0BAURARIA HIGHER EDUCATION CENTER

1BREQUEST FOR PROPOSAL (RFP) COVER SHEET

Date: February 10, 2026 RFP Number: AHEC-26915-R

Return all Sealed Proposals to:

Auraria Higher Education Center – See section 1.14 for delivery instructions

Purchasing Agent: Stacy Tino, CPPB, NIGP-CPP

RFP Due Date: March 25, 2026 RFP Opening Time: 2:00 p.m. (Mountain)

Student Housing Property Management Services Metropolitan State University of Denver

Per the attached specifications, terms and conditions

F.E.I.N.: Terms:

(Minimum of Net 45) Delivery Date:

Signature:

Typed/Printed Name:

Title:

Company Name:

Address:

City: State: Zip:

Phone Number: Email:

Please be advised that telegraphic or emailed responses cannot be accepted directly in the Procurement Office as a sealed proposal. Offerors are urged to read the RFP thoroughly before submitting a proposal.

Offeror is required to submit Federal employer Identification Number (FEIN).

This sheet must be completed, signed and submitted with proposal.

AHEC-26915-R

Updated 2020

TABLE OF CONTENTS

SECTIONS PAGE

Table of Contents

SECTION 1: ADMINISTRATIVE INFORMATION

SECTION 2: BACKGROUND, OVERVIEW, AND SCOPE

SECTION 3: MINIMUM AND PREFERRED QUALIFICATIONS

SECTION 4: INFORMATION REQUIRED FROM OFFERORS

SECTION 5: COSTS

SECTION 6: OFFEROR RESPONSE FORMAT

SECTION 7: EVALUATION

ATTACHMENTS

Attachment A: Standard Contract Attachment B: PERA Certification Attachment C: W-9

APPENDICES

Appendix A: Technical Specifications – Facilities Maintenance Appendix B: IT Guidelines Appendix C: 100% Construction Documents (PDF) Appendix D: Cost Proposal Template (Excel) Appendix E: Campus Map

SECTION 1: ADMINISTRATIVE INFORMATION

1.1.1

1.1 ColoradoVSS and BidNet Registration

The State of Colorado has transitioned to a financial management system called the Colorado Operations Resource Engine (CORE). All solicitations issued by the Auraria Higher Education Center (AHEC) either on its behalf, or on behalf of the Institutions we serve, will be posted on the following websites:

ColoradoVSS: https://prd.co.cgiadvantage.com/PRDVSS1X1/Advantage4 and the Rocky Mountain E- Purchasing System (aka BidNet): https://www.bidnetdirect.com/colorado

Solicitation details for goods and services, as well as construction notices on ColoradoVSS and BidNet, are public. Registration is not required for ColoradoVSS; however, registration for BidNet is required and there is no cost unless the “push” notification option is selected.

1.2 Official Means of Communication

During the solicitation process for this RFP, all official communication between AHEC’s Procurement Office and offerors will be via postings on the ColoradoVSS and BidNet. AHEC will post notices that will include, but not be limited to, modifications to administrative or performance requirements, answers to inquiries received, clarifications to requirements, and the announcement of the apparent winning offeror.

It is incumbent upon offerors to carefully and regularly monitor ColoradoVSS or BidNet for any such notices.

1.3 State of Colorado Solicitation Instructions/Terms and Conditions

Any proposal submitted in response to this RFP is subject to the State of Colorado Solicitation Instructions/Terms and Conditions found on ColoradoVSS.

1.4 Purpose of the RFP

Metropolitan State University of Denver (“MSU Denver” or “University”) is seeking competitive and innovative responses to this Request for Proposals (“RFP”) from qualified firms (“Property Managers” or “Offerors”) to provide a range of property management services at the Summit House at MSU Denver.

1.5 Term of the Contract

The initial term of the contract resulting from this RFP is/are anticipated to be for a period of three (3) calendar years commencing upon contract execution. If MSU Denver requires these same services after that time, the contract may be extended for up to an additional five (5) years in one-year increments for a total term not to exceed eight (8) years. MSU Denver reserves the right to cancel the contract at any time without cause, upon written notice given sixty (60) days in advance. MSU Denver will give written documentation to the contractor as to the reason for cancellation. Authorized services performed for MSU Denver will be paid for through the cancellation date.

https://prd.co.cgiadvantage.com/PRDVSS1X1/Advantage4 https://www.bidnetdirect.com/colorado

1.6 Number of Awards

MSU Denver intends to award one contract as a result of this RFP, depending on offerors' abilities to service the various systems identified in the RFP.

1.7 RFP Cancellation

AHEC reserves the right to cancel this entire Request for Proposal, at any time, without penalty.

1.8 Document Information

This document, including attachments, constitutes a formal Request for Proposal (RFP) and is a competitive procurement; therefore, the offeror must carefully follow the instructions herein in order to be considered fully responsive to the RFP. The Auraria Higher Education Center (AHEC) reserves the right to reject a proposal that is determined to be incomplete, or which does not follow the required structure and format; however, when such statements are innocent or inadvertent in the opinion of AHEC, AHEC further reserves the right to either request clarifications or waive them as informalities.

