A Checklist for a Church Building Checkup 

By Robert C. Foreman 

As we age our bodies start to wear out. As we get older, it is a good idea to get a regular medical checkup. The same is true for church buildings. What you do not know about your building could be costly. A building checkup, or facility condition assessment, requires expert help. Here is a checklist for a church building checkup: 


1.Documents — Do you have all building records? Do you have copies of the plans for each expansion and renovation? Are all plans, property surveys, deeds and legal descriptions stored safely, so you can get them when you need them? Scan them to disks and store in a fireproof safe. Valuable records are called "valuable" for good reason. 

2.History — It is important to know when each building phase was constructed and when the most recent improvements were completed so you will have some idea of when to schedule upcoming maintenance.

3.Roofing — Roofing wears out. What is the age and life expectancy of the roofing? Do you have adequate funds set aside for roofing replacement? Should you consider replacement roofing with a longer life expectancy?

4.HVAC — How well is the air conditioning and heating system working? What is the age of each major component and when were they last serviced or replaced? Do you have funds in reserve to replace HVAC equipment as it wears out? Have you considered an annual maintenance contract? Does the age of your HVAC system indicate it may be inefficient? Is it possible that the cost of more efficient equipment could be recovered in a reasonable time if new high-efficiency equipment were installed when existing equipment wears out?

5.Electrical — What is the condition of the electrical system? Does it meet code and is it safe? Do you have old inefficient lighting that could be replaced with much higher efficiency lighting? One efficiency upgrade being implemented by churches includes retrofitting major building areas with motion-sensor light switches so lights are on only in rooms that are occupied. Could the operational savings pay for these upgrades? What is the long-term return on the investment? 

6.Energy Audit — Answers to these HVAC and lighting efficiency questions can be provided by an energy audit. Having your facility thoroughly inspected by a qualified energy auditor may reveal many potential long-term cost efficiencies. How do current utility costs compare to similar church facilities in your area?

7.Finishes — What is the condition of major finishes, such as carpeting, tile and other flooring materials? What about surfaces that must be regularly painted? When will these finishes need to be replaced?

8.Restrooms — Are all restrooms clean, and are they easy to keep clean and maintain?

9.Windows & Doors — Are windows and doors in good condition? Do older windows have inefficient single-pane glass? Insulated double-pane glass was first widely used in the 1970s. After 20 or 30 years, the seal breaks down and an ugly film develops on the inside glass surfaces. This means the glass is no longer insulating, and it is time to reglaze or replace windows.

10.Audio — Is your worship center sound system functioning properly? Can your people hear, without distortions and echoes?

11.Hazardous Substances — Does your building have any dangerous substances present which could harm building users? What about asbestos? Lead? Mold? A testing lab can check for the presence of these toxic materials. 

12.Codes — Are there any building-code or life-safety problems that could indicate potential hazards to building users? Are smoke detectors, fire alarms, fire extinguishers and other life-safety equipment fully functional? Have they been tested by qualified inspectors? If you have a sprinkler system, are you certain it will function properly in case of a fire?

13.Safety Plan — Is there a building safety plan in place? Are there contingency plans for major events such as tornados, earthquakes, fire or floods?

14.Structure — Is the building in good structural condition? 

15.Security — Is the building resistant to intruders? Are preschool and children's areas safe and secure? What about the church office area? Consider having a security expert inspect your facilities and recommend ways to make them safer and more secure.

16.HVAC Security — Is equipment secure from theft and vandalism? Churches are easy targets for copper thieves. Is unsecured HVAC equipment covered by your insurance?

17.Obsolescence — Are any of your buildings reaching their normal life expectancy? Is it time to start thinking about replacing worn-out portions of your facility that just do not warrant the cost of continued maintenance? Does the condition of your facilities make a poor impression on visitors?

18.Site — What about the condition of the parking lots, drives, paving and landscaping? Does the asphalt paving need to be sealed? Is site lighting fully functional?

19.Sign — Is the main building sign attractive? Is there good directional signage on the site and building interior? You know your way around. Are visitors able to find their way?

