FOR
VDC Managers
Jul 10, 2025
How this construction firm 3D scanned the largest office-to-resi retrofit in New York City in less than 15 days
Pavarini McGovern avoided a construction budget overun of millions of dollars by scanning with IPX.
With super structure demolition already underway, the VDC team discovered major structural and level discrepancies between the design intent drawings and the on site conditions. The construction site was shutdown and Pavarini McGovern needed accurate as-builts ASAP to get the project back on track.
SCANIT, with only a days notice, coordinated, scoped and mobilized multiple scanners at once, and fast tracked an LOD 300 existing conditions BIM in under 2 weeks.
Enter IPX.
Project Background
25 Water Street is the largest office-to-residential project in the United States. And Pavarini McGovern was hired as the Construction Manager.
• 400,000 square feet across 11 floors 3D scanned at millimeter-grade accuracy
• BIM files delivered 5X faster than typical scan-to-BIM vendors
• Seamless digital sharing of plans between architects, engineers and subcontractors
Pavarini McGovern (PMG), part of the STO Building Group, offers construction management services for new buildings, and undertakes major expansion and renewal projects across the New York Metropolitan area. In Manhattan’s Financial District sits 25 Water Street, a high-profile, $500M project set to hold the record for the largest office to residential conversion in the United States, with 1,300 units.
Pavarini McGovern was engaged to bring to life designs by renowned architecture firm CetraRuddy, which encompass 440,000 square feet over 11 floors. PMG’s VDC Department, led by Stephen December, came to Integrated Projects during demolition, when the project field staff began flagging major discrepancies between the design models and the conditions on site.
Key Facts
Client
Pavarini McGovern
Company Type
Construction Company
Address
25 Water Street, New York, NY 10004
Property Type
Commercial
Property Sub Type
Multi Family Residential
Area Digitized
404,144
Total Floors
11
Total Data Processed
Renovate
Project Delivery
15
Days
Total # of Scans
8
Hardware
Navvis VLX
Stake Holders
VDC, Operations, Design
The Challenge
No one has verified if the as-built drawings are accurate
PMG already faced an aggressive timeline on an increasingly difficult project and a conflict of this magnitude completely froze the project. Coordination of risers and penetrations throughout the building was delayed due to discovering gusset plates, openings and large elements not shown in the design team’s models. Manual processes added effort to architectural backgrounds and made it tricky to catch discrepancies in subcontractors’ as-built drawings, leading to unnecessary rounds of revisions.
PMG now faced huge potential liability issues on one of Americas most spotlighted developments. Hundreds of workers, and millions of dollars of construction equipment sit idle under PMG's Garunteed Maximum Price contract has no clause for schedule amendments.
PMG is no stranger to scan-to-BIM, but this problem was another kind of animal
Typical scan-to-BIM processes are difficult to coordinate, negotiate and mobilize. PMG’s previous experiences with scan-to-BIM vendors had resulted in significant delays and unexpected re-scan costs, due to inaccurate scans and difficulties with scheduling. Further the quality of the deliverables are not known upfront often resulting in mismanaged expectations or worse just unusable data provider by vendors with no REAL WORLD EXPERIENCE.
PMG already faced an aggressive timeline on an increasingly difficult project and a conflict of this magnitude completely froze the project. Coordination of risers and penetrations throughout the building was delayed due to discovering gusset plates, openings and large elements not shown in the design team’s models. Manual processes added effort to architectural backgrounds and made it tricky to catch discrepancies in subcontractors’ as-built drawings, leading to unnecessary rounds of revisions.
PMG now faced huge potential liability issues on one of Americas most spotlighted developments. Hundreds of workers, and millions of dollars of construction equipment sit idle under PMG's Garunteed Maximum Price contract has no clause for schedule amendments.
PMG is no stranger to scan-to-BIM, but this problem was another kind of animal
Typical scan-to-BIM processes are difficult to coordinate, negotiate and mobilize. PMG’s previous experiences with scan-to-BIM vendors had resulted in significant delays and unexpected re-scan costs, due to inaccurate scans and difficulties with scheduling. Further the quality of the deliverables are not known upfront often resulting in mismanaged expectations or worse just unusable data provider by vendors with no REAL WORLD EXPERIENCE.
The Solution
Next-Gen Reality Capture
SCANIT by Integrated Projects (IPX) is different from every other Scan to BIM Provider because our team is built from the best and brightest BIM and VDC nerds that helped to establish modern day Digital Delivery Standards that corporate firms like PMG rely on.
We aren't just utilizing technology, we are inventing it, all while solving real world problems.
culminates in a complete building profile on IPX, the building digitization platform that allows users to visualize, query, measure and share building information in a browser window. This empowers the VDC team with:
Category | Benefit |
|---|---|
Unparalleled detail and accuracy | The SCANIT service boasts a nationwide network of technicians equipped with LiDAR-grade 3D scanning capability, delivering standardized LOD 300 models through rigorous in-house QA/QC. |
Transparent pricing and reliable turnaround times | To reduce project uncertainty, pricing and delivery times are quoted up front, via an easy web order form. |
A hub for verified building information | IPX's user-friendly interface facilitates seamless file sharing between architects, engineers, clients, and other stakeholders, leading to better project management and accuracy checks. |
Responsive customer service | With a dedicated support channel, IP responds to commentary on the model within 24 hours, vs the average 2-4 day response time of other scanning companies. |
With 14M square feet scanned in 2023, Integrated Projects was the clear choice to handle a project of this scale. Over the course of two days, the three-person scan team used two NavVis VLXs on site, capturing 400,000 square feet across 11 floors at millimeter-grade accuracy. Within 28 business days, the BIM files were available to view and share in IPX. Before Integrated Projects, a scan-to-BIM project of this size would typically cost 3X more, and take 5X longer to complete.
The Results
Real Time Structural Validation
Pavarini McGovern's adoption of IPX has transformed their BIM production process and project management, resulting in increased efficiency, client satisfaction, and cost savings:
Faster design troubleshooting
IPX's advanced measurement and visualization capabilities enabled the VDC team to quickly spot discrepancies between design models and the existing conditions, sparing them the typical delays due to multiple rounds of revisions.
Enhanced value for client
The immersive and intuitive experience of viewing building models in IPX adds value to the services PMG provides its clients, creating a showcase of architectural, mechanical, and furniture systems as the project progresses.
Cost savings and resource optimization
IP’s transparent pricing and reliable delivery enabled PMG to avoid heavy building digitization expenses and reduced the need for extensive QA/QC processes, keeping the project on track.
With Integrated Projects, Pavarini McGovern has overcome the challenges associated with traditional scan-to-BIM, enabling them to maximize their available budget for their renewal projects. IPX's innovative technology facilitates collaboration and communication between the VDC Department, architects, engineers and subcontractors, making the platform an indispensable part of project coordination.
“Accurate and complete existing conditions are a must for any renovation, but on a record-breaking project like 25 Water Street, the cost of a mistake could be astronomical. The IP team understood that we had a very short turnaround for coordination, and were transparent with us throughout the process so that we knew we were getting the highest accuracy models.”
— Stephen December, Virtual Design and Construction (VDC) Department Manager, Pavarini Mcgovern