Many church clients are confused on the process of obtaining an architect and a contractor. They are often wary of the strained relationship between the two throughout the bidding and construction of a typical project. 

Partnering, within construction, involves the development of a complete project team at the beginning of a building project. In many cases, the architect and the owner may select the contractor and other team players during the early preliminary process. The project team can consist of the owner, architect, general contractor, consultants, interior designers, and engineers, as well as material suppliers. All are extremely dedicated from the very beginning to the successful completion of the project. Each partner in turn benefits from the cooperative bond established between them, as well as the overall success of the project at hand. 

The following are several key elements to partnering.

Goals and Objectives
The successful completion of any project is due to a clear and concise development of goals and objectives early in the project. The partners of the team work together to identify respective goals and needs of the project, including size and construction cost budgeting. 

Implementation
Partners work together to develop strategies for implementing goals that are established.

Commitment
The successful participation of each partner cannot be dictated by the contractor only. Success comes from personal and corporate commitment to the goals and objectives.

Trust
Trust is the foundation of any partnering team work. It is of utmost importance that the owner has confidence in the architect, engineers, and general contractor.

Timely Responsiveness
Timely communication and decision-making on a project saves money and keeps problems from growing out of hand.

Continuous and Ongoing Evaluation
In order to ensure the success of the project, continuous evaluation of goals and objectives are critical, and an ongoing dialogue is important between the architect and the contractor at all times.

Team Synergy and Interdependence
No longer are the architect and contractor enemies of one another. No longer are the subcontractors and engineers at war with each other. The consequence of all the efforts of the team results in a unique interdependent relationship whereby all players sense the importance of their role in achieving the ultimate goal of the owner, which is the completion of the building.

It is not uncommon for construction costs on churches to run anywhere between 30% and 40% over budget, but this is not necessary. In the typical building delivery system process, the architect designs a building around the anticipated budget of the owner and then prepares construction drawings and bids it out. There is a major difference between the typical design-bid-build building delivery system and the approach that we call "partnering." 

The significance of this difference is the opportunity for the complete team to work toward establishing a maximum anticipated budget. The contractor, playing his part on the team, is allowed the opportunity to share his expertise in the area of costing at a very early stage. In the event that needs or wishes of the owner exceed the initial budget, design changes can be implemented along with the input of the contractor at very early stages, which will avoid additional costs and delays. 

During partnering, the contractor's major sphere of responsibility, especially in the early phase, is cost consideration. This will assure the owner that he will ultimately get the building he wants, as defined by the goals and objectives, but at an agreed-upon cost within his budget. In this partnering system, the entire design and construction team can evaluate the effective alternatives on cost, time, and quality of the building through complete ongoing value engineering evaluation that occurs throughout the construction drawing process. 

Throughout the design process, construction costs can go up, budgets can be underestimated, and the square footage of the building can grow. Often, expensive details can be designed into a building by the architect's team, resulting in a skyrocketing cost. Many times, the size of the project can grow, causing the final construction costs to exceed the original estimate.

It is estimated that approximately 70% of all projects experience cost overruns of substantial proportions. This is an owner's worst nightmare and can cause construction delays, increased additional design costs, and owner anxiety.

There are a variety of benefits of partnering to the owner, architect, engineer and general contractor.  Examples of these benefits are:

* Reduced fees from the architect-engineering team
* Reduced exposure to litigation
* Reduced risk of cost overruns
* Increased quality construction
* An accelerated schedule for building
* Efficient resolution of problems and issues
* Value engineering
* Improved constructability
* Increased opportunity for a successful project
* Reduced administrative costs
* Expedited decision-making
* Opportunity to provide value engineering at an early stage
* Improved time management and cost control

Many churches have simply not been introduced to the alternative approach of partnering. There is more time spent on the part of the owner prior to the beginning of the project with partnering due to the fact that the selection of the architect, engineer, and contractor is made early. However, a unique bond of trust and camaraderie often builds among the team members and the owner throughout the process, which leads to the successful delivery of a high-quality building.

Michael D. Barnes, A.I.A., N.C.A.R.B., has provided architectural services for more than 25 years on a variety of successful commercial, residential, industrial, and religious projects. Barnes Design Group, P.C. is a leading-edge "church architectural" firm, www.BarnesDesignGroup.com.