Record Modelling (As-Built)
Hồ sơ hoàn công BIM (As-Built)
Update the BIM model to reflect actual as-built conditions, complete metadata (material, manufacturer, warranty). Deliver the AIM (Asset Information Model) for asset management.
Common tools
Revit, Navisworks, Forma (Docs), COBie Spreadsheet
Value delivered
Decree 217/2026 Art.8(5đ): mandatory to update the as-built model (open IFC format) to the national construction database
Adoption in Vietnam
Becoming mandatory under Decree 217. The most important handover milestone in the BIM lifecycle.
Level of Information Need (LOIN)
G = Geometry · A = Alphanumeric · D = Documentation (ISO 7817-1:2024 method). A blank cell means this use sets no specific requirement for that discipline/stage.
| Discipline | Concept | Schematic | Developed | Technical | As-built / Operation |
|---|---|---|---|---|---|
| Architecture | — | — | — | — | G4·A3·D3 |
| Structure | — | — | — | — | G4·A3·D3 |
| Mechanical | — | — | — | — | G4·A3·D3 |
| Electrical | — | — | — | — | G4·A3·D3 |
| Plumbing | — | — | — | — | G4·A3·D3 |
Critical stages: As-built / Operation
Rationale: Maximum-LOIN use (absolute ceiling at ST5). Field-verified as-built = LOD500 → G4; full operational data (COBie, asset ID/GUID, warranty periods) → A3; complete O&M manuals plus test / commissioning certificates → D3. Across ALL five disciplines. Mandated by Decree 217 khoản 5(đ): investor must upload standardized hồ sơ hoàn công BIM to the National Database on Construction Activities and hand over all BIM data for O&M.
What it really is
Record Modelling (as-built BIM) is the process of updating the construction-stage BIM model so it reflects what was actually built — quite different from the old-style "as-built drawing", which was merely a paper drawing hand-marked with field changes. The process has three distinct parts that cannot be collapsed into one: capturing real-world deviations through laser scanning, land survey and acceptance records; updating geometry to match the position, dimensions and configuration actually installed (not the originally approved design); and completing the non-geometric data needed for operations — asset ID, manufacturer, serial number, installation date, warranty period, maintenance schedule — against the Asset Information Requirements (AIR) set by the operating organisation. The output is not a "nicer-looking" model but an Asset Information Model (AIM) fit to replace paper records, run the facility, and be submitted to the national construction-activity database.
When to use
Updates should begin from the first partial acceptance milestone, not be left until practical completion — this is a direct statutory obligation for new-build works Grade II and above under Article 8(5)(đ), independent of contract agreement unlike most other BIM Uses. It is worth investing in most when the appointing party genuinely plans to operate the facility long-term through a CMMS/CAFM system or intends to run the Asset Management & FM BIM Use next — only then does the operational data attached to the model actually get used, rather than sitting idle in a file submitted just to satisfy procedure.
Prerequisites
- •The construction model is updated continuously at each partial-acceptance milestone, not left until the end of the project
- •Real-world survey data: laser scanning, land survey, acceptance records, field change orders (RFIs, change orders)
- •The EIR/BEP already defines the target LOIN for the as-built model and the operational attribute set required (COBie or equivalent)
- •The contract states who is responsible for updating the as-built model — contractor, BIM consultant or a third party — and the handover deadline
- •The operating organisation has defined its Asset Information Requirements (AIR) before the BIM team starts assigning attributes, not after handover
Inputs
Contractor / BIM team (lead appointed party) · .rvt / IFC
Survey task team · .e57 / .rcp / .las / .pdf
Site supervision / Contractor · .pdf / .xlsx
Operator / facility management organisation · .pdf / .xlsx
Contractor / equipment supplier · .xlsx / .pdf
Design consultant (lead appointed party) · IFC
Outputs
As-built model (AIM)
định dạng gốc + IFC hoặc định dạng mở khác → Appointing party · submitted to the national database
Accepted when: Meets LOIN G4/A3/D3, geometric deviation from survey data within tolerance, complete operational attributes per the AIR
Asset data set (COBie or equivalent)
.xlsx / IFC → Operator / facility management organisation
Accepted when: No blanks in mandatory fields: asset ID, manufacturer, warranty period, maintenance schedule, spare parts
Submission package for the national construction-activity database
định dạng gốc + IFC hoặc định dạng mở khác → National database authority
Accepted when: Correct statutory format per Art. 8(3), complete content per Art. 8(5)(đ)
Acceptance and handover record for BIM data to the operator
.pdf + liên kết CDE → Operator / facility management organisation
Accepted when: Carries a separate sign-off for BIM data quality, distinct from acceptance of the physical works
General workflow
Confirm the Asset Information Requirements (AIR)
Before updating, the BIM team works with the operator to lock the mandatory attribute set — asset codes, classification system, maintenance data. Skip this and attribute assignment later has to be redone.
