in fee

## 9. Fee

| Item | Fee (excl. VAT) |
|------|----------------:|
| 2D floor plans, elevations, sections | [GBP] |
| Roof plan | [GBP] |
| Area schedules | [GBP] |
| 3D point cloud (if requested) | [GBP] |
| 3D Revit model (if requested) | [GBP] |
| **Total** | **[GBP]** |

Payment terms: 50% on instruction, 50% on delivery. Late payment interest charged at 8% above Bank of England base rate.

## 10. Insurance and Accreditations

- Professional Indemnity: [GBP X,000,000] cover held
- Public Liability: [GBP X,000,000] cover held
- Firm regulated by: [RICS / CICES]
- Surveyor credentials: [MRICS / FRICS / MCICES membership numbers]

## 11. Surveyor Certification

I, [NAME], [MRICS / FRICS], of [FIRM NAME], confirm that this measured building survey specification is consistent with the RICS Measured Surveys of Land, Buildings and Utilities 3rd edition (2014, reissued 2023).

Signed: ____________________
Date: ____________________
RICS Membership Number: [NUMBER]

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## REFERENCES

- RICS Measured Surveys of Land, Buildings and Utilities 3rd edition (2014, reissued 2023) — https://www.rics.org/profession-standards/rics-standards-and-guidance/sector-standards/land-standards/measured-surveys-of-land-buildings-and-utilities
- RICS Code of Measuring Practice 6th edition — https://www.rics.org/profession-standards/rics-standards-and-guidance/sector-standards/building-surveying-standards/rcm
- International Property Measurement Standards (IPMS) — https://www.ipmsc.org/standards/