Existing Conditions Documentation for Architects & Contractors in Southeast Michigan and Oakland County
We provide LiDAR-assisted existing conditions documentation and field-verified as-built data that supports early design, renovation planning, and contractor coordination workflows. Our deliverables include dimensioned 2D CAD floor plans, optional reflected ceiling plans (RCP), visual context, and navigable 3D spatial models — giving teams the reliable reference they need to validate assumptions, reduce RFIs, and make confident decisions before budgets and designs are locked.
Get Existing Conditions Right for Design & Construction Projects
Getting existing conditions right early saves time, reduces rework, and prevents downstream surprises.
Most renovation and build-out projects start with outdated plans, partial markups, or quick field measurements — and that’s where problems begin. Design slows, coordination gets messy, and teams end up revisiting the site to confirm details that should have been clear from the start.
Before decisions move forward, teams need to know what actually exists on site — wall locations, openings, ceiling heights, and real spatial relationships. Without reliable existing conditions documentation, teams are forced to re-measure and revise.
This work removes friction early, so projects move forward with fewer surprises.
Built for Design & Renovation Workflows (LiDAR-Based)
This service exists to keep projects moving — not to create another document that gets filed and forgotten.
Design and construction teams need existing conditions data they can trust, along with visual context they can actually use. We combine LiDAR-based measurement with documentary photographic imaging to create a clear, working record of what’s on site — the dimensions you need and the conditions you need to see.
The result is faster planning, cleaner coordination, and fewer field revisits for tenant improvements and interior renovations. You get accurate dimensions and visual context captured once, so design can move forward with confidence.
As-Built Conditions, Existing Conditions, and Construction Progress Documentation
We use LiDAR-based capture and documentary imaging to record real site conditions for design coordination and construction reference.
We document what’s actually there — not what drawings suggest should be there.
Documentation only. Makes Sense. Clear scope.
Documentation reflects visible conditions at the time of capture in any state of construction.
No destructive investigation, ceiling tile removal, or concealed condition verification is included unless explicitly requested.
Drawings are intended for design development, coordination, and documentation. They are not intended for fabrication, structural analysis, or survey use.
Why Accurate Conditions matter ...
Our workflow replaces hand measurement and site sketching with a reliable, design-grade record of the space.
It also places a third party within the build environment to make note of the entire work area to measure and record it.
Swafford Imaging provides existing conditions documentation using LiDAR capture to produce accurate 2D CAD drawings, dimensioned floor plans, and optional 3D spatial models.
How Existing Conditions Documentation Supports AEC Workflows
Existing Conditions Documentation supports:
• Pre-design review and due diligence
• Construction progress tracking
• Verification of work in place
• As-built and close-out records
• Facilities and asset documentation
Our approach captures what exists, what changes, and what was built in formats that architects, construction teams, and facilities managers can trust.
Where Existing Conditions Documentation Fits in Your Project Timeline
Reliable existing conditions data matters early and mid-project when design, budgeting, and coordination decisions are being made. Typical phases where this data reduces risk and cost include:
• Pre-design / due diligence and feasibility
• Early test fits and schematic design
• Preconstruction and GMP budgeting
• Value engineering and scope refinement
• Construction readiness and targeted verification
Measured data. Composed imagery. One workflow.
With LiDAR technology, property professionals receive precise as-built documentation that supports space optimization, leasing negotiations, and long-term planning—ultimately enhancing a building’s revenue potential.
Existing Conditions Services & Deliverables
Scan tiers cover LiDAR capture, documentary imaging, reporting, and optional 3D perspectives within the report. Deliverables are scoped to how teams actually work — baseline for planning, upgrades when deeper coordination is required.
| Package | LiDAR Scan | Images | Reporting | 3D |
|---|---|---|---|---|
| 1) 2D CAD Only | Yes | No | No | No |
| 2) 2D + 3D CAD | Yes | No | No | Yes |
| 3) Design Ready (2D) | Yes | Yes | Light | No |
| 4) Design Ready (2D + 3D) | Yes | Yes | Light | Yes |
| 5) Contractor Baseline (2D) | Yes | Yes | Heavy | No |
| 6) Contractor Baseline (2D + 3D) | Yes | Yes | Heavy | Yes |
Services Offering:
1. CAD Capture – 2D Existing Conditions
Purpose: Layout planning, test fits, feasibility studies
What it is:
Design-grade 2D CAD floor plans generated from LiDAR capture. Geometry only. No images. No reporting.
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Fastest, lowest-friction entry point for early planning
For architects who just need clean base drawings to start planning.
2. CAD Capture – 2D + 3D Existing Conditions
Purpose: Volumetric studies, spatial coordination, complex layouts
What it is:
2D CAD drawings plus a navigable 3D spatial model for understanding volume and vertical relationships. No images. No reporting.
-
Adds vertical context without entering BIM or modeling scope
For projects where seeing the space in 3D helps resolve complexity.
3. Existing Conditions Documentation – Design Ready (2D)
Purpose: Design start, coordination, reduced site visits
What it is:
2D CAD + dimensioned PDF plans + 360° visual reference + site photos. Light documentation. No annotation.
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Replaces hand measurement and repeated site visits
For architects and designers who need both geometry and visual context.
4. Existing Conditions Documentation – Design Ready (2D + 3D)
Purpose: Design start with spatial visualization
What it is:
Everything in Design Ready (2D) plus a navigable 3D spatial model for visualization and coordination.
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Improves understanding of multi-level and complex spaces
For complex spaces where 3D context improves design decisions.
5. Pre-Renovation Documentation – Contractor Baseline (2D)
Purpose: Pre-demolition verification, scope confirmation, risk protection
What it is:
2D CAD + PDF plans + 360° walkthrough + annotated photos + timestamped record. Full condition documentation.
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Creates a defensible baseline before demolition or build-out begins
For GCs who need a record of what existed before work starts.
6. Pre-Renovation Documentation – Contractor Baseline (2D + 3D)
Purpose: Pre-construction coordination with spatial context
What it is:
Everything in Contractor Baseline (2D) plus a navigable 3D spatial model for coordination and planning.
-
Supports coordination in congested or high-risk environments
For complex renovations where 3D understanding reduces surprises.
Scope Notes and Deliverable Usage:
- All services are documentation only.
- Documentation reflects visible conditions at time of capture.
- No destructive investigation, ceiling tile removal, or concealed condition verification is included unless explicitly requested.
- Drawings are generated from LiDAR capture and are intended for design development, coordination, and documentation. They are not intended for fabrication, structural analysis, or survey use.
Example Project Types (Renovation, TI & Adaptive Reuse)
Here’s how this service is used on real projects.
Example project type — Large Adaptive Reuse (Multi-Story)
For large, multi-story adaptive reuse projects, we provide LiDAR-based existing conditions documentation with documentary imaging to support feasibility and early design. Baseline reports include review-ready floor plans and visual documentation, with CAD-ready files and point cloud deliverables available when required.
Example project type — Office Tenant Improvement (TI)
For office tenant improvements and renovations, we provide LiDAR-based existing conditions documentation and documentary imaging to support space planning, test fits, and early coordination. Baseline reports provide review-ready floor plans and visual context, with CAD-ready files available when required.
Example project type — Healthcare / Institutional Admin Areas
For healthcare administrative areas and institutional, we provide existing conditions documentation to support renovation planning and coordination where access is limited and accuracy matters. Baseline documentation can be expanded with CAD-ready files or point cloud deliverables when teams require deeper coordination.