Measured floor plans & as-built drawings
Island Measuring is a building-measurement service for Greater Victoria and Vancouver Island. Floor plans, as-built drawings, and area calculations of existing buildings — homes, condos, suites, retail, office, light industrial, and larger care, seniors, institutional, and multi-unit residential buildings. Measured on site, drawn in CAD.
Commercial measurement
Commercial buildings change, and the drawings on file rarely keep up. We hand-measure retail, office, and light-industrial space and produce dimensioned as-built drawings in CAD and PDF. BOMA rentable and usable area tables are available as an added service. Flat quote before we start.
Existing-conditions drawings for tenant handovers, renovation quoting, insurance, and facility records — measured on site.
Occupied space measured around tenants and business hours — evenings and early mornings available.
Rentable and usable area tables to the applicable BOMA standard, quoted as an added service.
Services
Every job is one site visit, measured by hand. Accuracy depends on the building, but plans hold within 2% — typically much better. Anything beyond the tier is a priced add-on, never a change order.
Listing Plan
- Measured floor plan, all levels
- Square footage by level
- PDF + editable CAD (DWG), 48-hr delivery
As-Built Set
- Dimensioned plans you can build from
- Wall thicknesses; doors and windows located
- Editable CAD (DWG) + PDF
Commercial Measure
- As-built floor plans, CAD + PDF
- Retail, office, light industrial
- BOMA area tables (added service)
Every job is quoted individually — free quote, back the same day. Minimum booking $500.
BC's small-scale housing rules (Bill 44) let most single-family lots add a secondary or garden suite. Every suite project starts with an accurate drawing of what exists — a Tier-2 as-built. We produce the measured base file; your designer, builder, or engineer takes it from there.
Care homes, seniors residences, and other large or multi-unit buildings are quoted per building. Where usable building plans already exist on file, they can be digitized and verified on site rather than measuring the whole building from scratch, which is often faster and lower cost on a large building. Either way, the drawing is confirmed on site before delivery.
Add-ons
All add-ons document what exists; none are design. Add any to any tier — each is quoted with the job.
| Add-on | Good for |
|---|---|
| Rush — measured & delivered in 24 hrs | Listings & deals on a deadline |
| Interior elevations of existing walls | Kitchens, baths, built-ins, tenant handovers |
| Reflected ceiling plan — heights, bulkheads, fixtures located | Commercial interiors, reno planning |
| Photo record of existing conditions — all walls and spaces, supplied as a bulk set | Architects & designers verifying the as-built; insurance & property records |
| Systems photo documentation — electrical, plumbing & mechanical, located and photographed (not assessed) | Reno planning; trades pricing their work |
| Field measure & templating for trades | Countertop, cabinet, closet & flooring installers |
| Site measure — lot, structures & distances between them | Planning a suite; property records |
| Each additional floor level | — |
| Detached garage / outbuilding | — |
| Travel beyond 30 km of Victoria | Up-island & Gulf Islands |
Scope
The scope is written down so there are no surprises. You get facts on paper; the professionals you hire next get a base file they can trust.
Included in every measure
- Interior & partition walls, room dimensions
- Closets, stairs, built-in footprints
- Door & window openings, located
- Garage footprint
- Square footage to the applicable standard, within 2%
- Detached homes measured at exterior foundation; condos paint-to-paint
- Basements measured, reported separately from above-grade area
What we don't do
- Design services of any kind — no proposed plans, no layouts
- Building-code or zoning advice
- Permit applications or approvals
- Electrical, plumbing, HVAC or structural assessment
- Legal surveys — that's a BC Land Surveyor
- Furniture & movable fixtures in drawings
- Areas with under 5 ft of ceiling height in the reported square footage
About the service
BY HAND
Every job is measured and drawn by the same technician — no handoffs, no subcontracted drafting. Plans are measured by hand on site, drafted in real CAD, and dimensioned the way the designers, estimators, and plans examiners who use them next expect to read them.
Homes, condos, suites, retail, office, light industrial, and larger care, seniors, institutional, and multi-unit residential buildings. Measured this week, delivered in days.
Island Measuring is a measurement and documentation service. It does not provide design, engineering, code, or survey services, and is not an architectural firm — where your project needs an AIBC-registered architect, an engineer, or a BC Land Surveyor, we'll say so and refer you.
How it works
Book
Email the address, what the drawing is for, and rough size if known. Fixed quote back same day.
Measure
One visit, usually under two hours for a typical home. We work around tenants, business hours, and open houses.
Draw
Drafted in CAD. Tier 1 in 48 hrs; as-builts and commercial on the schedule in your quote.
Deliver
PDF + CAD where included. One revision round, then the files are yours — no subscriptions, no portal.
Frequently asked questions
How long does the measure take?
A typical home is about two hours on site. Commercial takes longer depending on the size and layout — your quote will say how long.
Do you need access to every room?
Yes. A floor plan with a guessed room in it isn't worth much. We work around tenants, lockboxes, and open houses.
What do I get, and when?
A PDF and an editable CAD file (DWG). Measured plans in 48 hours; as-builts and commercial on the schedule stated in your quote.
What does it cost?
Every job is quoted individually — send the address and what you need, and a flat quote comes back the same day. No hourly meter.
Is there a measurement standard?
Yes. Residential area is reported to RMS / ANSI Z765. Commercial area calculations, including BOMA rentable and usable tables, are quoted as an added service. Every drawing states which standard was used.
Do you keep the files?
Yes, every job is archived. If you need your plan again in five years, that's an email, not a re-measure.
What if I need to cancel?
No charge with a day's notice. Less than 24 hours, a $150 cancellation fee.
Book a measure
Send the address, what the drawing is for, and rough size if you know it. For commercial space: how built out — open, some rooms, or fully partitioned. Photos or an old plan help. Quotes are free and come back the same day.