1.9 Issuing Office

This RFP is issued on behalf of Metropolitan State University of Denver by the AHEC Procurement Office.

The AHEC Procurement Office is the sole point of contact concerning this RFP. Contact with any other AHEC or MSU Denver employee regarding this procurement may result in disqualification of Offeror’s proposal. The AHEC Procurement Office is the procurement authority for Metropolitan State University of Denver and as such issues their solicitations.

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1.10 Schedule of Activities

Listed below are specific and estimated dates and times of actions related to this RFP. The actions with specific dates must be completed as indicated unless otherwise changed by AHEC. In the event that AHEC finds it necessary to change any of the specific dates and times in the calendar of events listed below, it will do so by issuing a modification to this RFP on ColoradoVSS and BidNet. There may or may not be a formal notification issued for changes in the estimated dates and times. All times listed are Mountain Time.

Activity Date and Time (Mountain Time) Request for Proposal Notice Published on ColoradoVSS and BidNet February 9, 2026

Mandatory Pre-Proposal Meeting February 13, 2026 at 1:00PM Written Inquiry Deadline February 24, 2026 at 4:00PM Modification Issued with Answers to Written Inquiries (if necessary) March 2, 2026 at 4:00PM

Proposal Submission Deadline March 25, 2026 at 2:00PM Presentations, if required April 8-10, 2026 Best and Final Offers (BAFOs), if required April 14, 2026 Notice of Award (estimated) April 17, 2026 Contract Signing (estimated) Week of May 11, 2026

Contract Period

From Contract signing through three (3) years. Resulting Contract may be extended for up to an additional five (5) years in one-year increments for a total term not to exceed eight (8) years at the sole discretion of MSU Denver.

1.11 MANDATORY Pre-Proposal Meeting

To ensure sufficient information is available to offerors preparing responses, a mandatory pre-proposal meeting has been scheduled (see date and time listed in the Schedule of Activities). The intent of this meeting is to have MSU Denver staff available to discuss the project. The pre-proposal meeting will be held virtually via Zoom.

Time: Feb 13, 2026 01:00 PM Mountain Time (US and Canada) Join Zoom Meeting https://us06web.zoom.us/j/82440470160?pwd=oaILPtq1uKtUpcFMLySeOIZTlg1phx.1

Meeting ID: 824 4047 0160 Passcode: 072116

Offerors must attend the meeting to have their proposals accepted. Zoom participant reporting will be completed to establish attendance at the mandatory meeting. If joining by telephone only, https://us06web.zoom.us/j/82440470160?pwd=oaILPtq1uKtUpcFMLySeOIZTlg1phx.1 please be sure to enter your full name and company name in the chat, along with the phone number you joined with to match your attendance with the Zoom report. Offerors should allow one

(1) hour for the meeting. Any substantial clarifications resulting from the meeting will be posted on ColoradoVSS and BidNet. Please limit attendees to four (4) people per company.

1.12 Written Inquiries

Offerors may make written inquiries concerning this RFP to obtain clarification of requirements. No inquiries will be accepted after the date and time indicated in the Schedule of Activities. The AHEC Procurement Office prefers that all inquiries be sent by e-mail to:

Procurement Office, Auraria Higher Education Center E-mail: stacy.tino@ahec.edu

RFP # AHEC-26915-R

Address written inquiries to: Stacy Tino, CPPB, NIGP-CPP

Response to offeror's inquiries (if required) will be published as a modification on ColoradoVSS and BidNet in a timely manner. The only official responses to an offeror’s inquiries are those responses that are published as a modification on ColoradoVSS and BidNet. Offerors should not rely on any other statements, either written or oral, that alter any specification or other term or condition of this RFP.

Offerors are responsible for monitoring ColoradoVSS or BidNet for publication of modifications to this solicitation.

1.13 Modifications or Withdrawals of Proposals

Proposals may be modified or withdrawn by the offeror prior to the established due date and time.

1.14 Proposal Submission

Proposals must be submitted electronically via BidNet. To submit an electronic proposal, offerors must be registered with BidNet.

Proposals must be received on or before the date and time indicated in the Schedule of Activities. Late proposals will not be accepted. It is the responsibility of the offeror to ensure that the Auraria Campus receives the proposal via BidNet on or before the proposal opening date and time.

The Request for Proposal cover page MUST be signed by the offeror or an officer of the offeror legally authorized to bind the offeror to the proposal. The signed RFP cover page must be included with the proposal. Proposals which are determined to be at variance with this requirement may not be accepted.

1.15 Alterations in Proposals

Alterations in cost figures shall be rejected unless initialed by the person responsible for, or authorized to, make decisions as to the cost specified. Proof of authorization shall be provided upon request.

mailto:stacy.tino@ahec.edu

1.16 Addendum or Supplements to Request for Proposal

In the event that it becomes necessary to revise any part of this RFP, a modification notice will be sent via ColoradoVSS and BidNet.

1.17 Presentations/Site Visits

Offerors may be asked to make presentations. Such presentations will be at the offeror's expense. The Evaluation Committee may require a site visit if warranted by the nature of the requirements and the offeror’s response. Evaluation Committee members have the right to modify an offeror’s evaluation based on information provided in presentations and/or site visits. Presentations and site visits may be considered in determining the apparent successful offeror(s).

