"As-built" Vs. "Existing-conditions" plans and drawings

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In the world of building measurement and area calculations the terms as-built floor plans and existing conditions plans sound as if they are interchangeable but are in fact are not.

The term as-built commonly refers to refers to 2D floor plans showing a limited amount of detail such as walls, doors, windows, millwork, and plumbing fixtures. These plans are created after construction of the building is complete. The intention of these plans is to document any deviations from the architect’s original design. Examples of deviations may be doors that were placed in a different location from what was specified in the construction documents to determining the actual size and shape of the building versus what was specified. Post construction can be either immediately after the site is built or many years afterwards. In the latter case as-built plans serve to create an up to date documentation of the interior layout of many tenant spaces which may have changed over the years. Most often as-built floor plans are utilized by building owners to determine the gross and rentable areas during the due diligence period prior to sale completion. Property managers and brokers will have the plans analyzed to identify the square footage of tenant areas, common areas, and major vertical penetrations. These areas are then divided to determine the load factor which defines the rentable square footage (RSF) of tenant spaces. Facility managers may use these plans and integrate them with a Computer Aided Facilities Management (CAFM) software package.

An Existing Conditions survey likewise is created post construction. While containing the information and benefits in a set of as-built plans, more data about the property is captured, resulting in more detailed plans. An existing conditions set of drawings will go so far as to document locations of electrical and data outlets, include reflected ceiling plans, show HVAC return, registers, duct work, and sprinkler lines. They will show not only where electrical service and breaker panels are but also the various circuits and which areas they control. These plans may indicate where HVAC units are and their associated data such as size, serial numbers, and condition. Interior, exterior, and sectional elevations from finished floor, through the drop ceiling, on to the ceiling deck are also elements of existing condition drawings. The idea behind an Existing Condition Survey and drawings is to provide the most detailed view possible of a particular structure and property. Most often these plans are utilized by architects, interior designers, space planners, engineers, and contractors for the purposes of build outs, remodeling, and rebranding.

Both of these types are drawings are available as one of the multiple services that American Building Calculations. 

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