Measured Building Surveys: ALL You Need to Know

Introduction to Measured Building Surveys

Measured building surveys are essential for gaining an accurate and comprehensive understanding of a building’s physical characteristics. They involve a detailed on-site measurement and documentation of all interior and exterior dimensions.

Conducting a high-quality, thorough full-measured survey provides immense value for various applications. It enables informed decision-making regarding building maintenance, renovation, restoration, extensions, space planning, and more. This guide will explore everything you need to know about full-measured building surveys.

Importance of Full Measured Building Surveys

Measured surveys are important for several key reasons:

• Accurate Data for Design Work – The exact measurements allow for architectural and construction work to be designed and carried out with minimal errors and wastage. It also reduces the need for rework due to incorrect assumptions.
• Essential for Renovation Projects – For the renovation, extension or alteration of existing buildings, an up-to-date full measured survey is critical to work from. It ensures the new work seamlessly integrates with the existing structure.
• Preserving Historic Buildings – For buildings of historical significance, measured surveys enable restoration to the original design. This keeps the heritage architecture as accurate as possible.
• Space Planning Uses – The dimensions gathered are crucial for interior space planning, fittings, storage solutions, furniture sizes and more.
• Valuations and Assessments – The building’s size, layout and condition all inform valuations for sales, insurance, ratings and taxes.
• Resolving Disputes – In case of disputes over boundaries, sizes or other physical attributes, an impartial measured survey can provide authoritative evidence.

Definition and Scope of Full Measured Building Surveys

A full-measured building survey is defined as a comprehensive measurement of all interior and exterior dimensions. This produces a complete estimated record of the existing structure.

The scope includes measuring all walls, openings, room sizes, floor levels, ceilings, and any other structural elements. Externally, the building width, height and depth are surveyed, along with any projections. Outbuildings may also be included.

The survey typically aims to capture data for the production of detailed measured drawings, including:

• Floor plans
• Elevations
• Cross sections
• Roof plans
• 3D spatial models

Modern surveys utilise various manual measuring tools, laser scanning, drones and photogrammetry. Traditional surveys relied solely on tape measures, plumb bobs and spirit levels.

The surveyor thoroughly documents each dimension, angle and detail, painstakingly ensuring high accuracy. This raw data then undergoes processing and analysis to produce the final drawings and reports.

Benefits of Conducting a Full Measured Building Survey

• Provides accurate, up-to-date dimensional data for the building, unlike original plans, which may be outdated or unavailable.
• Saves time and costs during construction or renovation projects by avoiding errors and rework.
• The essential basis for architectural and interior design work.
• It enables heritage buildings to be preserved close to their original state.
• Better knowledge of the building condition helps assess maintenance needs.
• Provides comprehensive information for valuation, sales and insurance purposes.
• Assists in resolving any disputes over boundaries, sizes or layouts.

Understanding Measured Building Surveys

To gain a deeper understanding of full measured building surveys, we will explore the definition, purpose, scope, limitations and suitable building types in more detail.

Definition and Purpose

A full-measured building survey is a complete measurement of a building’s internal and external dimensions. This produces a highly accurate record of the building’s physical form.

The purpose includes:

• Documenting the building fabric and condition.
• Providing measured drawings for alteration, extension or restoration.
• Accurately surveying historical buildings.
• Resolving disputes oversizes, boundaries or other attributes.
• Informing valuations, ratings and space planning.

In essence, a full measured building survey aims to measure and record all physical aspects of a building thoroughly. This provides essential information about the existing structure for a variety of needs.

Scope and Limitations

The scope of a full measured building survey includes the systematic measurement and documentation of all accessible parts of the interior and exterior of a building. This includes:

• All wall lengths, openings and features.
• All floor levels and stairs.
• All ceiling heights and styles.
• The size and position of chimney breasts.
• Any atriums or other volumetric spaces.
• External elevations showing all faces of the building.
• Verandas, balconies and roof features.
• Outbuildings like garages and sheds.

Ideally, every possible dimension both internally and externally is meticulously recorded. Features such as skirtings, cornices, fixtures are also measured.

Limitations include:

• Inaccessible areas – Some confined roof spaces or underground areas may not be accessible.
• Health and safety – Dangerous areas may be restricted for surveyors.
• Occupied spaces – Scheduling access to lived-in spaces can be difficult.
• Specific client instructions – The brief may specify a partial survey of limited areas.
• Time constraints – Larger or complex buildings may be difficult to fully survey in the time allocated.
• Hidden or enclosed elements – Some measurements may be estimates or impossible to take.