1.18 Best and Final Offers (BAFOs)

AHEC reserves the right to request BAFOs for this solicitation. Evaluation Committee members have the right to modify an offeror’s evaluation based on information provided in a BAFO. BAFOs may be considered in determining the apparent successful offeror(s).

1.19 Acceptance of RFP Terms

A proposal submitted in response to this RFP shall constitute a binding offer. The autographic or electronic signature of the offeror or an officer of the offeror legally authorized to execute contractual obligations shall indicate acknowledgment of this condition. A submission in response to this RFP acknowledges acceptance by the offeror of all terms and conditions including compensation, as set forth herein. Offeror shall identify clearly and thoroughly any variations between its proposal and the AHEC's RFP. Failure to do so shall be deemed a waiver of any rights of the offeror to subsequently modify the terms of performance, except as outlined or specified in the RFP.

1.20 Confirmation of Submission

Offerors may send an e-mail message to the Purchasing Agent of record indicating that the proposal has been submitted and requesting confirmation by return e-mail upon AHEC’s receipt of proposal. If offeror requires confirmation, it is the offeror's responsibility to confirm in this way receipt of the proposal in advance of the posted deadline.

1.21 Protested Solicitations and Awards

Any actual or prospective offeror or contractor who is aggrieved in connection with the solicitation or award of a contract may protest to AHEC’s Director of Procurement and Distribution Services. The protest must be submitted in writing within seven (7) working days after such aggrieved person knows, or should have known, of the facts giving rise thereto.

With regard to the emphasized language above, it is important for offerors to note that a challenge to the solicitation’s requirements, or specifications, must be made within seven (7) working days of when the protest item is known.

Announcement of the Notice of Intent to Award will be made via a posting on ColoradoVSS and BidNet or via email directly to respondents. The requirement for timely submission of any protest (7 working days) will begin on the first working day following posting of the award notice on ColoradoVSS and BidNet or date of email.

1.22 Confidential/Proprietary Information

Any restrictions of the use or inspection of material contained within the proposal shall be clearly stated in the proposal itself. Written requests for confidentiality shall be submitted by the offeror with the proposal. The offeror must state specifically which elements of the proposal are to be considered confidential/proprietary and why.

Confidential/proprietary information must be readily identified, marked and separately packaged from the rest of the proposal. Co-mingling of confidential/proprietary and other information is NOT acceptable. Neither a proposal, in its entirety, nor proposal cost information, will be considered confidential and proprietary. Any information that will be included in any resulting contract cannot be considered confidential.

AHEC will make a written determination as to the apparent validity of any written request for confidentiality. In the event AHEC does not concur with the offeror's request for confidentiality, the written determination will be sent to the offeror. Ref. Section 24-72-201 et. seq., C.R.S., as amended, Public (open) Records.

1.23 RFP Response Material Ownership

AHEC has the right to retain the original proposal response and other proposal response materials for its files. As such, AHEC may retain or dispose of all copies as is lawfully deemed appropriate. Proposal response materials may be reviewed by any person after the "Notice of Intent to Make an Award" has been posted on ColoradoVSS and BidNet, subject to the terms of Section 24-72-201 et seq., C.R.S., as amended, Public (Open) Records. AHEC has the right to use any or all information/material presented in reply to the RFP, subject to limitations outlined in the paragraph, Confidential/Proprietary Information (above). Offerors expressly agree that AHEC may use the materials for all lawful State purposes, including the right to reproduce and distribute copies of the material submitted for purposes of evaluation, and as part of the resulting contract, and to make the information available to the public in accordance with the provisions of the Colorado Open Records Act.

1.24 Proposal Costs

Proposal costs must be firm for a minimum of ninety (90) days after proposals are due. Estimated proposal costs are not acceptable. Proposal costs will be considered to be your best and final offer, unless otherwise stated in the RFP. The proposal cost will be considered in determining the apparent successful offeror(s).

1.25 Multiple Proposals from a Single Offeror

Offerors may submit multiple proposals; however, each proposal must conform fully to the requirements for proposal submission. Each such proposal must be submitted separately and labeled as Proposal #1, Proposal #2, etc. on each page included in the response. Alternate Financial Proposal options are allowed and do not constitute multiple proposals.

1.26 Selection of Proposal Notice

An Evaluation Committee will review and evaluate offers submitted and make a recommendation for award. This selection will be for award to the responsible offeror(s) whose proposal(s) is/are determined to be most advantageous to AHEC. AHEC will post a "Notice of Intent to Make an Award" on ColoradoVSS and BidNet, or will email offerors, to announce the selected.

1.27 Notice of Intent to Award

AHEC reserves the right to make an award on receipt of initial proposals, so offerors are encouraged to submit their most favorable proposal at the time established for receipt of proposals. Offerors not meeting the requirements identified in the RFP shall be ineligible for further consideration. AHEC may conduct discussions with offerors in the competitive range for the purpose of promoting understanding of MSU Denver’s requirements and the offeror’s proposal, to clarify requirements, make adjustments in services to be performed, and in costs. Changes to proposals, if permitted, will be requested in writing from offerors.

