Writing a Measured Survey Specification (Client-Facing Template)

The scenario

A residential architect is designing a rear extension to a 4-bed Victorian terraced house in south London. They need a measured building survey of the existing house to produce the existing-drawings baseline for the planning application and the building regulations submission.

The architect writes a client-facing specification to send to three surveyors for fee quotes. This article walks through the specification, section by section, with a downloadable template.

Section 1: Project details

• Project name: 12 Beechwood Terrace, South London
• Project type: Rear extension + internal refurbishment
• Floor area (estimated): 150m² GIA
• Number of floors: ground, first, second, loft
• Construction era: 1880s (Victorian)
• Listed status: not listed, not in a Conservation Area
• Survey purpose: planning application + building regulations

Section 2: Required accuracy

• RICS Band A (±15-25mm) for the main house
• RICS Band B (±50mm) acceptable for the loft

This reflects the precision needed for the architect's design and the planning officer's site visit.

Section 3: Survey methodology

Specify the methodology. The architect writes:

"Survey by total station and/or terrestrial laser scanner. Methodology to be proposed by the surveyor in their fee proposal, but to be RICS 3rd edition compliant.¹ Survey to be conducted from external control points with internal traverse closure. Spot-check measurements to be recorded and verified."

This gives the surveyor flexibility to choose between total station and laser scanner (or a mix), while requiring RICS compliance.

Section 4: Scope of features

The architect lists the specific features to be captured:

• All internal walls (including non-load-bearing partitions)
• All doors and windows (with frame and opening dimensions)
• All floor levels and ceiling heights
• All sanitary ware (toilets, sinks, baths) for plumbing design
• All electrical fixtures (sockets, switches, consumer unit) for electrical design
• All boiler / heating system components (radiators, pipe runs where visible)
• All structural elements (beams, columns, load-bearing walls)
• All external features (chimneys, soil stacks, ventilation bricks)
• All roof structure (where accessible from the loft)

Section 5: Deliverables

Specify the deliverables:

• 2D floor plans (every floor) at 1:50, DWG + PDF
• 2D external elevations (every face) at 1:50, DWG + PDF
• 2D sections (2 cross-sections) at 1:50, DWG + PDF
• 2D roof plan at 1:50, DWG + PDF
• Point cloud in E57 format
• 2D site plan showing the house in its plot context
• Surveyor certification (signed + dated, RICS membership number)
• Methodology statement

Optional add-ons (each at additional cost):

• 3D Revit model at LOD 300
• Reflected ceiling plan
• U-value calculations for existing elements

Section 6: Surveyor credentials

• RICS or CICES regulated
• Professional Indemnity insurance minimum £1m
• Surveyor to be named in the fee proposal with their RICS / CICES membership number
• Membership number to be verifiable on the RICS public register

Section 7: Delivery

• Turnaround: 10 working days from site access
• Format: DWG (AutoCAD 2018+) + PDF + E57 point cloud
• Method: secure file transfer (not email)
• Revisions: 1 round of minor revisions included in fee
• Payment terms: 50% on instruction, 50% on delivery

Section 8: Fee

• Fixed fee or day-rate, ex VAT
• Payment terms: 50% on instruction, 50% on delivery
• Expenses: included
• Re-measurement (if required): additional fee to be agreed

Section 9: Exclusions

• Below-ground drainage
• MEP services routing (separate measured MEP survey required)
• Subsidence assessment
• Structural engineering calculations
• Party wall matters
• Rights of light
• Asbestos survey

Section 10: Insurances and accreditations

• Professional Indemnity: minimum £1m (ideally £2m)
• Public Liability: minimum £1m
• Firm regulated by: RICS
• Surveyor credentials: MRICS / FRICS membership numbers

Section 11: Surveyor certification

"I, [NAME], MRICS / FRICS, of [FIRM NAME], confirm this specification is consistent with RICS Measured Surveys of Land, Buildings and Utilities 3rd edition (2014, reissued 2023).²"

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

Download

Next steps

• See our Measured Building Survey service page
• See Asset 1: The Complete Guide
• Book a 15-minute clarity call

References

Frequently asked questions

What is the difference between 2D CAD and 3D Revit deliverables? 2D CAD (.DWG/.DXF) is flat line drawings showing geometry only. 3D Revit (.RVT) is an intelligent model where each element (wall, door, window, beam) carries physical and functional data. 2D is cheaper; 3D is required for BIM projects and FM handover.

What is the difference between RICS Band A and Band B? Band A: ±15-25mm (1:50/1:100 scale). Band B: ±50mm (1:200 scale). Most UK measured building surveys are Band B; heritage and tight-clearance work is Band A.

What is LOD 200 vs LOD 500? LOD 200: approximate geometry for early design. LOD 300: precise geometry for design and construction. LOD 400: fabrication-level detail. LOD 500: verified as-built for FM handover and digital twin.

Do I need a measured building survey for a building regulations submission? Yes — building control bodies require accurate existing-drawings to verify the proposal. The measured survey provides the baseline against which the proposed extension or alteration is checked.

Can a measured building survey be done with the occupants present? Yes, with some caveats. Occupants are usually asked to leave for a few hours while the surveyor sets up the scanner. Laser scanning is non-contact and quiet; the main disruption is the surveyor walking through the space.

What is the difference between a laser scan and a measured survey? A laser scan is the data-capture method. A measured survey is the deliverable. Most 2026 measured building surveys use laser scanning as the data-capture method and produce 2D plans, 3D models, and point clouds as deliverables.

How long does a measured building survey take? A typical 3-bed house takes 2-4 hours on site for a 2-person scanner team, plus 1-2 days for processing and drafting. Larger or more complex projects take proportionally longer.

Can the measured survey be done from the outside? Partially. External elevations can be captured from outside, but internal floor plans, sections, and ceiling heights require internal access.

What is the Icelabz standard deliverable? 2D DWG + PDF + E57 point cloud, with a Revit LOD 300 model as optional add-on. For heritage projects, additional HDR photographs and detailed ornamental record drawings.

How do I commission a measured building survey? The standard process: send a brief, receive a fixed-fee quote, verify surveyor credentials, arrange site access, site visit, CAD/BIM drafting, QA check, delivery. Most 2026 quotes are returned within 48 hours.

How to commission

Book a 15-minute clarity call with an Icelabz measured building surveyor. We'll review your situation and give you a fixed fee in 24 hours. Or read the complete measured building survey guide and see the measured building survey service page and 3D laser scanning service page for the full service descriptions.