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As‑Built Survey

What an As‑Built Survey is, when it’s required, typical deliverables (plan, profile, point tables, GIS), and how Job Book helps teams tag, find, schedule, and report on this post‑construction scope.

Surveyor capturing as‑built measurements on a construction site with a total station

Last updated: August 17, 2025

Use Cases

Final verification of constructed features against design plans.

Municipal record drawings submission for subdivisions and site developments.

Utility as‑builts: water, sewer, storm, electric, telecom.

Roadway and bridge as‑built plan/profile documentation.

Foundation, slabs, anchor bolts, and structural steel location checks.

Pipeline alignment, weld features, and depth‑of‑cover documentation.

Challenges Without Job Book

Estimates rely on memory or spreadsheets instead of historical job data.

Finding details from past jobs is slow and manual.

Crew and asset scheduling conflicts cause rework and idle time.

Time capture and approvals delay invoicing and miss billables.

Profitability and job status are unclear until month-end.

How Job Book Helps

Tag jobs with this scope and use search and maps to quickly find similar work.

Use budgets and estimates plus past jobs to benchmark labor and equipment for new proposals.

Report profitability and WIP by scope, client, and region.

Assign tasks and crews to avoid conflicts and track progress.

Link equipment and assets to jobs for utilization and cost tracking.

Collect field time (DWR/LEM) and speed manager approvals and invoicing.

Overview

An as‑built survey documents the final, in‑place position and elevation of features after they are installed or constructed. The purpose is to verify compliance with design intent and to provide authoritative records for owners, agencies, and future maintenance. Typical features include utilities (inverts, pipe sizes, structures), pavements and curbs, buildings (corners, grids, slabs, anchor bolts), and site elements like walls, signs, and drainage.

Context & Industry Use

As‑built surveys are commonly required at project closeout or at key milestones (e.g., after utilities are installed and before backfill). Many jurisdictions publish detailed checklists specifying what must be shown on as‑built plans (e.g., utility sizes/materials, rim/invert elevations, offsets from references, and coordinate/vertical datum). Owners may also require plan/profile sheets or GIS submissions for asset management.

  • Regulatory/Acceptance: Requirements vary by city, DOT, utility operator, and sector (e.g., pipeline operators may require detailed alignment and weld/as‑installed point logs). Always verify the client’s specification, applicable permits, and the jurisdiction’s submittal checklist.
  • Control/Datums: Tie measurements to the agreed horizontal coordinate system and vertical datum/benchmark. Clearly state CRS, vertical reference, and any epoch/geoid used in deliverables.
  • Methods: Use appropriate methods for the specified tolerances and feature access—GNSS/RTK for open‑area features, total stations or differential leveling for high‑precision elements, and scanning/photogrammetry where dense surface capture is helpful.

Estimation & Planning

  • Estimation drivers:
    • Scope and density of features to capture (e.g., every utility structure, every curb return, full building grid, weld/as‑installed points).
    • Required tolerances and acceptance criteria (horizontal/vertical accuracy, checkpoints).
    • Control availability and quality; need to establish or verify site control and benchmarks.
    • Access and sequencing (e.g., capture utilities prior to backfill; coordinate with trades and traffic control).
    • Method mix and documentation needs (GNSS, total station, scanning; plan/profile sheets, point tables, GIS schema).
    • Deliverable formats and labeling standards from the client/jurisdiction.
  • Client questions before quoting:
    • Which features must be documented, and at what density/intervals?
    • What coordinate system and vertical datum/benchmark are required?
    • What tolerances and acceptance checks apply to each feature type?
    • What deliverables and formats are required (plan/profile, DWG/DXF, CSV point tables, GIS)?
    • Are there agency checklists, permits, or submittal templates we must follow?
    • What schedule or phasing constraints affect when features can be surveyed (e.g., before backfill)?

Deliverables & Hand‑off

  • As‑built plan sheets with annotations and legends; plan/profile where applicable.
  • CAD files (DWG/DXF) with layers/blocks per client standards; coordinate system and vertical datum clearly labeled.
  • Point tables (CSV/Excel) listing feature IDs, coordinates, elevations, and key attributes (e.g., pipe size/material, invert/rim).
  • GIS deliverables when requested (e.g., shapefile/GeoPackage) following the client’s schema.
  • Photos and field notes that tie observations to features/IDs when required.
  • Surveyor certification language when requested by contract or jurisdiction.

Workflow with Job Book

  1. Tag each job with this scope so it’s easy to find in search and on the map.
  2. Use budgets and estimates to plan labor and equipment; compare with similar past jobs.
  3. Create tasks and assign crews; schedule work to avoid conflicts and coordinate pre‑backfill checks.
  4. Link key equipment as assets for availability, usage, and cost tracking.
  5. Capture field time (DWR/LEM) and timesheets; speed approvals and invoicing.
  6. Monitor WIP and profitability by scope, client, and region in reporting.

Common Pitfalls & Tips

  • Mismatched datum/CRS: Confirm and document the project CRS and vertical datum on all outputs.
  • Missing pre‑backfill observations: Coordinate to capture buried utilities and structures before they are covered.
  • Working from outdated plans: Verify latest IFC drawings and track revisions/redlines.
  • Incomplete attributes: Record required feature properties (sizes, materials, IDs) alongside coordinates.
  • Insufficient control checks: Validate control/benchmarks and run redundancy checks appropriate to tolerance.
  • construction-layout
  • underground-utility-survey
  • pipeline-survey
  • 3d-scanning
What is an as‑built survey?

A post‑construction survey that measures the actual location, elevation, and attributes of constructed features so final records reflect what was built, not just what was designed.

Who requires as‑built drawings or surveys?

Often municipalities, DOTs, utilities, or project owners require as‑built submissions for closeout and asset records. Always confirm the applicable jurisdictional checklist and client standards.

What accuracy is typical for as‑builts?

Tolerances depend on feature type and contract specs. Structural elements may require tighter tolerances than general site features. Confirm required horizontal/vertical accuracy, coordinate system, and vertical datum before field work.

Can drones or laser scanning be used for as‑builts?

Yes—photogrammetry or LiDAR can supplement or accelerate data capture, but acceptance depends on accuracy requirements and the review agency. Validate control, methods, and deliverables with the client.

What’s the difference between an as‑built and a record drawing?

“Record drawings” are the final plans showing what was built; an as‑built survey provides the measured data used to produce those drawings or to validate them.

When should as‑built field work occur?

As soon as practical after installation and before concealment (e.g., before utility backfill) so features can be measured accurately.

Do I need a licensed surveyor?

Many jurisdictions or contracts require a licensed land surveyor to supervise and certify as‑built surveys and drawings—confirm local rules and contract terms.

What if the as‑built differs from the design?

Document the measured condition and notify the client/engineer per contract; acceptance depends on project tolerances and agency standards.

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