1.28 Award of Contract

Award(s) will be made to the responsible offeror(s) whose proposal(s) will be the most advantageous to MSU Denver, costs and other factors considered. In the event the parties are unable to enter a contract, AHEC may elect to cancel the "Notice of Intent to Make an Award" and make the award to the responsible offeror whose proposal would subsequently have received the award.

1.29 Acceptance of Proposal Content

The contents of the proposal (including persons specified to work for MSU Denver) of the successful Offeror will become contractual obligations if acquisition action ensues. Failure of the successful Offeror to accept these obligations in a state contract, purchase order, or similar authorized acquisition document may result in cancellation of the award and such Offeror may be removed from future solicitations.

1.30 Standard Contract

The successful Offeror is required to enter a formal contract with MSU Denver. The contract will incorporate standard contract terms (including Special Provisions) into any contract resulting from this RFP. These terms are included in the attachment labeled “Attachment A” to this RFP (Standard Contract).

Offerors must clearly identify any exceptions to the contractual terms and conditions described in this RFP, and provide justification and alternative language in their proposal response. Offerors are strongly encouraged to seek advice from legal counsel regarding such contractual exceptions.

Offerors should not assume any term or condition in this RFP or Standard Contract is negotiable. In the event the parties are unable to negotiate contract terms that are fully satisfactory to MSU Denver within a reasonable period of time, as determined by MSU Denver, at MSU Denver’s sole discretion, MSU Denver may elect to enter into negotiations with another offeror within the competitive range. If a “Notice of Intent to Make an Award” has been issued, and the parties are unable to enter into a contract that is fully satisfactory to MSU Denver within a reasonable period of time, MSU Denver may elect to request that AHEC cancel the “Notice of Intent to Make an Award” and commence contract negotiations with another offeror within the competitive range.

1.31 Ownership of Contract Products/Services

Proposals, upon established opening time, become the property of AHEC and MSU Denver. All products/services produced in response to the contract resulting from this RFP will be the sole property of AHEC and MSU Denver, unless otherwise noted in the RFP. The contents of the successful Offeror's proposal will become contractual obligations.

1.32 Incurring Costs

AHEC and MSU Denver are not liable for ANY cost incurred by offerors prior to issuance of a legally executed contract, purchase order, or other authorized acquisition document. No property interest, of any nature, shall occur until a contract is awarded and signed by all required parties. All costs incurred in the response to the RFP are the sole responsibility of the offeror.

1.33 Non-Discrimination

Offerors shall comply with all applicable state and federal laws, rules and regulations involving non-discrimination on the basis of race, color, religion, national origin, age or sex.

1.34 Rejection of Proposals

AHEC reserves the right to reject any and all proposals, waive informalities and minor irregularities in proposals received as determined by AHEC, and to accept any portion of a proposal or all items proposed if deemed in the best interest of MSU Denver. Failure of an offeror to provide any information requested in this RFP (and in the manner or format required) may result in disqualification of the proposal.

1.35 Parent Company

If an offeror is owned or controlled by a parent company, the name, main office address and parent company's tax identification number shall be provided in the proposal. The tax identification number of the offeror responding to the RFP must be provided. The offeror must be a legal entity with the legal right to contract.

1.36 News Releases

News releases pertaining to this RFP shall NOT be made prior to execution of the contract without prior written approval by MSU Denver.

1.37 Certification of Independent Price Determination

Except as otherwise disclosed with particularity, through its submission of an offer, the offeror certifies that the prices and other terms in the offer have been arrived at independently without any consultation, communication, agreement with, or knowledge of the contents of the offer by any other competing offeror.

For purposes of this paragraph, "consultation, communication, agreement with, or knowledge" does not include knowledge of prices or terms gained through availability of established price lists or catalogues made available to the public by the competing offeror. No attempt has been made or will be made by the offeror to induce any other person or firm to submit or not to submit a proposal for the purpose of restricting competition.

1.38 Prime Contractor

MSU Denver will consider the selected offeror to be the sole point of contact with regard to contractual matters including the performance of services and the payment of any and all charges. There may be areas for use of subcontractors or partners in this project. MSU Denver encourages use of small businesses wherever viable. If you are using subcontractors/partners, your proposal must list the subcontractors/partners, their area(s) of expertise, and include all other applicable information herein requested for each subcontractor/partner.

1.39 Taxes

MSU Denver is exempt from federal excise taxes under I.R.C. Chapter 32 (26 U.S.C., Subtitle D, Ch. 32) (Federal Excise Tax Exemption Certificate of Registry No. 84-730123K) and from State and local government sales and use taxes under §§39-26-704(1), et seq., C.R.S. (Colorado Sales Tax Exemption Identification Number 98-02565). MSU Denver shall not be liable for the payment of any excise, sales, or use taxes, regardless of whether any political subdivision of the state imposes such taxes on Contractor. Contractor shall be solely responsible for any exemptions from the collection of excise, sales or use taxes that Contractor may wish to have in place in connection with the resulting contract.

1.40 Assignment and Delegation

Except for assignment of antitrust claims, neither party to any resulting contract may assign or delegate any portion of the agreement without the prior written consent of the other party.

1.41 Legislative Changes

MSU Denver reserves the right to amend any resulting contract in response to legislative changes, which affect the services related to this RFP.