20.Insurance — If a disaster strikes tomorrow, will property insurance coverage be adequate to replace what is lost? Does it include flood insurance? 

Just as regular checkup for your body could save your life by detecting problems before they become serious, a building and site checkup could uncover significant and expensive problems. Taking prompt action could save money and help prolong the life of your facility. This is just good stewardship. 

 Well-maintained buildings are more attractive and make a better impression than worn-out and poorly-maintained facilities. A more efficient facility will have lower operating costs. Just as you should not attempt to do a medical checkup on yourself, you should use an experienced facilities inspector to find and document the facility problems and inefficiencies you will probably miss. 

 So how should you find the right building "doctor"? Be careful. There are many self-proclaimed facility experts out there claiming to know what they are doing. But can you trust them? Do your homework. Ask for references and then take the time to call every reference. A facility inspection should only be done by experienced and highly-qualified professionals. It also helps if they are experienced with church facilities. 

A facility condition assessment should provide a complete detailed condition summary of all relevant building and site components and should recommend a maintenance plan and propose solutions to any problems that are uncovered. The report should also provide the basis for an ongoing maintenance budget. Churches should never get caught off-guard by unexpected maintenance costs. Do not delay. Be proactive. Get a building checkup and take good care of your buildings. 

Speeding Up A Schedule & The Value Of Strong Relationships

Speeding up a building schedule is sometimes a risk worth taking... If you already know your building cost and you are able to close financing then you have an opportunity to save some time.  The only risk to this process is that you will be ordering the metal building before the permit and site plan approval are awarded.  If your willing to take that risk you can shave up to six weeks off the timeline by handling all of the permitting, site clearing, balancing, foundation excavation, pouring of footings, piers, slab and cure time.  While the building is going through its typical 8-10 week lead time you have done 8 weeks worth of permitting and construction that wouldn't typically start until permits are approved 6-8 weeks after the drawings are submitted for approval.  As I mentioned there is risk to this process and I wouldn't suggest doing this if your trying to get any special variances or building code allowances that could slow or completely stop you from getting approval.  Your contractor and architect should be able to advise you on how risky this is and if they foresee any issue with gaining approvals.

FED would not exist if we didn't take care of our customers and make sure we are building strong relationships that will last for years to come.  The same thing applies to our relationships with our sub contractors.  If we didn't treat our subs with respect and fairness then we couldn't expect them to treat our customers with great customer service.  In our 33+ years of business we have created strong relationships with our trusted sub contractors that will last a lifetime of business.  These relationships allow us to know the value of our bids and know the quality in which the work will be achieved and how quickly we can establish final numbers to give to our clients.

When do we buy land for our project?

Many people look at the cost of a building and forget that it can largely vary based on the building site the building will sit on. The main drivers of cost to projects is the cost of the land itself and the value it offers compared to comparable lots and your ability to yield enough profit to cover the cost of the land investment.

For example, it doesn't make sense to buy prime land with major exposure if your are going run an internet business that doesn't ever receive customer traffic in person.

The land can also affect your building cost dramatically.  If you buy land that needs to be raised up in elevation because it is to low to build on then a cheap piece of property will incur many extra costs for your project.

In that same respect the soil conditions can affect your building design.  If the soils cannot support your building properly then you will have to make up for that with additional concrete. 

The basic rules of thumb for buying property is first location, then make sure you have the necessary utilities to the property so you don't have to incur additional cost in utility infrastructure.  Then make sure the land is close to the elevation you will need and that the
soils can support your building.

FED does free consultations to help you buy land that will suit your building needs in the future.

Contact us today at (989) 246-9122.

What are deflections and

how do they affect a metal building?

Deflections are the engineered allowances that steel can move under stress.  For example the lower the deflection is L/180 the more the steel can move.  The higher the deflection is L/400 the less the steel will move.  Metal buildings are designed to move and flex under loads and because of this they are efficient ways to span great distances.  The more a structure can deflect the lighter the steel can be.  To achieve high deflection limits more steel is needed to strengthen flanges and webs to restrict movement.  More steel means more cost.  

