The Hidden Schedule Killer in Fire Station Projects: Site Due Diligence

I’ve lost count of how many times I’ve heard a fire chief say, “We thought we had a site, but now everything’s on hold.” It’s frustrating, it’s exhausting and it’s becoming more common.

Across Central Indiana, more fire departments are running into significant project delays before design ever begins—not because of funding or politics, but because of land acquisition and site-related surprises. The reality is this: where you build can have just as much impact on your timeline and budget as what you build.

Why This Matters More Than Ever

Fire station projects are already complex. Add in zoning approvals, utility access, environmental constraints and community expectations, and suddenly a “simple” site can delay a project by months or even years.

From my experience, the departments that struggle the most are not the ones making bad decisions—they’re the ones who didn’t know what questions to ask early enough.

That’s where site due diligence comes in.

What Is Site Due Diligence—and Why It Takes Time

Site due diligence is the process of determining whether a piece of land is actually suitable for a fire station—not just available or affordable.

This process typically includes:

• Zoning and land-use review

• Environmental assessments (wetlands, floodplains, soil conditions)

• Utility availability and capacity

• Access, setbacks, and apparatus movement

• Compliance with NFPA and operational response standards

Each of these steps involves coordination with local jurisdictions, utility providers and regulatory agencies. Even under ideal conditions, this work can take several months. When complications arise, timelines extend quickly.

The key takeaway: site due diligence is not a box to check—it’s a critical risk-management step.

“Free Land” Isn’t Always Free

One of the most common pitfalls I see is when land is donated or offered at no cost. On the surface, it sounds like a win for taxpayers—and politically, it’s hard to say no.

But here’s the hard truth: Free land can be the most expensive land you’ll ever accept.

Without a proper study, donated sites often come with:

• Geographically the wrong location for effective run response times

• Poor soil requiring expensive foundation solutions

• Floodplain or drainage issues

• Limited access for emergency response

• Utility extensions that blow up the budget

• Zoning challenges that stall approvals

Hiring a professional team to study the land before committing is not a luxury—it’s a responsibility. A site selection or feasibility study can quickly determine whether that “free” parcel is a smart long-term investment or a costly mistake . The cost of poor service, lost lives/property and necessary future relocations far outweighs the initial land acquisition savings.

How Early Site Work Protects Your Project

Departments that invest in site due diligence early consistently see better outcomes:

• More reliable project schedules

• Fewer costly design changes

• Better alignment with stakeholders and elected officials

• Greater confidence when asking for public funding

Etica Group routinely works with fire departments during this early phase—evaluating multiple sites, identifying risks and providing clear data to support informed decisions. This approach helps chiefs avoid being cornered into defending a site that simply doesn’t work operationally or financially .

A Final Word from One Chief to Another

If you’re even thinking about a new station, renovation or land opportunity, my advice is simple: Slow down early so you don’t get stopped later.

Site due diligence may feel like it’s delaying progress, but in reality, it’s what keeps your project moving when it matters most.

Etica Group understands the realities fire chiefs face because we've been there. We bring the technical expertise, public safety perspective and integrity needed to guide departments through one of the most overlooked—but most critical—phases of any facility project.

Call to Action

If your department is evaluating land, considering a donated site or unsure where to start, now is the time to have the conversation. A short, upfront study can save years of frustration and millions in taxpayer dollars.

Reach out to Etica Group to discuss your site options before your project timeline is at risk.