What As-Built Surveys Include
| Deliverable | Format | Use | | --- | --- | --- | | Floor plans | DWG + PDF | Design reference | | Elevations | DWG + PDF | Planning | | Sections | DWG + PDF | Building regs |
2025 As-Built Survey Costs (ex VAT)
| Property | Survey Cost | | --- | --- | | 2–3 bed | £400–£600 | | 4+ bed | £500–£800 | | Commercial | £800–£1,500 |
Scan-to-BIM for Office Fit-Out: Speed Up Design with Accurate As-Builts
Office fit-out projects need accurate as-built data. Existing drawings are often incomplete or inaccurate. Point cloud surveys and scan-to-BIM deliver the accurate base that fit-out design requires.
This article explains scan-to-BIM for office fit-out and how it speeds up design.
Why Office Fit-Outs Need Scan-to-BIM
Office fit-outs involve designing new layouts within existing buildings. The design depends on accurate knowledge of existing conditions — structural elements, ceiling void heights, service routes, floor levels.
Existing drawings are frequently inaccurate. Landlord drawings, design drawings, and as-built drawings may disagree. Survey drawings from previous works may be incomplete.
Point cloud surveys capture the actual existing conditions. The scan shows what is actually there, not what was assumed to be there. BIM models developed from the scan provide the accurate base for fit-out design.
What Scan-to-BIM Delivers for Office Fit-Out
Scan-to-BIM for office fit-out delivers:
Accurate floor plans: All walls, columns, doors, windows measured and positioned accurately.
Ceiling void heights: Floor-to-floor and floor-to-ceiling heights measured throughout.
Structural elements: Columns, beams, and structural walls positioned accurately.
Service routes: Major service routes visible in the point cloud, modelled in the BIM.
Building levels: Floor levels referenced to a consistent datum.
As-built model: BIM model reflecting what is actually installed, not what was designed.
Office Fit-Out Scan Scope
Office fit-out scan scope typically includes:
All floor plates: Each floor of the fit-out area scanned completely.
Common areas: Reception, corridors, toilets, lift lobbies.
Plant rooms: MEP plant rooms scanned for coordination.
External envelope: Facade and glazing surveyed for accurate positioning.
Site boundary: Building position relative to site boundaries.
Complete scan scope ensures the BIM model provides a full picture of existing conditions.
Scan-to-BIM Process for Office Fit-Out
The scan-to-BIM process for office fit-out follows these stages:
1. Scope definition: Define fit-out area, floor plates, and scope boundaries. Specify LOD — typically LOD 300 for fit-out design.
2. Scanning: Laser scan of all areas. Scanner positioned at floor level and elevated positions for complete coverage.
3. Point cloud processing: Scans registered into a single point cloud. Cleaned and prepared for modelling.
4. BIM modelling: Building elements modelled from point cloud. Walls, floors, ceilings, columns, windows, doors.
5. Model delivery: BIM model delivered in Revit format. Point cloud also delivered for verification.
6. Design development: Fit-out design proceeds from the BIM model. MEP coordination follows.
Benefits for Fit-Out Design
Scan-to-BIM provides specific benefits for fit-out design:
Accurate base drawing: Fit-out design proceeds from accurate existing conditions, not assumptions.
Clash detection: MEP fit-out checked against structural and services data from the BIM model.
Ceiling void analysis: Point cloud shows ceiling void heights and service routes, informing coordination.
Programme acceleration: Accurate base data avoids redesign caused by discovering unknown conditions.
Cost certainty: Fixed-fee scan-to-BIM pricing provides budget certainty.
BIM Coordination for Office Fit-Out
BIM models from scan-to-BIM enable coordination:
Architecture vs structure: Fit-out walls checked against structural columns and beams.
MEP vs architecture: New MEP routes checked against ceiling void and architectural elements.
Design vs existing: Fit-out design checked against point cloud of existing conditions.