The surveyor must work within any access constraints to gather as complete and accurate data as possible. Judgement is required to infer any challenging measurements.

Types of Buildings Suitable for Full Measured Surveys

Full measured building surveys are suited to a wide range of building types, but are especially beneficial for:

• Historic buildings – Accurately recording heritage structures is crucial for restoration work. This helps preserve their architectural form and details.
• Older buildings – For buildings constructed prior to detailed plans being common, a survey provides a reliable reference for any works.
• Renovation/extension projects – An up-to-date survey is essential for seamlessly integrating alternations with the existing building.
• Complex structures – For unusual shapes or layouts, a measured survey ensures correct understanding of the spaces.
• Buildings lacking plans – Surveys can recreate drawing records for buildings with missing or inadequate original plans.
• Settlement of disputes – An impartial measured survey can resolve arguments over sizes, boundaries, rights of way etc.

Preparing for a Full Measured Building Survey

Careful preparation is required prior to undertaking a full measured building survey. Key steps include confirming the need, selecting a surveyor, defining the brief and obtaining access.

Identifying the Need for a Survey

The first step is determining the reasons for requiring a full measured building survey. Typical scenarios include:

• Planning renovation or extension works – A current survey is essential for the design team to work from.
• Restoring a heritage building – Accurately capturing original details is vital for authentic preservation.
• Limited existing documentation – Many older buildings lack updated and adequate drawings.
• Space planning tasks – Precise dimensions needed for interior layouts and solutions.
• Building maintenance – The condition captured informs maintenance planning and works.
• Settling disputes – Independent data can resolve arguments over boundaries, access rights etc.
• Valuations and assessments – Size, layout and construction details help determine value, taxes etc.

The survey client or advisor must analyse the specific project requirements to identify if a new full-measured survey is recommended.

Selecting a Qualified Surveyor

Choosing an appropriately skilled surveyor is key to getting a high-quality and accurate full-measured building survey.

Key factors in selecting a surveyor include:

• Relevant qualifications – Look for degrees and professional qualifications in surveying, construction, and engineering.
• Level of experience – The length of practical experience in undertaking measured building surveys is vital.
• Survey specialisation – Some surveyors specialise in heritage buildings, residential, commercial etc.
• Professional memberships – Confirm membership in organisations like RICS demonstrates competence.
• Technical skills – Proficiency in the latest surveying equipment and software is advantageous.
• Communication ability – They should be able to explain the process and report clearly.
• Check ratings and reviews – Online reviews and testimonials indicate satisfaction levels.
• Compare portfolio examples – Review sample reports to assess the quality and deliverables.

Finding an appropriately qualified and experienced surveyor helps ensure the survey meets the required standards and accuracy. Those registered with professional bodies must adhere to strict codes of conduct.

Establishing Survey Objectives and Requirements

A clear brief helps communicate expectations for the scope, accuracy, methods and reporting required for the survey. Key details to define include:

• Objectives – Identify the intended applications for the survey data, e.g. renovation design and conservation works.
• Scope – Specify which parts of the building need to be included in the survey. All of it or just specific spaces? Internal and external required?
• Level of detail – The complexity of measurements and features to be captured. More detail increases time and fees.
• Accuracy – acceptable margin of error for measurements. This affects the time spent validating readings.
• Survey methodology – Specify preference for laser scanning, manual measurement or a blended approach.
• 2D drawings required – Confirm which drawing types are needed – floor plans, elevations, sections etc.
• 3D modelling – Is a 3D spatial model of the building required? This has additional time and cost impact.
• Photographic record – Useful for capturing condition and supplementary visual details.
• Digital deliverables – Request file types for data, drawings, models, reports etc.
• Print deliverables – Hard copies of drawings and reports may also be required.

Providing clear aims and requirements in the brief allows the surveyor to tailor the survey planning and process accordingly.

Obtaining Necessary Permissions and Access

Before commencing the survey, the client must ensure the surveyor can legally access the site and all spaces to be measured. This requires:

• Site owner approval – The survey client should seek formal approval from the site owner or manager.
• Access arrangements – Key handover, opening locked areas, etc. Some spaces may have restricted times for access.
• Occupier consent – For inhabited spaces, the occupants should be informed and approval given.
• Permits – Local authority approval may be required for surveying specific historical or protected structures.
• Safety procedures – Any site induction, equipment or supervision rules should be determined.
• Scaffolding/lifts – To safely access high spaces like roofs, scaffolding or lifts may need organising.

The surveyor can then access all required spaces to complete a measured survey according to the agreed scope and methodology.

Conducting a Full Measured Building Survey

This section covers the typical process while undertaking a full-measured building survey on site.

