Reviewing As-Built Drawings: What to Look For
As-Build Drawings Review
When project owners hire an architect to design a new structure, they expect to see many different drawings throughout the process.
Early on in the process, project owners will review conceptual design drawings.
As the project progresses, they’ll review detailed schematics and blueprints.
When the construction process is complete, they’ll receive as-built drawings.
As-built drawings are a critical element in the construction process. Project owners should know what they are, what they include, and what purpose they serve.
This guide will explain what as-built drawings are, how project owners should review them, and what information to look for.
What Are As-Built Drawings?
As-built drawings are highly detailed blueprints. They look similar to other schematic drawings but serve a different purpose.
Pre-construction schematic drawings show how a building will be constructed. As-built drawings, or record drawings, reflect how a building was constructed.
In the construction industry, it’s not uncommon for a completed structure to deviate from the original blueprints. As-built drawings exist as a record of those changes.
As-built drawings include all details on how the finished construction project differs from the original building plans. They are accurate drawings that indicate the existing conditions of a structure. They are generated regardless of how minor the modifications are in comparison to the original set of drawings submitted.
Why Are As-Built Drawings Important?
As-built drawings read like two-dimensional floor plans. They're an essential tool used to compare the original design to the final specs.
As-Builts Make Renovation Projects Easier
As-built drawings are helpful for general contractors and subcontractors to perform future renovations. When a building undergoes renovations, contractors rely on as-built rather than original drawings. Once the building is up, its original building plans are less important than the drawings showing the existing conditions.
Besides smoother future renovation projects, as-built drawings help contractors calculate costs more accurately.
As-Built Drawings are Essential in New Construction
The goal is always to maintain the integrity of the original drawings and original design plan. Yet, it is not uncommon for the original specifications in architectural drawings to change during the construction process.
Even if they vary little from the original design, as-built drawings ensure that there will be an accurate record of the completed project.
All local building departments require construction documents and plans to be submitted prior to construction in order to obtain building permits. Some local governments also require as-built drawings at the end of the project before they will issue occupancy permits. Occupancy permits are crucial when building a new commercial, industrial, or manufacturing facility.
As-Built Drawings Make Building Maintenance Easier
As-built drawings are also useful to building maintenance teams and utility workers.
The drawings identify the precise location of pipes, electrical wires, or gas lines for anyone needing to:
Repair
Perform maintenance
Or upgrade a system
As-built drawings help identify elements (e.g., pipes and ductwork) concealed by floors or walls, making future maintenance projects easier.
When a contractor or utility worker relocates a pipe, wiring, or utility line, they should reflect those changes on a new as-built drawing. That way the owner has an up-to-date set of drawings at all times.
You may also be interested in: Architecture vs. Engineering Drawing: The Differences
Who Creates As-Built Drawings?
The architects and engineers responsible for creating the original construction documents also create as-built drawings. They do so based on information provided by subcontractors.
Here’s How the Process Works:
Throughout the construction process, subcontractors create redline drawings. These redline drawings show how their part of the work differs from the original plans. They record any design changes made before submitting their drawings to the architects and engineers.
Architects and engineers then use those notes and redline drawings to update the original plans. This allows everyone involved in the project a complete visual of all areas and elements of the building.
First the subcontractors submit their as-built drawings. Then the architects and engineers create a final set of as-built drawings that serve as a definitive record of the build.
Keeping Track of Changes
Subcontractors record real-time changes using construction technology systems, such as laser scanning technology. This tech allows contractors to record measurements with 100% accuracy, which is vital for as-built drawings.
With laser scanning technology tools, contractors can measure millions of points of data at one time.
This provides up-to-date details, changes, and dimensions to:
Contractors
Architects
Engineers
Project owners
Stakeholders
Building Information Modeling (BIM)
To reduce the number of changes made during the build, architects, engineers, and contractors often use BIM software. This software allows them to generate digital images of physical spaces prior to construction. This tech also helps identify potential issues before construction.
See also: Top Reasons Your Project Needs a Commercial Engineer
What Information Belongs on an As-Built Drawing?
As-built drawings include various types of info, all of which is essential to creating a final, accurate build record.