HOW TO GET STARTED WHEN IT’S TIME TO BUILD PART TWO

By: David Alexander

Guest Blogger: John Negich, Vice President of Sales at Star Building Systems

When it’s time to build or expand, the first step is finding a builder that fits your needs, like we discussed in part one. Not only will they be the integral part of your entire project, they will be your guide to navigating all the details, issues, and questions that will arise during the process.

And that is where we find ourselves today. The questions.

Once you have found a builder you are comfortable with, checked their references, visited with their previous clients (see part one for a list of things to look for in a good contractor), and are ready to move forward, the next step is answering an initial set of questions that will direct your project.

To help you get started, here is a list of questions you should be prepared to discuss with your builder:

1. What do you need the building to do for you?

The builder needs to understand the usage of the building. For example, what if you need a big generator in the middle? Or a lot of storage space? Maybe you need racks or need space to move a crane and the height to lift things? Perhaps your needs will require more square footage than previously considered or less. These are all questions your builder will take into consideration when helping you plan the project. With a thorough understanding of the building’s usage, the builder can create a design with value-added ideas that could help save you money.

2. Do you have financing for the project?

Knowing what kind of financing is or is not available for the project is as important as knowing the topography of the land and the length of the building. Material cannot be purchased without funding. Also, if you have not secured funding yet, the builder may have suggestions on what financing options would be best for you to pursue.

3. Do you have equipment going into the building?

Depending on the usage and on your business, the builder will need to know if there are any special requirements, needs, or issues that will help him create a building plan that works best for everyone. The more information the builder has on the building’s usage, the better.

4. Have you considered leasing?

Not everyone needs a new building. There are lots of leasing options out there that might suit you just fine. Or, if you already have a current location, your building may only need a renovation or a retrofit for it to suit your needs. Good builders know that many customers come to them with an idea in mind that may be several years away from reality. They will sit with you and help you determine what is the best course of action, even if that means you may not be a paying customer for many years to come.

This is the reason Star Building Systems is so dedicated to partnering with the best builders in the industry. The builder is the cornerstone of any project. They guide it, shape it, and execute it. The right builder will take the client through the entire building process step-by-step, knowing it is an educational process for most people.

Check back next week for part three, the final piece of this series, to learn from a builder’s perspective why a trusted relationship between the builder and client is so necessary.

When do I hire an architect to design my building?

One of the main pitfalls of construction or any business is that sometimes people can exploit other people because they don't know what options they have.  I am a strong advocate for presenting the services FED provides along with other options so the customer can make an informed decision.  If we don't present value to our customers then I would not expect them to use our services.  The hardest part of a construction project is knowing how much it will cost and what you will receive for those costs.  With this idea there are two main ways to start a
project.

1. Design build- is the process of working with a customer to hear their ideas and start to implement those needs into a design.  During this process the Design Builder (FED) will work with all types of sub contractors to provide design and cost that will meet your needs. The main benefit of this process is that a client can see the design and the associated cost of the project before they have large amounts of money spent in design.  A design build proposal is different than other hard bids.  Design build proposals are estimated with all possible costs included.  Even if it isn't on the drawing the contractors know they need to have a complete system for their trade that meets the needs of the customer and building code requirements. This means that you can establish the cost of the project very early on and count on it being your final cost in the end.

2. General contracting/Hard Bid- This is typically achieved by starting with an architect to  design your project.  During this process you will establish your needs and get them into a design but you don't have the ability to know the cost of the project before design is complete.  Only when the design and drawings are done can you start to receive bids for the building.  Architectural fees are typically cost plus and this can put the client at risk if the project that was designed comes in over budget.  Regardless of the project being constructed or not the architect still gets paid based on the work he performed.

Both processes have their pro's and con's.  It all depends on where you are at with your project, how much an upfront budget matters to you and the working relationship you would like to have with a contractor.

For more details on how long each of these processes take check our timelines HERE.

Check out this great article from our partner, Star Building Systems...

