Frequently Asked Questions

Many architects charge percentage fees based on the cost of construction, but I don’t believe that percentage fees are fair to either the architect or the client. I typically charge hourly for the design phase, because this is the portion of the project where it is difficult to predict how much interaction time it will take to arrive at a suitable design. Hourly fees for this phase of design encourage church committees to be organized and deliberate in providing the information an architect needs to create the initial design.

For construction drawings and services during construction, I charge a fixed fee based on the estimated construction cost of the project. Typically this includes architectural, structural, mechanical, electrical, and plumbing drawings. For civil engineering, I either carry them through my contract as a reimbursable expense, or the church contracts with them directly. Other reimbursable expenses include things like travel, drawing copies, etc. that are charged over and above the hourly or fixed fees.

Billing is done monthly, with payment due within 10 days of invoice date.

That depends on a number of factors, but for demonstration purposes, let’s assume a completely new project on unoccupied land. Here are estimates of the normal tasks to complete a project:

• Survey – 1–2 months
• Soil borings and geotechnical report – 1–2 months
• Schematic design, including renderings and phased floor plans and site plans – 2–3 months
• Fundraising and financing – 2–3 months
• Construction drawings – 3–4 months
• Bidding and contractor selection – 1–2 months
• Construction – 12–18 months

As you can imagine, these add up to a lot of time. It’s not unusual for a church project to take 3 years from beginning to end. That time can be compressed with organization, determination, and decisiveness. A good Master Plan will also help to speed things along.

A Master Plan is a picture of everything you would ever build on a particular site. Imagine your Master Plan is the picture on the cover of a jigsaw puzzle. That picture allows you to construct your facilities, one piece at a time, using the Master Plan as a guide. It allows you to plan for the future, and it allows those who come after you to see how you envisioned the ultimate project. It normally includes phased floor plans and phased site plans, as well as 3D color renderings. It is a tremendous communication device that allows you to plan, budget, and fundraise.

It is important to remember that ADA is a civil rights law, not a building code, and as such churches are exempt from the accessibility requirements of ADA. However, building codes do require buildings to be accessible. Aside from the code, a building that is accessible is a building that is friendly to everyone, not just those in wheelchairs.

Building codes govern how buildings are constructed to meet minimum life safety standards. The officials who write the codes will tell you that the codes are not intended to protect property, but to make certain that the occupants can exit the building without harm. Building codes are typically politically benign, that is to say, they are not arbitrary.

Zoning codes were initially intended to protect property values. Early zoning codes divided communities into use areas such as residential, offices, retail, industrial, or agricultural. Many communities still use these. The newer form-based codes divide communities into areas, often with mixed uses in each area. They often come with stringent requirements that are designed to force a certain predetermined outcome, hence the name form-based. These codes are very political in nature because they tend to reflect what certain officials desire, not the end user. They can be very difficult and expensive to comply with.

Building codes have slowly evolved over the years as hind-sight rules that prevent the replication of disastrous events that have taken lives. They are typically common-sense rules that have proven to prevent death and injuries that have taken place as a result of poor building design. For example, why do exit doors swing outward instead of inward? Because in a panic situation, people have died when they pile up against an exit door that swung inward instead of outward. The simple rule to make exit doors swing in the direction of egress has saved countless lives.

Initially, zoning codes were very simple, and basic codes were copied from city to city. However, the nature of these codes (that separated communities into specific areas) meant that mixed uses became prohibited. For example, a century ago you could find downtown area buildings with businesses on the ground floor and residences on the upper floor. The early codes prohibited this arrangement.

Urban planners responded with form-based codes, which created areas that could be tailor-made with unique sets of rules. However, form-based codes are often politically driven, and while churches are not expressly forbidden in form-based codes, the effect of these codes tend to make it impossible for churches to build by creating shortages of land parcels large enough for a church to be operational.

It will depend upon which state you are building in, but generally that answer is no, that is not true.

For example, in Oklahoma, if you are not in city limits, you come under the jurisdiction of the county; if the county does not provide code enforcement services, then you will come under the jurisdiction of the State Fire Marshal. However, because of limited funding and manpower, the State Fire Marshal’s office does not review all kinds of projects. Regardless, state law requires compliance with the building code that is adopted by the state.

In addition, you should also consider the moral duty to provide a safe environment to the occupants of your building, and beyond that, the liability you may face should someone be injured or die due to an unsafe building.

Not necessarily. Two-story buildings require stairways and elevators, which are expensive to build and maintain, and create safety issues and liability. For churches, I typically encourage one-story buildings, but when a building approaches 30,000 to 40,000 sf, a two-story building may be more economical even with the cost of stairs and elevators.

The best time to build is typically when the economy is down and construction prices are low. The best time to prepare to build is when the economy is up and construction prices are up. The economy always ebbs and flows, so timing these two activities—planning and construction—is a key technique to save money. However, when your church is growing and the need to expand is urgent, you should not delay construction if you are financially able to do so. Your building is important to your mission.

This will depend on a number of factors such as where you are now, your ability to grow where you are located, or your purpose for being where you are. The short answer is that, all things considered, the best place to build is where you have the most ability to grow without being impeded by onerous regulations.

This is a matter of conscience, and depends on what your definition of sustainable or green is. For example, I do not believe that humans cause global warming, global cooling, or climate change. I don’t believe that carbon dioxide is a pollutant or that burning fossil fuels is immoral. I believe God designed this planet to function exactly as it is functioning now, and there is nothing we can do to change that. I do believe, however, that we should be good stewards of the earth. For example, it is good to build for energy efficiency, because there is no need to use more energy than is necessary.

The early interpretation of eminent domain is constitutional and was designed to protect property rights while providing for the public good. The Supreme Court case of Kelo vs. New London changed the definition of eminent domain to mean that one person can take property from another simply because they say they have a better use for it. Even liberal Justice Sandra Day O’Connor said at the time of the decision that it would bring disastrous consequences. That has come true, especially for churches.

Remember, churches are exempt from property taxes, and that can make them a target for taking by city governments who don’t see the need for churches. Churches are routinely “zoned out” by new zoning codes.