Initial Site Visit and Assessment

An initial site walkaround allows the surveyor to assess the scope of work and plan the survey process. Key tasks include:

• Confirm the survey scope and objectives based on the brief.
• Identify any spaces that may require a survey that weren’t specified initially.
• Assess any factors impacting or constraining the survey work like access issues.
• Determine equipment, personnel and safety needs for the survey works.
• Strategise an efficient sequence for measuring the spaces based on layout, access routes etc.
• Identify features like high ceilings that may require scaffolding or lifts to survey accurately.
• Take preliminary photographs to supplement measured data.
• Record any visible defects or anomalies for reporting.

This site assessment informs the detailed survey methodology and program to deliver the project requirements.

Surveying Techniques and Equipment Used

Various surveying techniques and equipment can be utilized to capture dimensional data during a full measured building survey.

Laser Scanning

Laser scanning rapidly captures millions of precise 3D measurement points by emitting laser beams and measuring the reflected light. This produces a detailed 3D point cloud model of surfaces and objects.

Advantages:

• Extremely high measurement accuracy down to a few millimetres.
• Huge amount of dimensional data is captured.
• Speed of data capture compared to manual measurement.
• Safely scans high, distant or dangerous areas.
• Measurement data is easily imported to software.

Disadvantages:

• Very expensive equipment with high operator skill required.
• Still requires conventional survey methods to supplement scan data.
• Large data files require significant processing power and storage.

Photogrammetry

Photogrammetry uses a series of photographic images taken from different perspectives to recreate 3D models or measurements of a subject.

Advantages:

• Quicker than full manual measurement and good for preliminary surveys.
• Relatively affordable equipment required compared to laser scanning.
• Useful for initial models which can inform more detailed surveys.

Disadvantages:

• Less accurate than laser scanning, with some manual measurement still required.
• Difficult to capture interior spaces comprehensively.
• Relies heavily on software processing of images.

Traditional Measuring Tools

Traditional manual measurement uses simple measuring tools like tape measures, plumb bobs, spirit levels and laser distance meters.

Advantages:

• Allows comprehensive, detailed measurement and inspection of all required elements.
• Simple, inexpensive equipment makes this accessible to most surveyors.
• No reliance on expensive specialized technology.
• Easy to record and input data manually.

Disadvantages:

• Accuracy depends heavily on the surveyor’s skill and diligence.
• Very time consuming to capture huge amounts of measurements.
• Difficult to access or measure high areas safely.

A combination of laser scanning and manual measurement produces the most accurate and comprehensive survey data for most projects. Simple hand tools remain essential to record details like small moldings.

Data Collection and Documentation

Various drawings and data formats are produced from the dimensional survey data gathered on site.

Floor Plans

Floor plans are drawn for each level of the building, providing precise 2D layouts. These display:

• All room sizes and wall lengths.
• Location of windows, doors and openings.
• Stairs and ladder access points.
• Chimney breasts, columns and other features.
• Level changes, ceiling heights and voids.

Elevations

Elevations show the external façades for each side of the building. These capture:

• Overall building width, height and depth.
• Position and sizes of exterior features like doors, windows.
• Projections like bay windows or porches.
• Any defects or cracking.
• Roof shape, drainage goods and chimneys.

Sections

Cross-sections are drawn to reveal vertical room heights and construction details. These illustrate:

• Floor-to-ceiling dimensions.
• Roof geometry and heights.
• Structural framing, floors and cavity widths.

Roof Plans

Roof plans record the geometry, drainage, access hatches and other features. Challenging areas to access and measure.

3D Models

A 3D spatial model recreates the entire building form. This can be produced from survey data using:

• Point cloud data from laser scanning.
• Photogrammetry models.
• Manual input of measurements to modelling software.

This provides a detailed visual representation of the building.

Safety Considerations During Surveying

Surveyors must exercise caution when measuring buildings to maintain safe working conditions. Considerations include:

• Use suitable access equipment like ladders, scaffolding or scissor lifts to reach high areas.
• Comply with any site health and safety procedures and rules.
• Look out for hazards like fragile roofs, exposed electrics or asbestos.
• Ensure areas are well-lit and ventilated while surveying.
• Keep access routes clear of equipment and debris.
• Wear appropriate PPE like safety footwear, gloves, eye protection.
• Work with an assistant for supervision in risky areas.
• Check for movement or currents before accessing confined spaces.

A full risk assessment should be conducted initially to define a safe work system for the survey tasks.

Analyzing and Interpreting Survey Data

Following data gathering, the surveyor analyses the measured dimensions to produce accurate drawings and reports.