Clash detection before construction avoids costly changes on site.
Fixed-Fee Scan-to-BIM for Office Fit-Out
icelabz provides fixed-fee scan-to-BIM for office fit-out. Complete packages include scanning, point cloud processing, and BIM model delivery in Revit format.
Contact icelabz with your office fit-out requirements for a fixed-fee quote.
Office Fit-Out Scanning Challenges
Office fit-outs present specific scanning challenges:
Occupied spaces: Offices are often occupied during scanning. Out-of-hours scanning may be required.
Furniture and equipment: Desks, chairs, partitions obscure surfaces. Dense office layouts require multiple scan positions.
Suspended ceilings: MEP systems above ceilings must be scanned before ceiling tiles are removed. Access must be arranged.
Existing partitioning: Office layouts change frequently. Current partitioning may differ from recorded drawings.
These challenges are manageable with proper planning and out-of-hours scanning schedules.
Scan-to-BIM LOD for Office Fit-Out
Level of Development (LOD) for office fit-out BIM models:
LOD 200: Conceptual fit-out. Approximate walls, columns, cores. Useful for early feasibility studies.
LOD 300: Precise fit-out design. Accurate walls, columns, windows, doors. Suitable for planning applications and design development.
LOD 350: Detailed fit-out. Additional detail — door leaf widths, partition head heights, service routes. Suitable for construction documentation.
LOD 300 is typically appropriate for office fit-out design. Higher LOD needed for detailed construction or FM.
Point Cloud Data for Fit-Out Verification
Point cloud data serves as a verification layer:
Design verification: Fit-out design checked against point cloud to verify clearance, positioning, and fit.
MEP coordination: MEP design checked against point cloud of ceiling void and services.
As-built verification: Completed fit-out can be scanned to verify against design model.
Point cloud data is delivered alongside the BIM model for verification use.
Scan-to-BIM Programme for Fit-Out
Office fit-out projects often have tight programmes. Scan-to-BIM must fit within the programme:
Scanning: 1 to 3 days depending on fit-out area size. Can be completed out of hours.
Point cloud processing: 1 to 3 days for registration and cleaning.
BIM modelling: 1 to 2 weeks depending on building size and LOD.
Total timeline: 3 to 5 weeks from commission to BIM model delivery.
Fast-track options available for urgent projects. Discuss programme requirements with your surveyor.
Fixed-Fee Pricing for Office Fit-Out
icelabz provides fixed-fee scan-to-BIM for office fit-out. Pricing scales with floor area, number of floors, and LOD.
Typical costs:
Single floor fit-out: from around 1,500 to 3,000 pounds for scan-to-BIM.
Multi-floor fit-out: scales with floor area and number of floors. From around 3,000 to 10,000 pounds for a typical multi-floor fit-out.
All quotes are fixed-fee with no hidden charges.
Scan-to-BIM for Landlord Consent
Office fit-outs often require landlord consent. Accurate as-built data supports consent applications:
Planning submissions: Accurate floor plans and sections for planning applications.
Building regulations: Accurate drawings for building regulations submissions.
Landlord drawings: Accurate existing drawings for landlord review and approval.
Scan-to-BIM delivers the accurate drawings needed for landlord consent processes.
MEP Coordination for Fit-Out
Office fit-out MEP coordination benefits from scan-to-BIM:
Ceiling void analysis: Point cloud shows void height and service routes. MEP coordination optimises layout.
MEP clash detection: New MEP checked against existing services and structural elements.
FM documentation: BIM model provides accurate records for ongoing facilities management.
MEP BIM modelling can be added to the scan-to-BIM scope for comprehensive coordination.
Fixed-Fee Scan-to-BIM from icelabz
icelabz provides fixed-fee scan-to-BIM for office fit-out projects. Complete packages include scanning, point cloud processing, and BIM model delivery in Revit format.
Contact icelabz with your office fit-out requirements for a fixed-fee quote.