As-built drawings include:
Changes in scale
Changes in sizing
Changes in materials
The dates of any and all changes
A list of obstructions encountered
Related shop drawings and appendices
Location of all utilities
Extra work
Changes made as the result of a final inspection
Changes in Scale or Sizing
From the placement of window frames and moldings to the height elevations of building facades ...
As-built drawings must reflect any deviations from the original construction documents. Regardless of how minor the change is, subcontractors must record accurate specifications throughout every phase.
As-built drawings indicate the exact dimensions and sizes of every element used during the build, including:
Window and door frames
Electrical systems
HVAC
Plumbing systems
They also reflect all changes made to the surrounding land that weren’t part of the original design blueprints.
Changes in Materials
As-built drawings also show if the materials used differ from the ones planned for in the original construction drawings. Sometimes different grades of steel or different types of wood may be necessary.
As the build progresses and changes occur, contractors document the dates of each one. Doing so provides a precise, up-to-date record of all work that has taken place up to that point.
A List of Obstructions Encountered
Sometimes, obstructions on the build site require the contractor to make changes. When contractors encounter obstacles that force them to alter the building plans, they document those obstructions in detail. Along with this info, as-built drawings include notes regarding any measures taken to work around said block.
Obstructions can be anything, but some common ones that contractors encounter are:
Hidden rebar
Pipes buried underground
Underground voids in the soil
Related Shop Drawings and Appendices
Shop drawings refer to the plans of pre-fabricated items, such as stairs and railings. If these items change during construction or installation, shop drawing changes are made.
The updated shop drawings and related appendices will become a part of the final as-built documentation package.
Locations of All Utilities
On as-built drawings, project owners can expect to see a complete depiction of the location of all utility lines. In addition to where they are, as-built drawings detail the type of materials used during installation.
Extra Work
Extra work is any work performed during construction that is not specified in the contract between the client and contractor. Because it is work done in addition to all work required by the contract, it often results in extra charges to the client.
Changes Made as the Result of a Final Inspection
Changes are sometimes necessary in order for a building to pass a final inspection.
As-built drawings get updated every time a construction change occurs within or outside the structure — whether during the process or after completion. After-completion changes are usually the result of a failed inspection and the discovery of an element of the build that is not up to code.
Final As-Built Documentation Packages Often Include Photographic Evidence
After the project, project owners receive an as-built documentation package. This package includes supplemental information, such as written notes and photographs along.
Photographs are an excellent way to provide even greater detail. They can include GPS data that pinpoints the exact location of systems or installations concealed behind walls and beneath floors.
What Project Owners Can Do to Ensure They Have High-Quality As-Built Drawings
Consider working with a full-service design firm. Creating as-built drawings is one of the many parts of the overall construction process for them.
ZP Architects & Engineers in Denver, Colorado, provides project owners with an as-built plan documentation package at the completion of every new construction project. Project managers and stakeholders working with a full-service firm can rest assured that they’ll receive these important deliverables at the end of the process.
Hiring a full-service design firm will always guarantee the project runs more smoothly.
Are you hiring architects, engineers, and contractors independently of one another?
These steps will ensure you receive accurate as-built drawings after the project:
Request Updates on the As-Built Drawings
One way is to request regular reviews of as-built drawings to ensure they're updated consistently.
Project owners should consult with their architect and engineer to determine two things:
How often as-built drawings will be updated
How often they should expect to receive them
Request Quality Assurance Checks
Project owners can also request that their construction management team, architects, and engineers do a quality assurance check of their as-built drawings throughout the construction process.
Taking this proactive step ensures that the final as-built drawings get delivered as expected at the end of the project.
Require Walkthroughs of the Site
Insist upon frequent walkthroughs of the site during the construction process. Require contractors, engineers, and architects to inspect the building before concealing systems behind walls and floors. This can alleviate the need to make construction modifications after the fact.
Conclusion
The structure itself might seem like the final deliverable in the project. Yet, no construction project is complete until the project owner receives as-built drawings.
By knowing what as-built drawings are and what they should include, you can ensure your new construction project is a complete success.
Have more questions? ZP Architecture & Engineers have been in the design business for over 50 years, contact us now!
