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Faithful Stewards

July 2010 - Volume 2, Issue 7 
 

The monthly Stewardship e-newsletter of the Vermont Conference

 
I just might just be kayaking, or fishing, or napping, or...
 
Through the miracles of email communications, you receive this email on the 15th, just like every month, even though I am currently 'unplugged'. Lynn and I are away for our annual trip to Lake Manchaug in Sutton, MA. We go in our camping trailer every July to Manchaug and camp next to my sister and brother in law. Other parts and pieces of the family come for a visit while we're there as well. So, as this is delivered to your inbox, I may indeed be fishing, or kayaking, or napping, or reading a good book, or 'The' good book.
 
Now, I'm not trying to make you envious or anything like that. This time spent camping for me is more than just respite from the grind; it is a chance to slow down the pace, pause, reflect,  reconnect with the beauty and splendor of nature, and to intentionally listen for the small still voice.
 
It helps me remember that Stewardship is about so much more than money and budgets and campaigns. We should be as focused on caring for creation as we are on our buildings. Alone in a kayak shortly after dawn on a lake as smooth as glass, I can't help but wonder what we've done. I mourn for the Gulf of Mexico - not just for the oil still spewing into the water, but the loss of habitat, jobs, marshlands and beaches; the damage to creation it will take decades to repair.
 
Alan Watts, way back in the 1960s, said that we call ourselves a materialistic culture, but we are nothing of the kind. A materialistic culture would have some respect for materials, and instead, we are driven to use materials to produce junk and toxic gasses. No, he said, we are not a materialistic culture because we have no respect for materials. We have forgotten the marvel of holding a small pebble in our hand. Respect that is based on wonder. And wonder that comes from a  faith in our Creator.
 
So this month I invite you to remember that stewardship is about so much more than money. It's everything we do with everything we have after we say "I believe." Find your way back to a holistic version of stewardship that involves all aspects of caring for creation, not one limited to the budgets and four walls of our churches.
   
I would welcome the opportunity to be in conversation with your congregation on matters of stewardship, budgeting, investments, or congregational vitality. Please be in touch (well, after July 25th!).
 
Peace,
 
Jim
Jim Thomas
Business Manager/Stewardship Associate
 
For help in your congregation about Stewardship, budgeting, investments, or church vitality, please email Jim at
thomasj@vtcucc.org
Cell Tower Leases - - Do's and Don'ts for Churches
 by John W. Pestle
Churches are frequently approached to lease land for a cell tower, or to lease space on the church building for a cellular antenna. This will continue for the foreseeable future, because the expanded capabilities of new cell phones and wireless devices like the iPhone and iPad strain existing wireless networks. So thousands of new towers will be added each year.
Cellular leases are for long terms - - usually 20 to 35 years. For this reason, and because the initial lease offered a property owner is usually quite one-sided in favor of the wireless company, such leases can significantly affect a church for decades. For example, they can significantly restrict how a church uses its property, or make repairs or alternations to church buildings difficult, more expensive or even impossible.
Here are some basic suggestions, based on much experience, for a church which is approached about leasing space for a cell tower or antenna.
In general:
Ø  To protect your church, have the lease reviewed by a specialist, such as a real estate attorney or a person specializing in assisting property owners on cell tower leases.
Ø  Have this review done at the start of your negotiations, and certainly before you sign the lease - - or an "option to lease." The "option" will have the lease attached to it, so once you sign, you're stuck with it.
Ø  Be aware that the local "lease agent" for a wireless company generally is a subcontractor, with little cellular knowledge. They typically have little authority, and getting a better lease often takes time, patience and perhaps going to the parent cell phone company.
Ø  If you have a mortgage on your church, whoever holds the mortgage probably will have to approve the lease. Contact them right at the start to see if this is the case and make sure you tell the wireless company that such approval is needed.
Ø  If the mortgage holder won't approve the lease, it's probably for a good reason, and a "red flag" against signing the lease in its current form.
Ø  Most importantly, be aware that most leases are not "take it or leave it" arrangements, but are open for negotiation on rents and terms to get improvements significantly benefitting the church.
Many questions center on rents and "what the rent should be":
Ø  Cell tower rents vary greatly by location, just as property values do. In general, rates below $1,000/month are probably too low. Rents for prime locations can be double that.
Ø  Pay close attention not just to the initial rental, but to how often it escalates (hopefully yearly) and by how much. With compounding, the money a church gets from rents can increase significantly over time.
Ø  On rentals, usually the biggest item is making sure the church gets the additional rent from a second or third provider adding antennas to a proposed tower. Not doing so is the most common and most expensive error property owners make.
Ø  Churches with existing leases should be very skeptical about offers to "guarantee" the lease will not be terminated if the church greatly reduces the rent, with claims that lease termination is likely because there is "another cell tower" nearby which the cell company can switch to. Such claims are often false.
Ø  Churches should pay close attention to the "fine print" in the lease. In general, the focus here is on making sure the church gets the lease and rent it expects, with the church not being exposed to liability or restricted in its main operations, use of its property or mission throughout the several decades the lease will last. Although the lease income is nice, it is usually a small addition to overall church income. So fine print in the lease "tail" should not wag the church "dog". For example:
Ø  The fine print often provides that the wireless company can put up any kind of broadcasting antenna it wants, and allows unlimited changes in the number, size, type and color of antennas. The lease should be rewritten to only allow cell phone antennas of a specified size, often camouflaged to make them less visible.
Ø  Leases to put antennas on an existing building need special terms, such as to make sure that the antennas do not decrease the useful life of the building, roof, steeple, etc; or increase the cost of needed maintenance and repairs.
Ø  Insurance, assignment, bankruptcy and non-interference provisions need to be carefully reviewed, and usually rewritten, so as to adequately protect the church.
By following these principles and pointers churches can get leases that fulfill their expectations, often with a higher rental and fewer downsides which can come back to hurt the church in the future.
 
