As-Builts for Tenant Improvements

Why the base drawing decides how the project goes

A tenant improvement is a renovation inside an existing envelope, which means almost every decision on the project is constrained by something that is already there. Where the columns land. How high the ceiling actually is. Where the existing plumbing and electrical come into the suite. Whether the demising wall is where the lease plan says it is.

When the base drawing is wrong, the error does not stay contained. It propagates into the space plan, then the permit set, then the pricing, then fabrication. The later it surfaces, the more it costs to correct, and it usually surfaces at the worst possible moment, which is when something arrives on site and does not fit.

The purpose of a TI as-built is to move that discovery to the beginning of the project, when it is still cheap to deal with.

What a TI project usually needs documented

Scope varies by project, but these are the pieces that most commonly determine whether design can proceed.

• Existing floor plan

  Walls, columns, doors, windows, stairs and the demising line, measured rather than inherited from the lease exhibit.

• Reflected ceiling plan

  Ceiling grid and heights, light fixtures, diffusers and sprinkler head locations, captured at the same time as the floor.

• Ceiling and structure heights

  Clear height, underside of structure and bulkheads, which is what determines whether a proposed layout physically fits.

• Existing MEP, as visible

  Electrical, mechanical and plumbing elements that are exposed or accessible, so the consultants know what they are tying into.

• Millwork and fixed elements

  Casework, counters and built-ins with elevations, for the pieces that are staying or that set a datum for what replaces them.

• A walkable record of the space

  An iGUIDE 3D tour so the consultant team can revisit the suite without another site visit each time a question comes up.

Where the as-built fits in the TI sequence

1. Before space planning

   The designer tests layouts against real dimensions. Test fits that work on the drawing also work in the room, and a layout that will not fit gets ruled out on day one rather than at pricing.

2. Before the permit set

   Drawings submitted for permit have to describe the existing condition accurately, because that is the baseline the proposed work is assessed against. Starting from measured data means the existing-conditions sheets are not the weak part of the submission.

3. Before pricing

   Contractors price what they can see. A vague or inaccurate base drawing gets priced with contingency in it, and that contingency is money that comes out of the project whether or not the risk materialises.

4. Before demolition

   Once demolition starts, the original condition is gone. A scan taken beforehand is the only record of what was there, which matters for both construction and any later dispute.

Which package fits a TI

The right level of detail depends on how far the project goes. Cost tracks floor area and scope, and the booking tool prices it instantly.

• Base 360

  Walls, columns, doors, windows and stairs with a measured floor plan and CAD. The right choice for early planning, feasibility and test fits.

• Shell 360

  Everything in Base plus reflected ceiling plans, ceiling and sill heights, visible MEP, millwork elevations and material finishes. This is the usual choice for a TI heading to permit.

• Full 360

  Everything in Shell plus a Revit model and freestanding furniture and fixtures. Suited to BIM-based teams, move management and facility documentation.

Who commissions these

TI as-builts get ordered by whoever is carrying the risk of the drawing being wrong. Most often that is the architect or interior designer producing the drawing set, because they are the ones who have to stand behind the dimensions.

It is also frequently the general contractor, who wants a verified record before demolition, and the property manager or landlord, who needs a current set for the building file and a defensible area figure for the lease.

Common questions

Do I need as-builts to get a tenant improvement permit?

A permit application has to describe the existing conditions as well as the proposed work, so the existing-conditions drawings have to be accurate whatever their source. A measured as-built survey is the most reliable way to produce them, particularly when the original drawings are missing, out of date, or predate previous renovations. Your architect or designer is the right person to confirm exactly what your jurisdiction requires for your specific scope.

The landlord gave us drawings. Is that enough?

Treat them as a reference, not as measurements. Landlord drawing sets are often the original construction documents rather than a record of the current state, and they frequently predate one or more tenant fit-outs. The demising walls and the suite area in particular are worth verifying.

How quickly can you turn a TI base drawing around?

Floor plans and the 3D tour are usually ready one to two business days after the scan, with CAD and BIM following within about a week. If your design kickoff is tight, book the scan early, because the drafting is the predictable part and site access usually is not.

Can you scan before the current tenant moves out?

Yes, and it is often better to. Scanning early means the consultant team has real dimensions during the phase when the layout is still being decided, which is when accurate information changes the most decisions.

Do you produce the permit drawings themselves?

No. We produce the measured existing-conditions set that your architect or interior designer designs and permits from. We are the survey and documentation layer, not the design consultant.

Keep reading

• As-built drawings — The full picture of what we capture and deliver on a commercial project.
• BOMA area measurement — Getting a defensible rentable and usable area figure for the lease.
• Scan to Revit — When the design team works in BIM and needs modelled existing conditions.

Start the TI from a drawing you can trust

Book the scan online with an instant estimate. Measured plans in one to two business days, CAD and BIM within the week.