1.42 Order of Precedence

In the event of any conflict or inconsistency between terms of this Request for Proposal and the proposal (offer), such conflict or inconsistency shall be resolved first, by giving effect to the terms and conditions of the resulting contract, second to the Request for Proposal, and third, to the offeror’s proposal.

1.43 Availability of Funds

Financial obligations of MSU Denver, payable after the current fiscal year, are contingent upon funds for that purpose being appropriated, budgeted and otherwise made available. In the event funds are not appropriated, any resulting contract will become null and void, without penalty to MSU Denver.

1.44 Venue

The parties agree that the venue for any action related to performance of this contract shall be in the City and County of Denver, Colorado.

1.45 Offeror Proposed Terms and Conditions

Except as specified in the offeror’s proposal, the submission of the offeror’s proposal will indicate its acceptance of the terms and conditions. Offerors must disclose in their proposals terms and conditions, or required clarifications, of terms and conditions consistent with these instructions. AHEC and MSU Denver reserve the right to clarify terms and conditions not having an appreciable effect on quality, price/cost risk or delivery schedule during post-award formalization of the contract.

1.46 Contract Cancellation

MSU Denver reserves the right to cancel for cause, any contract resulting from this RFP, by providing timely written notice to the contractor.

1.47 Insurance

The contractor shall procure, at its own expense, and maintain for the duration of the contract, the insurance coverage as described in the attached Standard Contract (Attachment A).

1.48 Past Performance

Each offeror’s past performance will be reviewed as part of MSU Denver’s overall evaluation. This evaluation will take into account past performance information submitted as a part of such offeror’s proposal including, but not limited to, information regarding predecessor companies, key personnel who have relevant experience, and subcontractors performing major or critical aspects of the service(s), if such information is relevant. Offeror’s without a record of relevant past performance or for whom information on past performance is not available will receive a neutral past performance rating. MSU Denver will consider offeror’s performance on past or current MSU Denver contracts with requirements similar to MSU Denver requirements for this contract. MSU Denver will consider information provided by offeror regarding any problems encountered on the identified contracts and any associated corrective actions.

1.49 State Employment Affiliation

Offerors must explain any State employment affiliation as described on the ColoradoVSS website in the Solicitation Instructions found on ColoradoVSS.

1.50 Key Personnel

MSU Denver shall consider Contractor “Key Personnel” and therefore essential to the work being performed. Contractor shall immediately notify MSU Denver in writing prior to replacing “Key Personnel”.

Replacement personnel must have the same skill level and qualifications, or better, than the personnel they are replacing. MSU Denver must approve the replacement personnel in writing prior to new personnel commencing work and the change must not delay the project. MSU Denver’s approval of replacement Key Personnel shall not be delayed nor unreasonably withheld. Contractor shall take commercially reasonable action to transfer their “departing” personnel’s project knowledge to the Contractor’s substitute personnel to ensure continuity of services performed. The Property Manager agrees that it will remove any employee from its workforce at the Summit House who is deemed objectionable by MSU Denver.

1.51 References

MSU Denver may contact the references provided by an offeror (primary sources) to validate the offeror’s experience. Other individuals and entities, (secondary sources) identified as possessing relevant information during the course of discussions with the references provided by an offeror, also may be contacted by MSU Denver. MSU Denver reserves the right to consider representations by these individuals or entities (secondary sources) concerning project scope, timeliness of performance, project management capabilities, and other information relevant to determining the quality of an offeror’s past experience and demonstrated capabilities.

1.52 FERPA/HIPAA

Successful contractor and consultant must adhere to Federal FERPA (Family Education Rights and Privacy Act) and HIPAA (Health Insurance Portability and Accountability Act) regulations.

1.53 Conflicts of Interest

Offeror avers that to his/her knowledge, no AHEC or MSU Denver employee has any personal or beneficial interest whatsoever in the service or property described herein. See CRS §24-18-201 and CRS §24-50-507.

The signatory hereto avers that he/she is familiar with CRS §18-8-301, et seq. (Bribery and Corrupt Influence) and CRS §18-8-401, et seq. (Abuse of Public Office) as amended, and that no violation of such provisions is present.

1.54 Cooperative Purchasing

In accordance with CRS §24-110-201, the award under this solicitation will be a cooperative purchasing agreement (“Agreement”) available for use by the contracting state institution of higher education and other state institutions of higher education on the terms, conditions and rates set forth in the Agreement. Each agency or entity ordering goods or services under the Agreement will be responsible for all costs and expenses incurred in connection with its orders; shall establish its own contract, place its own orders, issue its own purchase orders, be invoiced there from, make its own payments, and issue its own exemption certificates as required by the successful offeror(s). The award does not preclude any state institution of higher education from pursuing a purchase or purchases through their own contracting methods with another vendor.

SECTION 2: BACKGROUND, OVERVIEW, AND SCOPE

2.1 Background

MSU Denver is a public university located in Denver, Colorado. Established in 1965, it is a four-year university located on the Auraria Higher Education Center Campus (“AHEC”), a campus shared with two other higher education institutions: the University of Colorado Denver and the Community College of Denver. As of Fall 2025, MSU Denver had an enrollment of 17,000 undergraduate students.