BIM Manager + Operator · Bảng yêu cầu AIR (Asset Information Requirements) trong EIR/BEP → Locked operational attribute set
Collect field data
Laser-scan and survey completed work, prioritising hidden systems (buried pipework, above-ceiling service boxes) before they are concealed by finishing works.
Survey task team · Autodesk ReCap Pro (đăng ký, xử lý point cloud) → Point cloud registered to the project coordinate system
Compare the construction model with reality
Compare the construction model against the point cloud and acceptance records to pinpoint exactly which locations deviate, instead of re-editing the whole model by feel.
BIM Coordinator · Navisworks Manage · Autodesk ReCap (so sánh point cloud với mô hình) → Design-versus-reality deviation report
Update geometry to match construction reality
Edit object position, dimensions and configuration in the model to match what was actually built, not what the design drawings show.
Discipline task team · Revit → Model reaching geometric information level G4
Assign operational data
Fill in every attribute per the AIR locked in step 1: manufacturer, serial number, installation date, warranty period, maintenance schedule for each piece of equipment — not left blank to fix later.
Task team + BIM Coordinator · Revit (thuộc tính) · COBie Toolkit for Revit (xuất COBie) → Model reaching information level A3/D3
Verify completeness and accuracy before handover
Run automated IDS checks and reconcile the exported COBie file against the AIR. This is the final quality gate before signing the data handover record, not an optional step.
BIM Coordinator · Solibri · Navisworks Manage → BIM data acceptance report
Export the submission format and publish to the CDE
Export the open IFC standard or another suitable open format and publish the as-built model at Published status on the CDE per Art. 8(3)(a); keep the native format ready in case the competent authority requests it for cross-checking (Art. 8(3)(b)).
BIM Coordinator · Forma Data Management · Forma Design Collaboration (CDE) → Published as-built model
Hand over and submit to the national database
The appointing party signs the record handing over the entire BIM dataset to the operator, and uploads the as-built record to the national construction-activity database per Art. 8(5)(đ).
Appointing party · Hồ sơ nộp cơ sở dữ liệu quốc gia về hoạt động xây dựng → BIM data handover record and national-database submission confirmation
Diagram
↺ Not a repeating cycle — but the verification step can push work back to field survey if the data is not trustworthy enough
Common pitfalls
Updating the as-built model only begins right before acceptance, turning into a last-minute scramble that misses many items
Cause: No plan to update at each acceptance milestone; all as-built updating is left until the end of the project
Fix: Put an as-built update schedule tied to partial-acceptance milestones into the BEP from day one, with clear per-discipline responsibility
The as-built model has correct geometry but operational attributes — asset ID, manufacturer, warranty period — are blank
Cause: Only geometry was updated from scan data; it was never checked against the operator's Asset Information Requirements (AIR)
Fix: Use the AIR as the attribute standard from the start, verify with an IDS check and reconcile against COBie before handover
The operator receives a model that cannot actually be used and has to rebuild the asset register in Excel from scratch
Cause: There is no separate acceptance step for BIM data — only the physical works are accepted, and no one checks model quality before signing the handover record
Fix: Make BIM data acceptance a mandatory, separately signed-off condition in the handover record, with its own pass/fail criteria
The as-built model is off by tens of centimetres from reality for hidden systems — buried pipework, above-ceiling service boxes
Cause: As-built updating relied on the design record or on-site memory instead of real measurement/scanning before finishing works concealed the item
Fix: Require laser scanning or survey for every hidden item before locking the as-built model, verifying against the point cloud
Measuring effectiveness
Items with a data acceptance record divided by total items handed over
Benchmark: no independent benchmark — set an internal target
Days from practical completion to the as-built model being accepted and published on the CDE
Benchmark: no independent benchmark — set an internal target
Count blank fields against the total mandatory AIR fields in the COBie file or IDS check result
Benchmark: no independent benchmark — set an internal target
Legal basis
This use has a direct statutory basis — unlike most other BIM Uses, it is not merely inferred from Article 8 in general. Article 8(5)(đ) requires that, after a work is completed, the appointing party must update the as-built BIM model, upload the data to the national database on construction activities, and hand over the entire BIM dataset to the operating organisation. This is a statutory obligation, unlike 5D or 4D, which remain purely contractual obligations arising from the EIR/BEP. At submission, the data follows the same format rule as Art. 8(3): the open IFC standard or another open format suited to the project's nature.
Sources
Only official sources (legislation, standards) and peer-reviewed academic work are cited. No vendor marketing figures or press sources. Reference only — does not replace legal advice.