HOW TO GET STARTED WHEN IT’S TIME TO BUILD, PART ONE
How to get started when it's time to build
David Alexander

Guest Blogger:
David Alexander, President of Star Building Systems

They say the best way to eat an elephant is one bite at a time. Expanding your building or even building a new structure for your business, church, or school isn’t all that different. It feels like an elephant. Attacking it is best done in small, deliberate pieces. But what they never explain in that piece of advice is, “Where should I take the first bite?”

I have no idea when it comes to elephants. In building, however, there is one tried and true answer: you start with the builder.

There is often a misconception that the builder isn’t all that different than a snake oil salesman. Or a lawyer. Or a politician. He’s only out to get the biggest project with the highest profit margin. In reality, the right builder will be your biggest champion for a solid structure that meets your needs and your budget. They’ll be your advocate. In fact, by the time the project is over, they may end up being your best friend.

What is hard to see for clients are the details that are invisible. Things like dirt work, plumbing, slab work, concrete, foundations, all these areas must be addressed before anything is built. A client will always have the big picture in mind, which is good. The builder, however, will be their detail manager. They know what needs to happen from alpha to omega. They can support, guide, and counsel you about areas that may not have even been considered, such as the topography of the land, if you’ll need a sprinkler system, how the water will run off, and so on and so forth.

When you’re ready to start talking about building, start with the builder. And to help you find the best possible match, here are a few pointers when shopping for that builder.

Years in business
Most people worry about getting taken advantage of by a builder. That is not the case with long-term, established builders. Many of these builders are second or third-generation companies. They are not in business to take advantage of people. Be more worried about the builders who show up overnight on the internet than the builders with a 40-year established business. Their years of service speak for themselves in fairness and honesty.
History
Oftentimes, a builder marketing a low price per square foot may catch your attention when you’re researching online when, in reality, it may cost more. That square foot price may be a hook to simply get you in the door where they’ll slowly raise the price. You are better off looking at that builder’s projects and talking to previous customers. Were they happy? Did they get what they paid for? What was the quality of the builder’s work? This guideline will serve you far better in the long run.
Responsibility
A good builder will also be a good manager of their own business. To determine this, talk to their suppliers and subcontractors. How are they to work with? What is their reputation within the industry? Do they pay their bills on time? If they can manage their own business requirements, they are likely qualified to help you manage your building project.
Specialty
Many builders specialize in one particular type of construction, such as agricultural, commercial, community (fire stations, churches, schools, etc.). Other builders are general and a jack-of-all-trades. Find out about that builder’s previous projects to help determine if they will best serve your needs.
In the end, the most important question to answer in getting started is, “Do I feel comfortable with this builder?” The right builder will be your partner in the project and an invaluable expert in managing all the details required.

Once you have selected the right builder, what’s the next step? Check back next week for part two of this series and find out what questions you and your builder will need to work together to answer.

What is the best time of the year to start construction?

It all depends on the area and climate your project is being built in but Michigan in particular has specific building seasons.  During the winter it is hard to work in the field because the temperatures hinder productivity and construction materials will not perform as well in cold temperatures.

Some materials, like drywall, need to be heated before they can be finished.  Because of the cost to heat the construction products extra cost is incurred and commonly called "Winter Conditions" in your proposed budget. 

An ideal timeline for construction is to work on planning and design during the winter months and start construction in the spring.  There are many reasons for this.  Material prices tend to be the cheapest during the winter months when demand is flat.  Sub Contractors are also anxious to get work for the spring so they will have aggressive pricing to secure work for the summer and fall months.

Planning your design, materials, and all forms of construction during the winter months makes for a quicker start in the spring with reduced costs.

How does insulation affect the cost of my building?

There a couple ways to look at insulation and value in a building, for instance what you are planning to use the building for and the balance of initial cost of insulation and how much return on investment you will receive. If you spend so much on an insulation system that your ROI is past 12-15 years then it is not worth it and FED would recommend another solution.

Another driver of your insulation value depends on your use for the building. If you plan on only keeping the temperature just above freezing and not using the space in the winter then high R-value insulation will not serve any purpose and the cost savings in heating would be very long term. If the building will be kept at a typical room temperature and need to be uniformly heated then a higher R-value would be a good investment.