MSU Denver is undertaking a transformative campus development initiative with the construction of the Summit House, a 12-story, mixed-use student housing facility. Scheduled to open in 2027 and located on the north side of campus across from Ball Arena, the Summit House will be the University’s first on-campus student housing complex in its 60-year history. This project aims to enhance the student experience, support workforce development, and create a vibrant, sustainable campus community.

The Summit House will provide approximately 550 student beds across the upper 10 floors. The ground floor will feature retail and dining space, and the second floor will house MSU Denver’s Classroom to Career Hub (C2 Hub) - a signature workforce initiative that connects students with career opportunities through strategic partnerships with faculty and industry leaders.

Figure 1. Rendering by Sar+ Architects

Summit House’s revenue-generating unit types include 2BR Semi-Suites and 4BR Semi-Suites; non-revenue generating spaces include Hotel Singles and 2BR Apartments. See Figure 2 below for the bed count by unit type and price per semester.

Figure 2. Summit House Bed & Unit Counts with Proposed Semester Rents at Opening

Unit Type Units Beds Per Semester Price

2BR Semi-Suite 133 532 $7,092 4BR Semi-Suite 10 40 $7,212 Non-revenue: Hotel Single 10 10 N/A Non-revenue: 2BR Apartment 2 4 N/A Total 155 586

The entirety of the building program inclusive of ground floor retail, office space, and other back-of-house spaces is provided in Figure 3 below. These represent the current plans but are subject to change. Refer to drawings in Appendix C for cleanable area square footage. Please note that food service tenant space should not be included.

Figure 3. Summit House Overall Building Program

2.2 Overview

MSU Denver seeks to engage a qualified and experienced property management firm to manage the building operations of the Summit House in accordance with a shared services model. The selected partner must demonstrate a strong track record in managing student housing or similar residential facilities, an ability to work collaboratively with campus stakeholders, and a commitment to maintaining high standards of safety, cleanliness, and customer service. Ultimately, MSU Denver desires to contract for a scope of services that best advances the overall objectives described in this RFP.

By submitting a proposal, each Property Manager certifies that it understands this RFP and has full knowledge of the scope, nature, quality, and quantity of the work to be performed, the detailed requirements of the services to be provided, and the conditions under which the services are to be performed. Each Property Manager also certifies that it understands that all costs related to preparing and submitting a response to this RFP will be the sole responsibility of the Property Manager. If selected by MSU Denver, the Property Manager will notify MSU Denver immediately of any material change in any matters regarding the Property Manager, including changes to statements, representations, or information previously provided.

2.3 Scope of Work – Selected Property Manager Responsibilities and Requirements

MSU Denver desires to contract with a Property Manager to provide a scope of services that may include all or a portion of the responsibilities described in this Section 2.3.

For the services mutually agreed upon in a finalized scope of work, the Property Manager will exclusively handle all matters pertaining to human resources issues as they pertain to employees of the Property Manager. This will include, but is not limited to, recruitment, screening, hiring, training, supervision, retention, and payment. The Property Manager agrees that it will remove any employee from its workforce at the Summit House who is deemed objectionable by MSU Denver. Additionally, the Property Manager will implement safety and security protocols in its operations that are subject to review and approval by MSU Denver.

2.3.1 The Summit House Management – Overall Objectives

MSU Denver has established the following objectives for a Summit House Property Manager:

a. Position the hall as a desirable residential community for current and prospective MSU Denver students to support recruitment and retention goals of the institution.

b. Support an enhanced student experience by maintaining high-quality living accommodations, office environment, and food hall.

c. Collaborate with MSU Denver to develop and optimize a capital improvement and lifecycle reinvestment program for the property.

d. Support the financial pro forma in achieving self-sufficiency through operating efficiencies and national best practices without compromising the experience for residents, staff, guests, market competitiveness, and housing occupancy.

e. Establish a strong working relationship with MSU Denver to ensure seamless coordination and mutual support in creating a positive residential experience for students.

f. In partnership with MSU Denver, establish Service Level Agreements (SLAs) an accountability and incentive structure with key performance indicators (KPIs) to track the Property Manager’s effectiveness in meeting important objectives, including delivering and maintaining a high level of satisfaction, providing excellent asset management, and achieving operational efficiency.

2.3.2 General Administration

a. Ensure the building is fully turned and ready for resident move-in by the scheduled move-in date.

Responsibilities include: preparing all residential units and common areas, managing refuse and cleanliness throughout the property, and procuring and coordinating roll-off dumpsters for move-in through AHEC.

b. Manage all aspects of the move-out process including: cleaning and repairing vacated units, assessing and documenting damage for billing, coordinating building turn for upcoming occupancy, procuring and coordinating roll-off dumpsters for move-out through AHEC.

c. Manage the third-party laundry vendor, including: coordinating and tracking service calls and performance, maintaining operational utility services to machines, cleaning and maintaining laundry rooms. Please note that laundry is intended to be free for students, and therefore, no commission on the laundry service should be assumed.

d. Address and resolve facilities-related resident complaints. Communicate known facilities-related complaints from residents to the designated residential life contact. Collaborate with the University and residents to resolve issues promptly and professionally.

e. Address and resolve facilities-related complaints regarding the office and food hall environments.

