Scan-to-BIM Deliverables
| Deliverable | Format | Use | | --- | --- | --- | | Point cloud | E57, PTS | Primary data | | Floor plans | DWG + PDF | Design reference | | Revit model | RVT | BIM coordination |
2025 Scan-to-BIM Costs (ex VAT)
| Property | LOD 200 | LOD 300 | LOD 350 | | --- | --- | --- | --- | | 2–3 bed | £800–£1,200 | £1,200–£1,800 | £1,800–£2,500 | | 4+ bed | £1,200–£1,800 | £1,800–£2,500 | £2,500–£3,500 |
What Is Scan To Bim
Scan to BIM is the process of capturing a building's existing conditions using 3D laser scanning and then converting that point cloud data into a Building Information Model (BIM). The resulting BIM model is a 3D representation of the building where each element — walls, floors, windows, doors, structural members, services — is modelled as an intelligent object with associated data. icelabz provides scan to BIM services across the UK.
Understanding BIM and Why It Matters
Building Information Modelling (BIM) is a digital working method in which a 3D model of a building is created and used throughout the design, construction, and operational lifecycle of the project. Unlike a traditional 2D drawing, a BIM model contains intelligent building elements — a wall is not just a line on a drawing, it is a wall object with properties: dimensions, materials, thermal performance, cost, manufacturer information, and more. These properties can be extracted, analysed, and used to support decisions at every stage of a building's life.
BIM is widely used in new build construction projects, where it supports design coordination, clash detection, construction sequencing, and facilities management. For existing buildings, scan to BIM provides a way to create a BIM model of a building as it currently exists — capturing the as-built condition rather than the design intent.
The UK government mandated BIM Level 2 for all centrally-procured public sector projects from 2016, and BIM adoption has continued to grow across the construction and property industries since then. Even where BIM is not formally required, many architects, contractors, and property owners now expect a BIM model as a deliverable from a survey, particularly for larger or more complex projects.
The Scan to BIM Process
Scan to BIM begins with a 3D laser scanning survey. A surveyor uses a terrestrial laser scanner (or in some cases a handheld SLAM scanner) to capture a dense point cloud of the property. The scanner is positioned at multiple locations throughout the building, and each scan position captures millions of measurement points covering all visible surfaces. After all scan positions are captured, they are registered together to produce a single unified point cloud.
The point cloud is then used as a reference by a BIM modeller, who builds a 3D model in Autodesk Revit or equivalent BIM software. The modeller traces the geometry of the building from the point cloud, creating walls, floors, roofs, windows, doors, and structural elements as modelled objects. Each element is classified and tagged with data — dimensions, materials, and other properties — that can be extracted and used throughout the project.
The Level of Development (LOD) of the BIM model defines how detailed and data-rich the model is at each stage. Common LOD levels in scan to BIM projects are:
- LOD 100: Conceptual model — approximate location, size, and shape only
- LOD 200: Approximate geometry — general elements with approximate dimensions
- LOD 300: Precise geometry — elements modelled to sufficient detail for construction planning and scheduling
- LOD 350: Construction-ready — elements modelled with sufficient detail for fabrication and assembly
- LOD 400: As-built verification — elements modelled with sufficient detail for handover and facilities management
For most architectural and construction applications, LOD 200 or LOD 300 is sufficient. LOD 350 and above are typically required for detailed construction, manufacturing, or FM handover purposes.
What Scan to BIM Delivers
A scan to BIM project typically delivers:
The BIM model file in Revit (.RVT) format, or in an open BIM format such as IFC (Industry Foundation Classes) if interoperability is required. The model contains all modelled building elements with their associated data properties.
The point cloud in PTS, E57, or RCP format, provided as a reference dataset alongside the BIM model. The point cloud is a permanent record of the property's geometry at the time of the survey and can be re-processed if needed.
2D drawings extracted from the model — floor plans, sections, and elevations in DWG and PDF format. These are often the most immediately useful deliverables for architects and contractors who need traditional drawing formats.
A data schedule of building elements — area schedules, door and window schedules, room data sheets — extracted from the BIM model. These are particularly useful for facilities management and compliance documentation.
Why Commission Scan to BIM
The most common reason to commission scan to BIM is to obtain an accurate digital model of an existing building for use in design, construction, or facilities management. Scan to BIM is particularly valuable in the following situations:
Architectural design projects: When designing an extension, conversion, or major renovation, architects need accurate existing drawings or models as a basis for their proposals. Scan to BIM provides a 3D model of the building as it currently exists, which can be used directly in the design software to develop proposals, check clearances, and coordinate structural and services modifications.
Construction and fit-out projects: Main contractors and fit-out companies use scan to BIM for existing conditions surveys ahead of refurbishment works. A BIM model of the existing building allows the contractor to plan works accurately, coordinate with other disciplines, and avoid on-site surprises.
Facilities management: Property managers and FM companies use BIM models for ongoing building management — space planning, asset tracking, maintenance scheduling, and compliance documentation. A BIM model derived from laser scan data is more accurate and more useful than a traditional floor plan for these purposes.
Heritage and conservation: For historic buildings, scan to BIM provides a detailed, accurate record of the building's current condition that can be used for conservation planning, condition monitoring, and restoration design.
Portfolio documentation: Property investors and portfolio managers use scan to BIM to create consistent digital records across their property portfolios, enabling comparison, benchmarking, and efficient asset management.
Scan to BIM vs Scan to CAD
Scan to BIM and scan to CAD are related but distinct services. Scan to CAD produces 2D drawings — floor plans, elevations, and sections — in DWG format. These are the same type of drawings you would expect from a traditional measured survey, but derived from laser scan data for greater accuracy.
Scan to BIM goes further, producing a 3D model in Revit format where building elements are modelled as intelligent objects rather than simple lines. The BIM model contains data — dimensions, materials, specifications — that can be extracted and used throughout the project lifecycle. BIM models also support coordination workflows where different disciplines can work from a single shared model.
For many projects, scan to CAD is sufficient — particularly where the end use is planning applications, building regulations submissions, or basic space planning. Scan to BIM becomes more valuable when the project involves complex coordination, detailed design development, or ongoing facilities management against a digital model.
Typical Costs for Scan to BIM
Scan to BIM pricing depends on the size and complexity of the property, the required LOD, and the deliverables needed. For a typical residential property — a two to four bedroom house — scan to BIM at LOD 200 or 300 typically costs from around £800 to £1,500. Larger residential properties and small commercial units typically fall in the £1,500 to £3,000 range.
For larger commercial buildings, pricing scales with floor area and complexity. A scan to BIM project for a small office building might cost from around £3,000 to £6,000 for LOD 200 or 300 deliverables. Projects requiring LOD 350 or above — where every structural member, service duct, and architectural detail must be modelled — will command a higher fee reflecting the additional modelling time involved.
icelabz provides scan to BIM services across the UK, with particular coverage in London and the South East. All surveys are conducted by qualified surveyors, and BIM models are produced by experienced Revit operators. Contact us to discuss your project and receive a fixed-fee quote.