Need an existing conditions survey? I’ve been documenting buildings for NYC architects for 18+ years. So I can help you.
What I Offer: Existing Conditions Surveys
My name is Brian M. Curran. Let me tell you about the existing conditions survey services I offer and what sets me apart from all my competitors.
The business tagline I sometimes use is “Buildings measured, then drawn.” My specialty is creating accurate measured drawings of buildings.
As an example, I performed an existing conditions survey of the $24.8 million, 6-bedroom, 8-bath, 10,000 sf brownstone shown in the image above.
The home includes an elevator and three wood burning fireplaces. The living area is spread across five of six levels, and it is located on the Upper East Side (UES) of Manhattan, NY.
The image above is of the foyer, which is entered from the outside via a high brownstone stoop.
This 23-foot wide brownstone was constructed in 1883, and the foyer wonderfully captures its age. When I was on site measuring the building, it was not yet restored to this condition.
One of the many special things about this brownstone is that it has outdoor spaces on many of the levels. Personal outdoor space is a luxury in New York City. Pictured above is the roof deck.
Built in 1883 by developer Edward Kilpatrick, this Upper East Side brownstone was designed by brothers David and John Jardine, architects known for shaping numerous residences in the neighborhood.
The townhouse changed hands in March 1884, when Kilpatrick sold it to Isaac Blum for $19,000. More than a century later, before it would undergo a three year restoration, I was brought in to document the property, creating existing conditions drawings for the investor North Fifth LLC.
Click the image above to view the PDF existing conditions drawings I created. They include simplified front and rear elevations, a longitudinal cross section, floor plans, and a roof plan.
Projects like this brownstone illustrate exactly what an existing conditions survey (ECS) is: measure the building thoroughly on site, then draft accurate drawings from those measurements. To give this process a brief definition:
Q: What is an existing conditions survey?
A: The act of field measuring an existing building’s physical geometry and various features, in order to create as-constructed or as-built drawings of such.
Now that you have seen one of my sample projects, here’s how I provide my services to architects, contractors, and building owners across NYC and beyond.
I’ll Create Your Existing Conditions Drawings, Not An Employee
When you hire me, you hire the person who will create your as-built drawings. You won’t be handed off to an employee, an assistant, or a junior staffer. This is extremely important.
For 18+ years I’ve been creating measured drawings. For 13 of those years, I’ve documented some of my projects on YouTube, giving a boots-on-the-ground glimpse of my projects in NYC and beyond. For example, here’s a sample video of a project I completed in Wainscott, NY.
My NYC clients have sent me around the northeast, from Kennebunkport, Maine, to the Hamptons, and upstate New York, Connecticut, and New Jersey, because they value having me create their drawings.
I’ve completed projects across a wide range of NYC buildings, from waterfront homes to high-rise apartments, which gives me insight most surveyors won’t have. Experience matters in as-built work. I have a background as a structural engineer and 18 years in business doing surveys, so I’m at home on job sites.
I actually enjoy what I do and I’m very good at it. I think that comes through on this web page and in my YouTube videos, and it’s the reason architects hire me. My long term clients rely on me because the quality of my work saves them time and stress.
I know of other outfits that operate in NYC using employees, some of whom I’m sure are not skilled. Just like you cannot replace a skilled carpenter or a skilled mechanic, you cannot replace a skilled as-built surveyor.
You want to trust someone with the experience to handle the types of projects you need done. I have that experience.
What’s Included in My Existing Conditions Survey Services
My specialty is offering as-built services to architects, investors, building owners, engineers, interior designers, and real estate professionals in New York City and its surrounding regions. I’m often doing projects upstate or in The Hamptons.
I do ECSs of more than just buildings though. The structures I survey could also be outdoor spaces, parks, single family homes, retail spaces, stadiums, warehouses, or etc.
What I include in my ECS drawings depends on what my clients request. I give them whatever they want. That said, clients typically request floor plans, cross sections, electrical plans, exterior and interior elevations, and reflected ceiling plans.