Don't forget that your insulation is only as good as it's weakest link. If half of the building is insulated very well and the other half is not insulated sufficiently then all of the heat will be lost through the lesser R-value space.

FED can help you navigate through the insulation decision making process as well as all the other areas in which important decisions are made when building a structure. 

How do snow loads affect a building?

If you built a 100' x 100' building in Detroit the overall project cost would be much cheaper than if the building was located in Petoskey.  The reason for this isn't the distance from my office or the local cost of labor.  It all comes down to snow loads.  Snow loads are established by building authorities that have calculated the average snow fall amounts in certain areas and determined that the buildings need to be able to withstand certain snow loads.  For example a building in southern Michigan may have a 35lbs snow load and a building in Northern Michigan may have a 70lbs snow load.  This means that your builder will have to provide enough structural support to hold twice as much snow in Northern Michigan.  This requires making the
steel frames deeper and thicker to support the extra snow. While this adds cost, as a customer, you need to be aware of this during the bidding process so that you can be sure you're truly getting the building you need for where you are located.

The Pro's and Con's of Construction Materials

Many people want to start a project but don't know the best approach. The team at FED works as a design-build contractor and this process is designed to help guide you through this process.

First we need to establish your intended use of the building so we can best provide a solution to your needs. This starts by getting simple information like how many people will use the facility, the planned activity inside and the amount of time they spend there. With this preliminary information we can start to hone in on your best solution for construction.

Many structures that will have a lot of occupants require the structure to be built with non combustible materials. Steel, concrete, masonry, drywall, etc. Depending on the size of the total square footage we can design an efficient metal building structure that won't require fire suppression.

If the usage allows us to use wood construction it is possible to gain some efficiency with smaller buildings. Wood construction can be cheaper if you don't require large spans or open areas, tall walls, or heaving loading.

The general rule of thumb is the larger the structure the more efficient metal buildings will be. The smaller and simpler structures can be efficient using wood construction.

Making this decision is a process and our team at FED will help you understand all of the pro's and con's of each choice.

You can’t judge a book by its cover. Or a building.

Not these days.

What looks like brick on the outside could actually be a metal building. What looks like stucco could also be metal. What looks like wood could be metal. What looks like anything but metal could be…you see where we’re going with this: metal.

Metal is no longer easily detectible. Its gotten sneakier visually. In fact, its disappeared. And a great example of that is the Madison Square retail center in Norman, Oklahoma.

The 20,000 square-foot structure finished in 2010, with an additional 80,000 square-feet expansion currently under construction with a completion date set for Fall 2014. It isn’t a warehouse or an industrial complex; it isn’t storage space or a personal garage. It’s a stunning retail space off 24th Ave. NW that, just before dusk, settles into the landscape with a relaxed air as if its been there for ages.

That was the hope behind the appearance. It’s old world style meets new world technology, says Tim Grissom, co-owner of Precision Builders, who built the complex and is currently handling the expansion.

“We wanted an old, small town downtown look where you have multiple facades of buildings that are done in different ways with different materials,” says Grissom. “That makes each space unique.”

The veneer is a variation of stone, split-faced rock, and brick of varying sizes.

“I don’t think there’s anything in the way of veneer that we couldn’t use if we wanted to use it,” says Grissom.

The varying appearance gives the building, as well as the tenants, the opportunity to streamline their visual persona, such as BA Fitness, a private personal training business, with the lighter brick and large block lettering, or Old Republic Title, a title company, with their more classic façade and logo.

The appearance of a metal building never looked less like metal. And that fact has retail businesses of all kinds keeping an eye out.

“As soon as people started seeing that building go up, they wanted in there. Before we even finished construction the first tenant had moved in,” says Grissom. “It doesn’t look like a metal building and that allows us to tailor the exterior veneer to the clients needs.”

Courtesy of STAR Building Systems

Helpful Tips On What To Expect When Starting A Project...

BGW/FED is exceptionally experienced and ready to help you handle all of the items on this outline.

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