1-NOTICE OF INTENT TO SOLE SOURCE Appraisal Services.pdf

Revised 12/12/2025

CITY OF DETROIT

OFFICE OF CONTRACTING AND PROCUREMENT

NOTICE OF INTENT TO SOLE SOURCE

NIS NO. 546235

Appraisal Consultant Services for an Independent Evaluator

Buyer: Chris Jones

EVENT / ACTIVITY DUE DATE / TIME

ADVERTISEMENT DATE 6/18/2026

SUBMISSION DUE DATE * 6/25/2024 @ 2:00PM EST

All responses must be submitted online in the Supplier Portal. Late or phoned/emailed responses will not be accepted.

* Respondents must register in EUNA Bonfire to download bid documents and submit bids. The City cannot guarantee the accuracy of any bid documents obtained from outside of EUNA, and bids submitted outside of EUNA Bonfire will not be accepted. Detailed resources about registering and bidding, including video tutorials and live, virtual office hours, are available at www.detroitmi.gov/suppliersupport.

Questions about the specifics of this RFP must be asked within the EUNA Bonfire Messages interface for the bid on or before the date and time indicated above. Questions asked via phone, email, and/or other means will not be answered.

Proposals must be uploaded in EUNA Bonfire on or prior to the date and time indicated above.

Late and/or emailed proposals will not be accepted.

1.1. NOTICE

The City of Detroit Office of Contracting and Procurement hereby announces its intent to enter into a sole source contract in accordance with Detroit City Code Sections 17-5- 12(g) and 17-5-154, only one source of supply is available.

1.2. JUSTIFICATION OF SOLE SOURCE PROCUREMENT

This is a unique service for public Assessor/Appraisal services. The company must have specific knowledge of compliance with Article IX, Section III of the Michigan Constitution which states, in part, that all real and tangible personal property shall be assessed at fifty percent (50%) of its market value as of December 31st of the preceding year.

https://detroit.bonfirehub.com/ http://www.detroitmi.gov/suppliersupport

1.3. DESCRIPTION OF PURCHASE

Scope of Work – to prepare a study and report to determine compliance with Michigan Law, specifically whether parcels are assessed at fifty percent of their market value. A report of the results of the evaluation, the formula and code used in the evaluation, and the data used to reach any determination shall be completed and delivered to the Detroit City Council, the Chief Financial Officer, and the Deputy CFO/Assessor for the City of Detroit before the close of the current March Board of Review.

Article IX, Section III of the Michigan Constitution which states, in part, that all real and tangible personal property shall be assessed at fifty percent (50%) of its market value as of December 31 st of the preceding year. This evaluation should include using an Assessment Ratio Study and any other methods the Contractor deems appropriate that do not conflict with rules, bulletins, and provisions of the Michigan State Tax Commission or the General Property Act (Act 206) of Michigan.

This project should be considered as three related but separate phases:

Phase I In Phase I, the evaluation shall review the City’s residential sales data from the current 24-month Assessment cycle (April 1, 2023, to March 31, 2025) to determine if the vetting process used by the Office of the Assessor excluded sales that should have been deemed arms-length transactions and included in the sales analysis sales that should have been removed from the analysis used to determine value in Detroit. After this review, a Sales Ratio Study will be produced to support the review’s conclusions. The Contractor shall prepare this report using generally accepted appraisal principles and best practices as they deem appropriate. However, all methods must conform to the rules, bulletins, and provisions of the Michigan State Tax Commission.

Michigan law requires using Economic Condition Factors (ECF) as part of the mass appraisal process. As practically as possible, the Contractor shall draw a sample representative of the existing ECF neighborhoods.

The Contractor shall report their findings to the Detroit City Council, the Chief Financial Officer, and the Deputy CFO/Assessor for Detroit. The Contractor will be required to appear before the Detroit City Council remotely after the report has been submitted to present and explain their methodology and any findings as of that date and to take questions from the members of the Detroit City Council and the public.

It is envisioned that the Contractor will use a sample or percentage of the residential sales data on which to base their conclusions. It is at the Contractor's discretion to determine the appropriate sample size or percentage for their report.