Below are sample exterior elevation drawings of the house pictured. It is located in Greenwich, CT. And I completed this project back in 2015. Click the image below to launch PDF drawings of the exterior elevations.
I also have the ten year old video from when I was measuring at the project site. It’s poor resolution, but shows how long I’ve been doing this.
My goal on each project is to create fantastic measured drawings, and in the process, to provide upbeat, professional on-site and off-site customer service.
I understand how buildings are designed and constructed. I’ve documented existing buildings for over 18 years and worked with more than 420 different clients. Therefore I know what building details are important to record, and the best ways to measure buildings.
When I’m contracted my clientele get excellent drawings and professional customer service. I suspect most drafting services do not have the experience I have, or provide the quality of service I do.
Here are a few more examples of existing conditions surveys I’ve completed, showing the range of buildings I document and the level of detail I provide.
More As-Built Drawing Samples
Below are two more sample projects. Even more samples can be found on my Portfolio webpage, my Blog, and my YouTube channel. In my Blog I have done many project summaries.
Below is a sample floor plan for an office space. I did this project for the New York City Housing Authority. It was one of their office spaces located within one of their public housing buildings. Click the image to launch a PDF drawing of the floor plan.
Below is a sample reflected ceiling plan for an NYC apartment. Click the image to launch a PDF drawing of the reflected ceiling plan.
With projects like these, it matters who is creating the drawings. That’s why I handle each ECS personally.
Ready to Get Started on Your Existing Conditions Survey?
I take on projects in the Tri-State area and beyond. Please feel free to call me now at 718.441.3968, text me now at 646.504.5230, or email me now at brian@draftingservices.com.
Do you still have more questions? You can call me or below are some frequently asked questions that I receive.
Frequently Asked Questions
Q: What is an existing conditions survey (ECS)?
A: An ECS involves measuring a building on-site and drafting its physical geometry, features, and layouts. The result is a set of as-built drawings.
Q: What is included in an existing conditions survey?
A: An ECS typically includes field measurements of the building’s, floor plans, reflected ceiling plans, electrical plans, cross sections, and exterior elevations.
Q: What is the difference between as-built drawings and existing conditions drawings?
A: These terms are usually interchangeable. Both refer to drawings that document the as-is conditions of a completed building.
Q: Who creates existing conditions drawings?
A: Architects, engineers, contractors, or specialized drafting professionals like me typically create such drawings.
Q: Who uses existing conditions surveys?
A: Architects, engineers, contractors, building managers, interior designers, and property owners use ECS drawings. They are essential for renovations, additions, or maintenance.
Q: How long does an existing conditions survey take?
A: The duration depends on the building’s size, complexity, if there are any access restrictions, if it’s occupied or not, the site conditions (reasonable, poor, or hazardous), if it has utilities (electricity, heat, lights) and if the space is filled with items or empty. A small residential property may take less than a day, while larger structures can take longer. As one example, see this existing conditions drawings project for which I list the actual time it took me.
Q: How much does an existing conditions survey cost?
A: Costs vary depending on the building’s size, complexity, and level of detail required. I provide custom pricing based on the scope of work.
Q: Do you personally create the drawings, or does your team handle them?
A: For existing conditions surveys, I personally handle 100% of the fieldwork and drawings. My drafting team only assists on unrelated shop drawing projects.
Q: Can you handle high-end or complex projects?
A: Yes, that’s my specialty. I’ve completed projects ranging from waterfront homes to brownstones to high-rise apartments and commercial buildings. My expertise ensures accurate, detailed drawings even for complex properties.
Now Ready to Get Started?
If you need accurate existing conditions drawings for your next project, contact me today. I’ll respond personally and provide a clear proposal so you can move forward with confidence. Please call me now at 718.441.3968, text me now at 646.504.5230 , or email me now at brian@draftingservices.com.