Data Processing and Management

Efficient handling of large amounts of measurement data is crucial. This involves:

• Organising handwritten notes if manual measurement used.
• Downloading point cloud data if laser scanning used.
• Importing photographic images if photogrammetry used.
• Entering measurements methodically into CAD software to produce drawings.
• Creating a clear file naming convention for different spaces and drawing types.
• Backing up data securely in multiple locations to prevent loss.

Well managed data makes analysing the information and creating measured drawings more efficient.

Identifying and Addressing Measurement Errors

Identifying any measurement inconsistencies or errors is important prior to documentation. Checks include:

• Detecting irregular dimensions that don’t logically align with other readings.
• Looking for measurements significantly different from expected values.
• Assessing flagged uncertainties from access issues or estimation.
• Cross-checking random measurements by re-surveying.
• Review spaces with complex geometry from multiple angles.

Any suspect measurements should be re-surveyed to improve accuracy. Judgement must fill any small gaps.

Creating Accurate and Detailed Drawings

Specialised architectural drawing software like AutoCAD accurately conveys measurement data in 2D and 3D. Key aspects include:

Floor Plans

• Set plans to architectural scale like 1:50 or 1:100.
• Include all room sizes, wall lengths, openings and features.
• Add level annotations, room names, grids.
• Draw at appropriate detail level showing cornices, fixtures etc.

Elevations

• Indicate heights, vertical features, materials, finishes.
• Ensure elevations match horizontally with floor plans.
• Include direction annotations like North, South etc.

Sections

• Reveal construction layers, dimensions and materials.
• Reference section cutting lines on plans.
• Vertical scale often exaggerated to show detail.

3D Model

• Model exterior envelope and roof forms.
• Add interior walls, doors, windows etc.
• Include fittings like stairs, sanitaryware if required.
• Provides interactive visualization from all angles.

Annotation

• Reference drawings against each other using grids, numbering.
• Add explanatory notes and callouts for key details.

Checking

• Cross-check dimensions between drawings for consistency.
• Review against site photographs to ensure accuracy.

The drawings aim to provide a clear comprehensive record of all measurement data captured during the survey.

Utilizing Software for Analysis and Visualization

Advanced software can assist with analysis, representation and deliverables:

• CAD (Computer Aided Design) – For efficiently producing 2D dimensional drawings.
• BIM (Building Information Modelling) – Enables 3D modelling plus data enrichment of elements.
• Point cloud software – Manages laser scan data for viewing, manipulation and exporting.
• Photogrammetry software – Processes photographic images into measurements and 3D models.
• Databases – Helps organize large amounts of measurement data for reporting.
• LiDAR – Ground-based laser scanning used for topographic surveying.
• GIS (Geographic Information Systems) –Map spatial relationships and integrate survey data.

Selecting appropriate software improves the workflow and accuracy when analyzing survey data.

Reporting and Deliverables

The report and deliverables encapsulate the key outputs and findings from the measured building survey process.

Importance of Clear and Comprehensive Reports

The survey report serves several important functions:

• Consolidates all data – Provides a single point of reference for all of the measured data.
• Communicates key details – Highlights important technical information from an impartial perspective.
• Records methodology – Documents the brief, scope, equipment and techniques used to provide survey traceability.
• Explains constraints – Notes any limitations, assumptions or gaps in data.
• Describes building form – Technical description of the overall structure and spaces.
• Records defects – Identifies visible building condition and anomalies for further inspection.

A well-structured report ensures the data gathered can be fully utilized by the client and other stakeholders.

Key Components of a Full Measured Building Survey Report

While report formatting varies, the key components generally include:

• Introduction – Background, objectives and scope of the survey.
• Methodology – Equipment, techniques and personnel used during the survey.
• Limitations – Any constraints, access issues or assumptions made.
• Building description – Overview of form, layout, construction and condition.
• Measurement summary – Table of key building dimensions.
• Drawings – Floor plans, elevations, sections, 3D model.
• Photographs – Capturing elements that relate to the report commentary.
• Appendices – Supporting data like room-by-room schedules.
• Recommendations – Suggested further inspections or actions based on findings.

Deliverables: Digital and Physical Copies

Typical deliverables in digital and/or printed formats include:

Digital

• PDF copy of formal report
• CAD drawings
• Point cloud data files
• 3D BIM model
• Photographs and scanned notes
• Raw measurement data digitized

Printed

• Formal report-bound copies
• Drawing sets on paper or poster media
• Photographic prints or notebook

The preferred deliverable formats should be agreed upon when commissioning the survey. This ensures the data is accessible.

