TTL Virtual
A secure, searchable online home for your project documentation, in use during the documentation process, live at handover and beyond.
Explore TTL VirtualConstruction documentation since 1992
Your building’s golden thread. Documented. Searchable. Maintained.
We create, organise and maintain the information behind your building — from the first contractor submission to the records your operators rely on years after practical completion.
Technical consultancy underpinned with innovation through our TTL Virtual system — our online portal for project documentation and Building Information Modelling (BIM) systems.
30+ years
Construction documentation since 1992
Multiple sectors
Including commercial, transport, heritage, residential, hospitality, data
UK & international
Project delivery across multiple regions
What we do
Three ways we help keep your project moving.
Good handover information starts well before practical completion. We turn contributions from across the project team into organised records that owners and operators can use.
Documentation management
Structure from first submission to final handover: templates established, contractor contributions coordinated, review managed with the client and project team, and outstanding information visible to everyone.
Discuss your requirementsTechnical authorship
Technical source material turned into structured, readable documentation — O&M manuals, health and safety files, building user guides, asset registers and energy log books.
Discuss technical authorshipWhat we prepare
A coordinated suite of handover information.
Every project has its own documentation requirements. We agree the scope, structure and submission format with the project team, then develop the individual documents into a consistent set of records.
Handover documents
- Building services O&M manualsBSRIA BG 1
- Mechanical, electrical and public health services. We gather information from trade contractors, clarify technical queries and develop structured manuals bringing together operating and maintenance information with supporting literature, test records and drawings.
- Building fabric O&M manuals
- Fabric and architectural packages, collating what is needed to understand, care for and maintain the installed materials and components in a format that carries across trades.
- Health and safety filesCDM 2015
- Project information compiled into an agreed structure with the principal designer. We request contributions, collate draft sections and coordinate review comments through to final issue. On phased projects, common information is developed early and updated as each section completes.
- Home user guides and building user guides
- Accessible guidance that helps occupiers understand their environment and how to use it, drawn from project and contractor information, with content and format agreed with the project team.
- Asset informationCOBie / BS 1192-4
- Registers developed in the client’s agreed format from project records, supplier information and site data gathering. Existing registers reviewed for required fields, consistent formatting and correct use of template formulas and selection lists. Structured maintenance schedules created bringing task summaries and recommended frequencies into an editable format.
- Building energy log booksCIBSE TM31
- Energy information prepared and collated in an agreed log book format — source material coordinated, draft prepared, review comments incorporated — as a reference for those responsible for building operation.
Our platform
TTL Virtual. Your building information, brought together.
Project records need a lasting, searchable digital home. TTL Virtual combines online access and search with our practical understanding of construction information, so teams can find and use the records that completion and ongoing building management depend on.
- Searchable from day one
- Records are indexed as they arrive, not at the end. The project team can search the documentation while it is still being built.
- Controlled access
- Authorised users reach the information relevant to their role, with records available to owners and operators after practical completion.
- Built to outlive the project
- The handover set stays live and usable rather than becoming a folder of PDFs on a server nobody opens again.
In development
What we are building next.
Enhanced BIM hosting
Building information models are held alongside project documentation, so model files and supporting records share one environment. We are looking at expanding this with enhanced model navigation and visual model searches.
AI-assisted reporting
Summaries of building information and prompts for further review. You stay responsible for checking and interpreting the results.
Asset tagging and tracking
Assets linked to their digital records, so equipment information and updates can be tracked over time.
These capabilities are in development and not yet available. Talk to us if they matter to your programme — it shapes what we build first.
Following the golden thread
Building information with a life beyond handover.
The golden thread brings together the information needed to understand a building and manage its safety throughout its life. Under the Building Safety Act 2022 it is a duty for higher-risk buildings; on every other project it is simply the difference between records that work and records that sit in a box.
We help establish what information is needed, coordinate its production and review, and organise it through TTL Virtual — then agree with your team who owns it and how it stays current as the building changes.
Produced with purpose
Define the information requirements, gather the evidence and develop coordinated records with the project team.
Searchable and accessible
Organised digital records that authorised users can search, reach and actually use.
Maintained over time
Agreed responsibilities and review arrangements, so the information keeps pace with the systems, equipment and building it describes.
Standards and regulation
The frameworks your information has to satisfy.
Handover information is judged against published standards and, for higher-risk buildings, against statute. We work to the frameworks your client, principal designer and regulator will reference.
- Building Safety Act 2022
- Golden thread duties for higher-risk buildings, and the information the Building Safety Regulator expects at gateway.
- BS 8644-1
- Digital management of fire safety information across design, construction and occupation.
- CDM 2015
- The health and safety file, compiled with the principal designer and issued at completion.
- ISO 19650
- Information management across the asset life cycle, including exchange information requirements.
- COBie / BS 1192-4
- Structured asset data exchange, so registers travel into the client’s CAFM system.
- CIBSE TM31
- Building log books prepared in the recognised format for energy management.
- BSRIA BG 1 and BG 6
- O&M manual content and Soft Landings, aligning documentation with the handover process.
We prepare documentation to these frameworks and coordinate the evidence they call for. Formal compliance decisions remain with the dutyholders.
How we work
From information requests to final issue.
Producing the documents is one part of the task. We also manage the flow of information and the review stages that bring the documentation together.
-
Step 01
Agree the requirements
Establish deliverables, templates and document structure with the project team, accounting for the client’s handover requirements and any phased completion.
-
Step 02
Gather and develop the information
Issue structured requests and guidance to contractors and other contributors, chase what is outstanding, and author and collate from the source material.
-
Step 03
Coordinate the review
Issue drafts, track comments and resolve technical queries with the relevant contributors, managing sections individually where the project needs progressive completion.
-
Step 04
Prepare the handover
Incorporate agreed comments and organise the final documentation for electronic issue, coordinated around project phases and the agreed delivery platform.
Built from site experience
More than document control.
Our roots are in hands-on commissioning. That experience shapes how we approach documentation: understanding what the information describes, how it relates to the installed systems, and what the people using it will need to know.
We work with project teams to identify gaps, clarify technical information and bring consistency to records supplied by different contributors — so the documentation carries the project through completion and stays useful for as long as the building is operated and maintained.
- Clear accountability
- Defined responsibilities and review routes, so contributors know what is required, what has been received and what still needs attention.
- Technical understanding
- Construction knowledge that lets us read source information in the context of the building, its systems and how they are meant to run.
- Information that stays useful
- Organised records and online access that carry project knowledge past practical completion.
Selected experience
Projects across sectors and borders.
From London landmarks and historic buildings to transport connections and developments in the UAE — a selection of the projects we have documented.
Commercial
71 Queen Victoria Street
Bouygues
Transport
Custom House
CML Sustain
Leisure & commercial
Millennium Building Wimbledon
Core Group
Transport & infrastructure
Birmingham New Street
CML Sustain
Affordable housing
Kingsbrook Aylesbury
Barratt David Wilson Homes
Residential & heritage
Bentley Priory
Barratt David Wilson Homes
International residential
Dubai Creek Horizon
Core Emirates
Data & technology
Khazna Data Centre
Core Emirates
Hospitality & residential
The Peninsula London
HSH
Energy & infrastructure
Euston Traction Substation
MDJV
Modular
Unite Students, Hale Village
CML Sustain
Healthcare
Great Ormond Street Hospital Zayed Centre for Research
CML Sustain
Start a conversation
Bring clarity to your next handover.
Whether you are defining documentation requirements for a new project or bringing an existing scheme to completion, tell us where the project is and what you need to deliver.
We use your details only to respond to this enquiry and administer any engagement. See our privacy notice.