Communicate known complaints to the designated department of facilities contact. Collaborate with the University to resolve issues promptly and professionally.

f. Jointly develop Student Satisfaction Survey on an annual basis in collaboration with residential life. This includes submitting relevant building operations-related questions for inclusion in the University’s student housing satisfaction survey.

g. Provide and fund all IT, telecommunication services, and supplies for Property Manager’s staff.

h. Provide pre-opening support services prior to completion of construction including, but not limited to, input on design and construction, furniture, fixtures and equipment (FF&E), marketing, IT, and other items that will impact long-term operations of the facility.

2.3.3 Financial Administration

a. Establish and maintain utility accounts in the name of the ownership entity, either with local utility providers or through the campus, depending on the provider. Utility data shall be tracked for benchmarking and anomalies. It is currently assumed that MSU Denver will pay all utilities with the possible exception of the managed-WiFi internet service provider.

b. Prepare the annual operating budget. The budget timeline and approval process will be outlined in the property management agreement. All anticipated expenses for Property Manager-provided services must be included in the proposed operating budget. MSU Denver shall have the right to review and approve the annual budget.

c. Monitor the capital reserve fund balance on an ongoing basis. Prepare and submit capital funding requests based on the approved annual capital plan, as well as addressing additional capital needs identified through routine maintenance and inspections.

d. Collaborate with MSU Denver on determining rental rates for the upcoming fiscal year based on financial performance.

e. Support the preparation and completion of the annual audit and tax return. Provide access to all financial records, documentation, and reports required by the auditor’s schedule.

f. Property Manager is solely responsible for funding the salaries and benefits of its personnel.

g. Assess and document interior unit damages upon discovery or student move-out. Property

Manager will promptly complete repairs and submit repair cost estimates and collaborate with MSU Denver to establish and maintain a pre-approved “Damage Charge Sheet” that itemizes standard charges for common damage-related repairs and replacements.

h. The selected Property Manager shall have day-to-day operational and financial responsibility for the residence hall, including authority to approve and execute routine maintenance, repairs, and minor improvements with an individual cost of $5,000 or less per occurrence, provided such work is consistent with the approved operating budget and does not materially alter building systems, life-safety components, or programmatic use of the facility. The Property Manager shall be fully accountable for cost control, vendor procurement, quality assurance, and documentation associated with these expenditures. Any single repair, capital improvement, or scope of work exceeding $5,000 shall require prior written authorization from the University before proceeding.

This structure is intended to balance operational efficiency with appropriate institutional oversight while ensuring timely response to maintenance needs and stewardship of University assets.

2.3.4 Residence Life and Student Services

a. Responsible for the prompt turnover and preparation of any residential unit vacated as a result of a behavior-related contract termination or other mid-year student vacancy. Responsibilities include: cleaning, maintenance, and readiness of the unit for reassignment, in coordination with Residential Life and in accordance with University protocols.

b. Coordinate with Residential Life staff to schedule and conduct periodic health and safety inspections of resident units. Participate in or support training sessions for staff involved in inspections and ensure inspections are performed in compliance with applicable health, safety, and housing standards.

2.3.5 Custodial Services

a. Perform regular cleaning, waste removal, and general upkeep necessary to maintain the facility, equivalent to the APPA 2 standard.

b. Provide all supervision, cleaning personnel, equipment, supplies, tools, and other materials as required for custodial services. Custodial services must be aligned with environmental and green standards.

c. Work order management, including systems to receive and promptly respond to resident requests or complaints.

2.3.6 Facility Maintenance

a. Create and maintain a comprehensive Asset Inventory and Preventative Maintenance Program for all building systems and equipment. Provide monthly reports detailing work order activity, routine maintenance, and preventative actions completed.

b. Recruit, hire, train, and manage all maintenance, building operations, and custodial personnel for the Summit House. Ensure all personnel are qualified, pass all company required background checks, have necessary state licenses (as applicable), and are properly trained in accordance with regulatory standards and University expectations.

c. Access and utilize MSU Denver’s work order portal to receive and respond to service requests submitted by students and staff, ensuring responses align with defined Service Level Agreements (SLAs) and Key Performance Indicators (KPIs). Deliver monthly summary reports of reactive maintenance work orders and collaborate with MSU Denver to develop a mutually agreeable reporting format. An alternative work order system may be proposed if the existing system is deemed insufficient. Any alternative work order system must be able to integrate into other work order systems, and any and all data collected by the Property Manager will be owned by MSU Denver and turned over at the end of the contract in a timely fashion (maximum of 30 days).

d. Coordinate training and scheduling with Residential Life staff to complete Room Condition

Reports (RCRs) for all units prior to move-in and at move-out, documenting damages, providing repair estimates, proper application of “Damage Charge Sheet” and supporting damage billing processes as needed.

e. Procure and maintain an adequate inventory of maintenance and building operations materials and supplies, utilizing MSU Denver preferred vendors whenever feasible to ensure consistency, compliance, and cost-efficiency.