Sharing Survey Results with Stakeholders

The findings and reporting should be shared with key project stakeholders like:

• Building owner/facilities manager
• Architect and other designers
• Engineering consultants
• Quantity surveyor
• Contractor/builder
• Tenant representative
• Planning authorities
• Financiers

The full measured building survey provides a baseline understanding for any building works. Progress meetings allow discussion of key aspects in the data.

Applications of Full Measured Building Surveys

The rich dimensional data from full measured surveys has a very wide range of applications:

Architectural Design and Renovation

For building projects, the survey drawings provide an accurate base to develop designs:

• Information for feasibility studies and optioneering.
• Preliminary sizing for new building elements.
• Design integration with existing structure and spaces.
• Modification scoping and planning.
• Conservation and heritage considerations.

Historic Preservation and Restoration

Measured surveys are vital for heritage preservation work:

• Record original architectural form and details.
• Enable authentic restoration and reconstruction.
• Document features for conservation analysis.
• Inform repairs and stabilization.
• Provide reference for replica components.

Space Planning and Interior Design

The sizes and layouts determined are essential for interior planning:

• Refurbishment and fit-out design.
• Furniture positioning and selection.
• Lighting, storage, layout and functionality.
• Circulation and access provisions.
• Servicing requirements like electrics, HVAC.

Construction and Project Management

For construction projects, measured surveys assist with:

• Quantification of building elements for pricing.
• Planning safe demolition or alteration works.
• Scoping tasks and material orders.
• Fabrication and installation of new components.
• Monitoring damaged or defective elements.

Property Valuation and Assessment

Key factors assessed like size and condition are informed by survey data:

• Valuations for sales, insurance, secured lending etc.
• Rating valuations for property taxes.
• Rental valuations and yields.
• Estimating rebuild costs.
• Due diligence reporting before purchase.

Measured Building Survey Images

Challenges and Limitations of Full Measured Building Surveys

While offering immense value, full measured building surveys also have some inherent challenges and limitations:

A. Time and Cost Considerations

Larger or complex structures take more time to fully survey, increasing costs:

• Number of storeys and interior spaces.
• Intricate architectural details requiring precision.
• Access difficulties to confined spaces.
• Processing and analyzing large amounts of data.
• Multiple site visits may be required.

The level of detail captured also impacts fees based on personnel and equipment time required.

B. Complex Building Structures and Layouts

Complex forms are more challenging to comprehensively survey:

• Irregular shaped buildings.
• Curved walls.
• Non-orthogonal or organic layouts.
• Multi-level or split-level floors.
• Connection buildings like retail arcades.

Judgement is required to take representative measurements.

C. Inaccessible Areas and Safety Risks

Physical constraints can restrict or prevent access:

• Dangerous areas like fragile roofs.
• Confined enclosed spaces.
• Height restrictions.
• Electromagnetic interference.
• Rights of access not obtained.

Gaps may remain where measurements cannot safely be taken.

D. Potential Measurement Errors and Uncertainties

No survey is completely free of potential errors:

• Instrument miscalibration or defects.
• Adverse environmental conditions like weather or temperature.
• Difficult surfaces that scatter laser scans.
• Estimated measurements where direct access not possible.
• Human error in taking and recording data.

Careful checking is required to minimise inaccuracies.

Frequently Asked Questions

Q: How long does a full measured building survey take?

A: The time depends on the size and complexity of the building. Typical ranges:

• Small, simple building – 1-2 weeks
• Medium complex building – 3-6 weeks
• Large intricate building – 6-12 weeks

The required level of detail also impacts the time to complete the survey.

Q: What qualifications should a surveyor have?

A: Relevant qualifications include:

• Bachelor’s degree in fields like construction, engineering, surveying.
• Professional accreditation like MRICS, RICS, CORS.
• Significant practical training and mentoring.

A blend of theoretical and hands-on experience is ideal.

Q: What equipment is used?

A: A combination of tools is typical:

• Laser scanner and/or digital photogrammetry cameras
• Tape measures
• Laser distance meters
• Spirit levels
• Plumb bobs
• Cameras

A mixture of traditional and modern tools provides comprehensive data.

Q: What are the deliverables from the survey?

A: Typical deliverables in digital and/or printed formats:

• Formal report summarising methodology and findings
• Dimensioned drawings – plans, elevations, sections
• Room-by-room measurement schedules
• 3D BIM model
• Photographs
• Raw measurement data digitised

The required deliverable formats are specified in the project brief.

Let me know if you would like me to expand or modify any part of this full-measured building survey guide. I’m happy to edit it further based on your feedback.