The Contractor can include in their review any sales or parcel information used by the Office of the Assessor to prepare the City of Detroit’s Assessment Roll. They may also, at their discretion, review the appeals submitted at the 2026 Assessor’s Review and March Board of Review.

The Contractor shall use generally accepted appraisal principles, including those methods and standards suggested by the International Association of Assessing Officers (CONTRACTOR) in the performance of this review if those methods and standards do not conflict with the rules, bulletins, and provisions of the Michigan State Tax Commission or the General Property Tax Act (Act 206) of Michigan.

It is envisioned that one of the methods that the Contractor shall employ is the creation of an Assessment Ratio Study, which shall be presented to the Detroit City Council, the Chief Financial Officer, and the Deputy CFO/Assessor of Detroit to determine compliance. The preparation of this study shall employ generally accepted appraisal principles; however, the study must comply with Michigan Law and the rules, bulletins, and provisions of the Michigan State Tax Commission.

Phase II In Phase II of this project, the Contractor shall review the current operations, processes, and procedures used by the Office of the Assessor to determine real property valuation in the City of Detroit. This review shall utilize industry’s best practices in the industry and conform with the technical standards of the CONTRACTOR, if those standards do not conflict with Michigan law or the policies of the Michigan State Tax Commission.

It is envisioned that this will include a review of the Office of the Assessor’s existing structure, policies, and operating procedures to determine if they meet industry best practices and the standards necessary to complete it’s statutory requirements.

At conclusion of review, Contractor will provide a written report of findings and suggestions for improvement.

Phase III In Phase III of this project, the CONTRACTOR shall assist the City of Detroit’s Office of the Assessor in developing a mass appraisal report and analysis. The envisioned report will help the City of Detroit’s Office of the Assessor to better communicate valuation trends between revaluation cycles and help ensure both transparency in the valuation process to the City and compliance with Michigan Law and industry best practices.

The Contractor doesn't need to hold a designation issued by the Michigan State Tax Commission to serve as an assessing officer in this state. The Contractor must hold a corresponding designation or certification demonstrating proficiency in assessment administration and valuation practices. That designation could include the CONTRACTOR Certified Assessment Evaluator (CAE), Residential Evaluation Specialist (RES), Assessment Administration Specialist (AAS), or an equivalent designation from a recognized appraisal organization such as the Appraisal Institute. In addition, the Contractor must demonstrate the experience and qualifications necessary to carry out this assignment in a jurisdiction.

Project Methodology:

Sales Ratio Study –

Task Description

Sales Ratio Study Contractor will conduct a sales ratio study and deliver draft report to Client in pre-determined format

Final Report Contractor will deliver final report to Client in pre-determined format

The sales ratio study and corresponding analysis will take place each year over the term of the contract with Client. Year one, the study and report will be completed by Contractor; following completion of report Contractor will offer up to 8 hours of training to Client’s staff in anticipation of staff conducting the analysis beginning in year two.

Years two and forward Client’s staff will complete the sales ratio study and analysis report while Contractor observes the process and completes a quality control review of the study to ensure results are complete and accurate. Contractor will provide a summary of findings from the quality control review of Client’s report.

Gap Analysis –

Task Description

Draft Report Contractor will work with Client to arrange staff interviews to facilitate with report

Mass Appraisal Report –

Task Description

Draft Report Contractor will work with Client to draft report in compliance with State laws and industry best practices

1.4. INTENDED SOURCE:

VENDOR NAME: International Association of Assessing Officers VENDOR ADDRESS: 314 W 10th Street Kansas City, Missouri 64105-1616

1.5. INTENDED CONTRACT:

TERM: 3 Years

TOTAL VALUE: $490,000.00

1.6. RESPONSE REQUIREMENTS:

This notice of intent is not a request for competitive proposals. However, any interested party that believes it can meet the requirement described herein may identify themselves and must provide evidence of their capability to fulfill the requirement being requested.

Responses must be supported with clear and convincing evidence to clearly be able to provide the services outlined in this notice.