John Pestle is the partner in charge of Varnum's communications law practice. He is a graduate of Harvard, Yale and the University of Michigan Law School, and represents property owners on cell tower leases. He offers "model leases" drafted to protect the property owner, which incorporate these and other suggestions and can be reached at 616-336-6000 ex 6725 or jwpestle@varnumlaw.com, or see his cell tower leasing web page at www.varnumlaw.com/lease.
 
Fundraising Principles for Small Congregations
Peggy Powell Dean, a professional fundraiser for 25 years, pioneered the concept of community campaigns for religious institutions. Common Bond's consulting editor, Kim Lovejoy, asked Ms. Dean for tips on fundraising by small congregations of 20 to 100 people for repair and restoration projects of about $25,000 to $50,000 a year a common situation among grant applicants to the Sacred Sites Program.
 
The following principles, dubbed "Dean's 15," apply to these small campaigns as well as to large campaigns.
 
1. Set the capital campaign goal after you know the full scope of work to be done even if you cannot address it all now. A church in North Carolina met its campaign goal but ended up deeply in debt because the work that needed to be done exceeded the goal. If the original goal had taken the full scope of work into account, the church most likely could have met the higher goal and maintained its credibility
 
2. Contact the New York Landmarks Conservancy, Partners for Sacred Places, and your denominational office for help in finding reputable architects, conservators, contractors, and fundraising consultants. Use available resources, such as The Complete Guide to Capital Campaigns for Historic Churches and Synagogues. The new, revised edition has much more guidance for small congregations (see Resources).
 
3. Have plans for both building repairs and fundraising. (See the related article on conditions surveys starting on page 13 in this issue.) Among the elements of a fundraising plan are a case for support; an analysis of all markets you hope to approach; an organizational chart; job descriptions for volunteers; a timetable; and a campaign budget.
 
4. Get at least three estimates for every job. This applies to everything from architectural services to building repairs to fundraising. You will learn more about possible approaches to the job and find the best person for your needs.
 
5. Build consensus. Hard-hat tours for the congregation, friends, and neighbors at the beginning are a good way to show building conditions and gain support for the work that needs to be done.
 
6. Use a "Pyramid of Gifts." Construct a chart indicating the number of gifts of each size needed to meet the goal, as explained in The Complete Guide to Capital Campaigns. If you are not sure how to identify potential top givers, a fundraising consultant can help.
 
7. Focus on Pacesetting and Leadership Gifts. You must have high-level gifts at the beginning to succeed. Even in a poor congregation, there are individuals of relative wealth.
 
8. Use Challenges. For example, to stimulate Pacesetter, Leadership, and Major Gifts, get a lead giver in each category to match all or some gifts (one-to-one or $1 for every $2) to spur people to stretch in deciding upon the size of their pledges.
 
9. Look at former members, descendants of founding families, neighbors, and employers. Give each person a reason for giving, such as a historical connection, or a relationship with the person who is asking for a gift.
 
10. Once the campaign is well underway, with a plan and leadership gifts, go public with signs, banners, and publicity. Don't hide your candle under a bush. Here's an appealing example: A church in Chapel Hill, North Carolina hung a banner "An Education Building for Our Children A Garden for Everyone" on scaffolding to spur gifts for construction and landscaping.
 