f. Oversee contracts for all specialized facility vendors including, but not limited to, elevator maintenance, fire alarm and life safety monitoring, and access control systems, leveraging MSU Denver’s preferred vendors where possible to maintain service consistency and favorable pricing.

g. Establish and manage a direct contract with AHEC’s current waste hauling vendor to ensure consistent trash, recycling, and composting services aligned with campus standards.

h. Implement an Integrated Pest Management Strategy and directly contract with a licensed pest control provider.

i. Maintain a service contract for elevator maintenance preferably with the current MSU Denver provider to ensure service consistency with campus-wide expectations.

j. Coordinate all required inspections and compliance activities related to life safety systems with

Residential Life staff and the Authority Having Jurisdiction (AHJ), and schedule and conduct required fire drills in cooperation with the same.

k. Maintain a 24/7/365 on-call emergency response service for facility-related issues, with response times and procedures defined in the KPI and Service Level Agreements.

l. Manage and dispose of hazardous waste and materials in full compliance with applicable local, state, and federal regulations, and notify MSU Denver immediately of any known hazardous substance incidents occurring at the Summit House.

m. See Appendix A: Technical Specifications – Facilities Maintenance for more detail on minimum expectations for the property manager related to the scope items.

2.3.7 Facility Planning and Capital Renewal

a. Coordinate all capital improvement activities in alignment with MSU Denver’s approved Capital Plan. Submit annual capital requests to MSU Denver for review and approval, ensuring consistency with the long-term maintenance and development strategy for the property.

b. Present proposed capital projects and expenditures for formal review and approval.

c. Adhere to all permitting and inspection requirements as defined by the Authority Having Jurisdiction (AHJ). Manage all aspects of the permitting process, including submission, coordination, and compliance with local regulatory bodies.

d. Select qualified contractors and administer construction contracts for approved capital improvement projects, subject to MSU Denver’s approval of contractor selection. Ensure compliance with building codes, project standards, budget, and schedule.

e. Procure all materials necessary for the execution of capital projects, ensuring timely delivery, cost efficiency, and compliance with university standards and specifications.

2.3.8 Information Technology and Related Support Services

a. Procure high quality, reliable internet service and maintain wired and wireless internet access throughout the facility. This section excludes the 2nd floor C2 Hub and 3rd floor office space, which will be managed by MSU Information Technology Services (ITS) and coordinated by ITS.

b. Maintain all information technology (IT) infrastructure at Summit House, including servers and wireless routers. This section excludes the 2nd floor C2 Hub and 3rd floor office space, which will be managed by MSU ITS and coordinated by ITS.

c. Provide customer support to Summit House residents, guests, and 1st floor vendors experiencing connectivity or other internet-related issues. This section excludes the 2nd floor C2 Hub and 3rd floor office space, which will be managed by MSU ITS and coordinated by ITS.

d. See Appendix B: IT Guidelines for more detail on minimum expectations for the property manager related to the scope items.

2.3.9 Exterior Maintenance and Management

a. Remove waste immediately adjacent to the building. Regularly collect and dispose of loose trash and litter found throughout the Summit House exterior grounds to maintain a clean and welcoming environment.

b. Maintain all exterior lighting fixtures affixed to the building. Ensure all lighting is functional and promptly address outages or damage in accordance with established maintenance protocols.

c. For the purposes of this proposal, offerors shall assume 50' from all utility points of connection, all hardscapes and landscape detailed on Appendix C are within the scope of this agreement.

d. Notify AHEC facilities if areas outside of the purview of this contract require attention.

2.3.10 Critical Incident Response

a. Coordinate all responses to planned and unplanned utility outages with MSU Denver to ensure the restoration of services to the Summit House in a timely manner. Notify both MSU Denver and affected residents of any planned outages that will exclusively impact the Summit House. MSU Denver will, in turn, notify Property Manager of any planned utility outages that affect the property.

b. Notify MSU Denver Student Life and MSU Denver Facilities immediately upon identification of any life safety equipment malfunction and provide continuous status updates until the equipment has been repaired or replaced in compliance with safety requirements.

c. Notify MSU Denver Student Life of any known student injuries occurring at the Summit House and receive reciprocal notifications from MSU Denver. Immediately contact Auraria Campus Police Department (ACPD) in all cases involving student injury related to Summit House property.

d. Respond promptly to any biological or chemical hazards in accordance with applicable local, state, and federal health and safety protocols, and inform MSU Denver of all such incidents without delay.

e. Collaborate with MSU Denver in response to natural disasters, fire, and flooding incidents. Adhere to MSU Denver’s emergency management plan, including specific provisions for student housing.

Maintain written protocols for staff related to shelter-in-place procedures during extreme weather events. Immediately notify MSU Denver of any known fire or flooding incidents and assist with reporting fire incidents in accordance with Annual Fire Report requirements. Notify MSU Denver of any flooding that results in student displacement.

f. Provide and follow a written elevator entrapment response protocol that is fully consistent with current MSU Denver campus procedures. Treat all elevator entrapments as “Emergency” events under the defined Service Level Agreements and respond accordingly.

SECTION 3: MINIMUM AND PREFERRED QUALIFICATIONS

3.1 Minimum Qualifications of Offerors

a. Demonstrate at least five (5) years of continuous experience in professional property management of student housing…