— By Andrew Brister, AIA —
How as-built consulting and technology drive faster, profitable store openings.
Retailers managing large property portfolios face growing complexity — tight timelines, overlapping projects and pressure to hit grand opening dates. To stay ahead, many are embracing advanced as-built consulting powered by technologies like Building Information Modeling (BIM), laser scanning, mobile mapping and virtual tours. When integrated early in the pre-design and design phases, these tools help reduce uncertainty, align stakeholders and streamline execution. The result: faster, more efficient rollouts with fewer surprises.
Managing Multiple Projects with Inconsistent Data
Retailers often face the challenge of managing several store projects simultaneously. Each project may involve different data points, varying levels of accuracy and unique site conditions. This inconsistency can lead to costly delays and errors as teams struggle to work with conflicting information. However, as-built consultants can mitigate this problem by implementing standardized workflows and incorporating technologies like laser scanning and BIM, allowing stakeholders to work with the same digital model as a single source of truth. This centralized data minimizes discrepancies and ensures everyone is on the same page.
One retailer managing over 2,000 projects benefitted from using laser scanning to generate Point Cloud data. With laser scanning, robust data and virtual tours, the project team stakeholders could revisit sites remotely even after a year without needing a second trip. Laser scan data becomes a central, trusted reference that reduces field verification and enables faster decisions. Too many verify-in-field (VIF) notes on an as-built drawing can lead to costly rework and delays, ultimately costing stakeholders.
Limited Time Onsite for Data Collection
Another challenge retailers face is the limited time available for on-site data collection. Typically, multiple team members need to visit the site to capture accurate measurements and systems details. While direct site visits by architects, structural, mechanical and electrical engineers are ideal, teams often rely on less experienced personnel or photos with questionable accuracy, which can delay projects.
The solution: leverage technologies like laser scanning and virtual tours along with the expertise of as-built consultants to complete site visits in a single site visit. Laser scanning creates highly accurate 3D models of the site. At the same time, virtual tours allow project teams to explore the site remotely, visualizing it from various angles and perspectives. And the surveyor collects comprehensive data to provide an understanding of the building for the designers. This technology workflow enables stakeholders to review the data without incurring additional travel costs and keeps designers designing avoiding delays.
For instance, one retailer uses virtual tours daily to bring all stakeholders — owners, contractors and subcontractors — together to discuss project details. With a virtual tour, everyone can experience the site together, reducing confusion and setting clear expectations. Additionally, virtual tours remain vital throughout the design and construction phases, especially in phased remodel projects where portions of the building remain unchanged over time. The importance of up-to-date data cannot be overstated. Outdated or incomplete data can lead to costly mistakes, but digital technologies ensure that all teams work from the same, accurate information. As-built consultants can collect data early and quickly to help keep realistic timelines and cost estimates, making sure retailers meet grand opening deadlines without unexpected delays.
Tight Deadlines and Unforeseen Delays
Retailers face tight deadlines, especially when store openings are tied to significant events or holidays. Delays during the pre-design or design phases can significantly affect a retailer’s bottom line. Missing a grand opening date due to unforeseen construction delays or design issues can result in lost sales and decreased profitability. Early and accurate data is crucial for mitigating delays and managing expectations. This enables retailers to negotiate more favorable lease terms with landlords by providing them with the leverage to evaluate their sites thoroughly and avoid agreeing to unrealistic expectations.
For example, one retailer’s store openings had become increasingly delayed due to surprises during the design and construction phases. Instead of relying on incomplete site data, BIM and laser scans gave teams a clear view of existing conditions, reducing surprises and improving timelines. Communication breakdowns between teams can further complicate projects. As-built consultants play a crucial role in bridging data gaps by providing a centralized, reliable source of information. This single source of truth ensures all stakeholders are aligned, minimizes ambiguity and significantly reduces the risk of costly mistakes — one of the primary reasons they are engaged.
Lack of Communication Between Teams
Miscommunication between teams is another common challenge in retail projects. Projects with inconsistent data, limited time onsite and tight deadlines all create a weakness in the project for miscommunication which lead to discrepancies between field data and design assumptions which lead to errors, rework and delays.
Misalignments between the design team, contractors and other stakeholders can result in costly mistakes and schedule disruptions. As-built consultants help bridge this gap by ensuring consistent and transparent communication. This transparency and early knowledge helps prevent design errors and reduces the need for costly revisions later in the project. BIM coordination and clash detection tools let teams resolve conflicts digitally before construction starts, reducing errors and improving collaboration across locations.
Key Takeaways for Retailers
Retailers navigating store design and renovation projects face tight schedules, rising costs and the risk of miscommunication across teams. However, with the right tools and strategies in place — particularly during the pre-design phase — these challenges can be significantly reduced. By leveraging digital technologies and expert support, retailers can streamline workflows, improve accuracy and stay on track for successful, on-time openings. Here are key strategies to consider:
• Engage an as-built consultant early to integrate tools like BIM, point cloud data and virtual tours, ensuring accurate, centralized information from the start.
• Use laser scanning and virtual tours to capture detailed site data in a single visit and reduce the need for repeated trips.
• Invest in pre-design surveys conducted by experienced professionals to establish reliable baselines, set realistic schedules and avoid surprises.
• Facilitate ongoing communication between architects, contractors and owners using shared digital tools to prevent misalignment and delays.
• Scan before design begins to jump-start the project timeline — data collected early can accelerate decision-making and reduce the designer’s time on-site.
In the fast-paced world of retail, time is money. Retailers are under immense pressure to complete design and renovation projects on tight schedules, often with multiple projects running in parallel. As-built consulting, powered by advanced digital technologies, offers a critical solution to these challenges. By providing accurate, comprehensive data and facilitating seamless communication between teams, as-built consultants help retailers avoid costly delays, ensure smoother project execution and ultimately meet their grand opening deadlines. In an industry where every day counts, as-built consulting and technology drive faster and more profitable store openings by streamlining retail projects.
— Andrew Brister, AIA, is owner of GreenLight 360. Brister started GreenLight 360 to assist owners, designers and contractors in better understanding their existing building, so they could reach a better destination: a well-designed and crafted building that brings value to the community. He can be reached at 918-986-8607 or www.greenlight-360.com.