All responses received in writing within seven business days after date of publication of this notice (see deadline above) will be considered by the City of Detroit. A determination by the City of Detroit not to compete this proposed contract based upon responses to this notice is solely within the discretion of the City of Detroit. Information received will be considered solely for determining whether to conduct a competitive procurement.

1.7. MODIFICATION OF SERVICES AFTER CONTRACT APPROVAL

The City reserves the right to modify the services provided by the awardee. Any modification and resulting changes in pricing shall be made by amendment to the contract by the awardee and the City.

1.8. NEWS RELEASE

News releases pertaining to these proposal specifications or the provisions to which they relate shall not be made without prior approval of the City and then only in coordination with the City.

1.9. MISCELLANEOUS

It shall be the responsibility of the Respondent to thoroughly familiarize themselves with the provisions of these specifications

The Respondent agrees to abide by the rules and regulations as prescribed herein by the City as the same now exists or may hereafter from time to time be changed in writing.

1.10. OFFICE OF INSPECTOR GENERAL

1.10.1. In accordance with Section 2-106.6 of the City Charter, this Contract shall be voidable or rescindable at the discretion of the Mayor or Inspector General at any time if a Public Servant who is a party to the Contract has an interest in the Contract and fails to disclose such interest.

1.10.2. This Contract shall also be voidable or rescindable if a lobbyist or employee of the contracting party offers a prohibited gift, gratuity, honoraria or payment to a Public Servant in relation to the Contract.

1.10.3. A fine shall be assessed to the Contractor in the event of a violation of Section 2-106.6 of the

City Charter. If applicable, the actions of the Contractor, and its representative lobbyist or employee, shall be referred to the appropriate prosecuting authorities.

1.10.4. Pursuant to Section 7.5-306 of the City Charter, the Inspector General shall investigate any

Public Servant, City agency, program or official act, contractor and subcontractor providing goods and services to the City, business entity seeking contracts or certification of eligibility for City contracts and person seeking certification of eligibility for participation in any City program, either in response to a complaint or on the Inspector General’s own initiative in order to detect and prevent waste, abuse, fraud and corruption.

1.10.5. In accordance with Section 7.5-310 of the City Charter, it shall be the duty of every Public

Servant, contractor, subcontractor, and licensee of the City, and every applicant for certification of eligibility for a City contract or program, to cooperate with the Inspector General in any investigation pursuant to Article 7.5, Chapter 3 of the City Charter.

1.10.6. Any Public Servant who willfully and without justification or excuse obstructs an investigation of the Inspector General by withholding documents or testimony, is subject to forfeiture of office, discipline, debarment or any other applicable penalty.

1.10.7. As set forth in Section 7.5-308 of the City Charter, the Inspector General has a duty to report illegal acts. If the Inspector General has probable cause to believe that any Public Servant or any person doing or seeking to do business with the City has committed or is committing an illegal act, then the Inspector General shall promptly refer the matter to the appropriate prosecuting authorities.

For purposes of this Article: “Public Servant” means the Mayor, members of City Council, City Clerk, appointive officers, any member of a board, commission or other voting body established by either branch of City government or the City Charter, and any appointee, employee or individual who provides services to the City within or outside of its offices or facilities pursuant to a personal services contract.

1.11. QUESTION DEADLINE

All questions regarding the Notice of Intent shall be submitted through the Supplier Portal no later than the time and date specified in the solicitation. In the interest of transparency, only written questions will be accepted. Answers to questions will be posted within the Supplier Portal.

The City of Detroit does not guarantee a response to questions submitted after the question deadline.

Should a Respondent be in doubt as to the true meaning of any portion of this Notice of Intent or find any patent ambiguity, inconsistency, or omission herein, the Respondent must make a written request for an official interpretation or correction in accordance with the instructions for submitting questions as specified in this notice.

Respondents are advised that no oral interpretation, information or instruction by an officer or employee of the City of Detroit shall be binding upon the City of Detroit.

Respondents requesting changes to the notice terms and conditions, specifications, quantities, etc.;

or if clarifications are needed, must make the request in writing by the stated bid submission deadline.

http://www.michigan.gov/SIGMAVSS