What Is a Monitoring Plan? A Developer's Guide
A monitoring plan is a document that defines what will be monitored during a construction project, how it will be monitored, and what happens when measurements indicate problems. It is the foundation of any monitoring programme.
This guide explains monitoring plans for developers who need to understand what they are commissioning and why.
Why a Monitoring Plan Is Needed
A monitoring plan is needed for several reasons:
Clarity: Everyone involved in the project understands what monitoring is being conducted and why. The plan defines roles, responsibilities, and actions.
Compliance: Lenders, insurers, and party wall awards often require a monitoring plan. The plan demonstrates that monitoring has been properly considered and specified.
Protection: A well-specified monitoring plan protects the developer. It provides evidence that monitoring was properly specified and conducted. This matters if disputes arise.
Efficiency: A monitoring plan ensures that monitoring is conducted efficiently. It avoids gaps in coverage and unnecessary cost.
What a Monitoring Plan Contains
A monitoring plan defines several key elements:
Structures to Be Monitored
The plan lists every structure that will be monitored. This includes:
- The structure being constructed or worked on
- Adjacent structures that may be affected
- Shared structures such as party walls
Each structure is identified by address and description. The sensitivity of each structure is noted — high, medium, or low.
Monitoring Methods
The plan specifies the monitoring method for each structure:
Crack monitoring: Crack gauges installed across existing cracks. Measured at regular intervals.
Level monitoring: Precision levelling of monitoring points on walls and floors. Referenced to stable benchmarks.
Tilt monitoring: Measurement of structural inclination using inclinometers.
Vibration monitoring: Measurement of ground vibration from construction activity.
Each monitoring method is described with the equipment used and the accuracy achieved.
Monitoring Points
The plan defines the monitoring points — the specific locations on each structure where measurements will be taken.
Monitoring points are identified by reference number and described by location. A plan drawing shows the positions of all monitoring points.
Point selection is based on the risks identified for each structure. Points are located at the most sensitive positions — existing cracks, corners, changes in construction, locations nearest to construction activity.
Baseline Survey Requirements
The plan specifies the baseline survey — the initial recording of conditions before construction begins.
Baseline requirements include:
- Photographic record of all elevations and significant features
- Crack mapping with widths and locations
- Level measurements at all monitoring points
- Tilt measurements where applicable
The baseline survey establishes the reference point for all subsequent monitoring.
Monitoring Frequency
The plan specifies monitoring frequency by construction phase:
Groundworks and basement: Weekly monitoring visits typically.
Superstructure: Fortnightly monitoring visits typically.
Post-completion: Monthly monitoring visits typically.
Frequency may be increased if trigger levels are approached, or reduced if readings are stable.
Trigger Levels
Trigger levels are defined for each monitoring type:
Amber trigger: Movement approaching a defined limit. Triggers increased monitoring and investigation.
Red trigger: Movement exceeding a defined limit. May trigger works stoppage and structural assessment.
Trigger levels are set based on the sensitivity of each structure. Victorian terraces have lower thresholds than modern commercial buildings.
Alert Protocol
The plan defines what happens when trigger levels are approached or exceeded:
- Who receives alerts — name, role, contact details
- How alerts are communicated — phone, email, text
- Response time required
- Authority to halt construction
- Escalation procedure if initial contact is not responsive
The alert protocol ensures that the right people are informed promptly when problems develop.
Reporting
The plan specifies reporting requirements:
- Report format and content
- Frequency of reporting — typically weekly or fortnightly
- Report distribution — who receives copies
- Urgent alert format — phone call plus written confirmation
Reports are the primary communication of monitoring data to the project team.
Who Produces the Monitoring Plan?
The monitoring plan is produced by the monitoring surveyor in consultation with:
- The client
- The structural engineer
- The party wall surveyor where relevant
- The contractor
The plan should be reviewed and approved by all parties before monitoring begins.
Approving the Monitoring Plan
The monitoring plan should be formally approved before construction begins. Approval typically involves:
- Client sign-off on cost and scope
- Structural engineer sign-off on monitoring methods and trigger levels
- Party wall surveyor sign-off on monitoring that satisfies award requirements
- Monitoring surveyor confirmation that the plan is deliverable
Formal approval protects all parties. It confirms that everyone understands what is being monitored and what will happen if problems are detected.
Monitoring Plan Reviews
The monitoring plan should be reviewed when:
- Construction programme changes
- Monitoring readings show unexpected patterns
- Stakeholder requirements change
- The monitoring programme is extended
Changes to the plan should be documented and re-approved by all parties.
Fixed-Fee Monitoring Plans
icelabz produces monitoring plans as part of our monitoring service. Plans are agreed with all stakeholders before monitoring begins.
Contact icelabz with your project details for a monitoring plan and fixed-fee quote.
Monitoring Plan and Party Wall Awards
Construction near party walls requires monitoring under the Party Wall etc. Act 1996. The party wall award specifies monitoring requirements, which should be incorporated into the monitoring plan.
The monitoring plan should confirm that monitoring satisfies award requirements. This includes baseline surveys of adjoining owner properties, regular monitoring during construction, and reporting to the party wall surveyor.
icelabz works with party wall surveyors to ensure monitoring plans satisfy award requirements.
Monitoring Plan and Lender Requirements
Lenders often require monitoring as a condition of lending. The monitoring plan should confirm that monitoring satisfies lender requirements.
Lender requirements typically include: baseline survey completed before drawdown, regular monitoring reports submitted during construction, and final monitoring report before final drawdown.
The monitoring plan should specify report format and frequency to satisfy lender requirements.
Monitoring Plan and Insurance Requirements
Insurance policies may require monitoring for high-value properties. The monitoring plan should confirm that monitoring satisfies insurance requirements.
Insurers may specify: minimum monitoring frequency, specific monitoring methods, trigger levels, and reporting requirements.
Confirm insurance requirements before finalising the monitoring plan.
Changing the Monitoring Plan
Construction projects change. When circumstances change, the monitoring plan should be updated:
Programme changes: If the construction programme extends, monitoring duration extends. Additional costs apply.
Scope changes: If construction scope changes, monitoring scope may need to change. New structures may need to be added to the monitoring plan.
Risk changes: If monitoring reveals unexpected movement, trigger levels may need to be adjusted. Frequency may need to increase.
Changes to the monitoring plan should be documented and agreed by all parties. Additional costs for scope changes should be agreed before they are incurred.
Monitoring Plan Documentation
The monitoring plan should be documented in writing. Electronic copies should be provided to all stakeholders.
Retain the monitoring plan as part of the project record. Documentation may be needed if disputes arise about monitoring requirements or outcomes.
Fixed-Fee Monitoring from icelabz
icelabz provides fixed-fee monitoring surveys based on agreed monitoring plans. All costs are confirmed before instruction. No hidden charges.
Contact icelabz with your project details for a monitoring plan and fixed-fee quote.