11. Don't be afraid to return to donors who supported the campaign early on. Never say "we'll never ask again." If the campaign hits a plateau, seek challenge gifts from early donors who have paid off their pledges.
 
12. Be disciplined about pledge collection. A New York church issued boxes containing one color-coded envelope per month for the capital campaign intermingled with regular stewardship envelopes. This created a habit of monthly giving, which many parishioners continued after the campaign concluded, creating a steady stream of income for maintenance and repairs.
 
13. Incorporate planned giving into the campaign. Train volunteers to talk with donors about (a) maintaining a regular annual stewardship pledge; (b) making a capital gift for work to be done now; and
(c) making a planned gift for the future. Popular forms of planned gifts include a bequest in a will; designating a church as the beneficiary of a life insurance policy, if the donor's children are grown and self-sufficient; or designating a church as the beneficiary of an Individual Retirement Account (IRA) a good option for young single people.
 
14. Have a donor recognition program. Recognize donors on plaques. Periodically publish names as an incentive to others. Publicize memorial gifts to encourage others to make them.
 
15. Pray for the success of your campaign. Help can come from surprising places.

Q and A with Peggy Powell Dean
Common Bond: What are the priorities if only one or two people in the congregation are doing the fundraising?
Dean: Expand involvement by asking others to take on responsibilities for a small piece of the campaign, such as research, materials, a cultivation event, hosting a training session, or participating in a solicitation. Financial support follows involvement. If only two people are working on the campaign, only two people will have an incentive to dig deeply into their pockets.
Common Bond: Let's say a congregation had a capital campaign for roof replacement two years ago, and now $30,000 is needed for restoration of a stained glass window. Does every fundraising effort need to follow these principles to succeed, or are there short-cuts?
Dean: Sometimes it is possible to turn to one person or a small group of "leaders" to quietly fund a special item. A leadership dinner is one way to discuss the need and determine whether it can be met within the group. Invited participants must be chosen wisely sometimes people wonder why they weren't included and get miffed. Furthermore, in New York there are many foundations that should be considered, although most will ask what the congregation is doing and what other sources will be approached.
 
Peggy Powell Dean & Company is a full-service financial and organizational development firm established in New York in 1979. Clients have included a broad spectrum of arts, education, social service, policy, and religious institutions. The firm, now in Chapel Hill, North Carolina, takes on a limited number of new projects each year on a selected basis.
Stewardship Resources on the Conference Website

Have you visited the Stewardship page on the Conference website recently? If not, I think you'll be pleasantly surprised at the resources available there.

There are downloadable copies of the IRS Guide for Churches, a Church Treasurer Guide Booklet, information about Conference finances, an OCWM video, and much more.
 
New is a complete list the Stewardship resources available in the Conference Resource Center. We've added many new titles in the past year.
 
Check it out!
Finally, something to ponder and a bit of humor -
 First, a true story:
 
Sometime back, I read about an English church in Nottingham that practiced "servant evangelism" by visiting local pubs and offering regulars a free drink. 
They would sit down at a table with some of the regulars and say, "Can we buy you a drink?  We're just Christians from a local church wanting to show you a token of God's love, no strings attached.  You don't have to talk to us.  What would you like?"  They would order a round of drinks, pay for them, and then move to another table to make it clear that there were no strings attached.
Sometimes that was all there was to it, but other times people would say, "Come back a minute.  Why are you doing this?  Who are you?  Why would you buy us drinks?"  And that would open the door to discussing God's grace.  The pastor claimed that the technique was highly successful, if controversial.
My guess is that most congregations would find that form of "servant evangelism" a bit over the top -- but it leaves the question hanging, "What sort of evangelism are you practicing that is better?"  
 
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The strongman at a carnival squeezed the juice from a lemon between his hands. He then said to the audience, "I will offer $200 to anyone in the audience who can squeeze another drop from this lemon." A thin, scholarly looking woman came forward, picked up the lemon, strained hard, and managed to get a drop. The strongman was amazed. He paid the woman and asked, "What is the secret of your strength?" "Practice," the woman answered. "I was the stewardship chair of First Congregational Church for thirty-two years!"
 
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In New England, where the collection plate is rarely full, a pastor in a small church was taking the offering. When the plate came back to the pastor to pray over the offering, he saw that the few pennies in it were even less than usual. He held the plate up in front of him and said, "Well Lord, we thank you for the safe return of the plate."

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I must not just live my life; I will not just spend my life. I will invest my life.
 - Helen Keller

 


Want to know how you can leave a legacy to help your friends and neighbors? Contact the Chair of our Stewardship Department, Rufus Cushman, at: ruficon@myfairpoint.net


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