Commercial Real Estate Due Diligence RFQ.pdf

ILLINOIS STATE BOARD OF EDUCATION RFQ-Template.docx

REQUEST FOR QUOTE (RFQ)

For Questions please contact: Ally Cooper at acooper@isbe.net Telephone: 217-782-3096 or Fax 217-557-5839

RFQ Specifications:

The Illinois State Board of Education (ISBE) is seeking a vendor to provide:

Comprehensive commercial real estate due diligence services for a property located in the Springfield, Illinois area. The agency requires an all-inclusive single-contract solution. The vendor may utilize internal team specialists or pre-vetted subcontractors, but must provide a unified point of contact, invoicing, and reporting.

Property Information:

• Property Type: Commercial Property

• Property Address: 400 W. Lawrence Ave, Springfield, IL

• Approximate Square Foot 81,393 Sq. Ft.

• Number of Buildings / Stories: 1 building, 3 levels

• Estimated Year Built: Built in 1914; edition constructed and building renovated in 2016

• Desired Closing / Due Diligence Deadline: November 1, 2027

Required Scope of Work

The selected vendor shall provide a written report for each completed assessment, including findings, photographs where applicable, identified deficiencies, estimated remaining useful life of major building systems, recommended corrective actions, and an executive summary consolidating all due diligence findings. Reports shall be submitted electronically and included in the vendor's proposed flat-fee pricing.

Respondent shall either perform or coordinate all required services under a single contract and provide a single point of contact.

• Property Condition Assessment (PCA): Conducted in general accordance with ASTM E2018 standards, covering the building envelope, structural elements, and overall physical condition.

• Roof Inspection: Detailed evaluation of the roof membrane, drainage systems, flashing, and remaining useful life.

• MEP Systems Inspection: Thorough assessment of the HVAC, electrical systems, and plumbing/sewer infrastructure.

• Structural Review: Baseline structural evaluation. If conditions are identified that warrant further engineering analysis, the vendor may recommend a licensed Professional Engineer (PE) review. Any such review shall require prior approval from ISBE and be separately itemized in the cost proposal.

• ADA Accessibility Review: A tier-1 visual checklist review of the property’s compliance with Title

III of the Americans with Disabilities Act.

mailto:abradley@isbe.net

• Phase I Environmental Site Assessment (Phase I ESA): Conducted strictly in accordance with the current ASTM E1527 standard by a qualified Environmental Professional (EP) to satisfy All

Appropriate Inquiries (AAI).

• Additional Recommendations: Inclusion of any other testing typically recommended for this specific property type (e.g., ALTA survey coordination, moisture scanning, or specific regional risks, if applicable). The vendor may identify additional inspections or testing that would be beneficial based on site conditions. Recommendations shall be provided to ISBE for review and approval prior to commencement of any additional work not included in the contracted scope.

1. Scope Execution: Confirmation that all services listed above will be managed under your single contract, specifying which services are performed in-house vs. subcontracted.

2. Cost Proposal: Itemized pricing for the baseline PCA, Phase I ESA, and any optional add-ons.

Expenses:

Vendor shall be paid upon completion of services and receipt of an approved invoice.

Effective Dates:

The term of this contract will be from: upon execution to June 30, 2027

Insurance:

Vendor shall, at all times during the Term of this Contract and any renewals or extensions, maintain and provide a Certificate of Insurance naming the State as an additional insured for all required bonds and insurance. Certificates may not be modified or canceled until at least thirty (30) days’ notice has been provided to the State. Vendor shall provide: (a) General Commercial Liability insurance in the amount of $1,000,000 per occurrence (Combined Single Limit Bodily Injury and Property Damage) and $2,000,000 Annual Aggregate; (b) Auto Liability, including Hired Auto and Non-owned Auto (Combined Single Limit Bodily Injury and Property Damage), in amount of $1,000,000 per occurrence; and (c) Worker’s Compensation Insurance in the amount required by law; (d) a Professional Liability Insurance Policy with a limit of liability not less than $1,000,000 for each claim, and not less than $1,000,000 in the aggregate on an annual basis, for errors, omissions or negligent acts arising out of the performance of (or the failure to perform) professional services hereunder such as, but not limited to: systems analysis, system design, programming, data processing, consulting, system integration and information services. The Professional Liability coverage shall include contractual liability coverage in support of the Vendor’s indemnification agreements in favor of ISBE, shall be written on a “claims made” basis and must be maintained for a period of not less than three (3) years following the date of final payment to the Vendor for all such Services.

The Vendor shall cause all of its subcontractors to purchase and maintain insurance coverages identical to those required of the Vendor hereunder. Insurance shall not limit Vendor’s obligation to indemnify, defend or settle any claims.

Upon execution of this Agreement, the Contractor shall provide a copy of certificate of insurance evidencing the coverage described in this Section. The policy specified above shall be placed with an insurance company reasonably acceptable to ISBE.

Quotes Must Include:

Vendor must include qualifications, relevant experience, and resumes of key personnel assigned to the project

Minimum Qualifications To be considered responsive, respondents must meet all the following minimum qualifications and provide documentation demonstrating compliance:

1. Experience o Respondent must have a minimum of five (5) years of experience performing commercial property due diligence inspections, Property Condition Assessments (PCA), and related commercial real estate assessment services for commercial, governmental, educational, institutional, or office facilities.

2. Professional Qualifications o Respondent must possess all licenses, certifications, and professional credentials necessary to perform the proposed services in accordance with applicable laws, regulations, and industry standards. This includes qualified personnel capable of performing Property Condition Assessments, Phase I Environmental Site Assessments, ADA reviews, and other required inspections.

3. Environmental Qualifications o Phase I Environmental Site Assessments must be performed by a qualified Environmental

Professional meeting the requirements of the current ASTM E1527 standard and All Appropriate Inquiries (AAI) regulations. A current Professional Engineer (PE) or Professional Geologist (PG) license (issued by the state of Illinois) plus 3 years of relevant, full-time work experience

4. Insurance o Respondent must maintain and provide proof of:

Commercial General Liability Insurance;

Professional Liability (Errors & Omissions) Insurance;

Workers' Compensation Insurance; and

5. Reporting Capability o Respondent must demonstrate the ability to provide comprehensive written reports for all required assessments, including findings, photographs where applicable, identified deficiencies, estimated remaining useful life of major systems, recommended corrective actions, and an executive summary of due diligence findings.

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Notes to Vendor:

• All quoted prices must be valid for 30 days from date of submission. All prices must include total charges for the work. This will be provided by one flat fee.

• No price increases will be accepted. In the event of a price decrease, the agency is guaranteed to receive the lowest price.

• ISBE reserves the right to reject all offers; to reject individual offers for failure to meet any requirement; to award by item, part or portion of an item, group of items, or total; and to waive minor defects.

• Vendors are encouraged to register as a Small Business with the State of Illinois

• If you have questions about State of Illinois purchasing procedure, policy or payment please contact ISBE contact located below before placing your quote for consideration.

• Vendor may attach separate pages describing its proposal and relevant qualifications.

Deliverables: Vendor shall provide a written report for each completed assessment, including findings, photographs where applicable, identified deficiencies, estimated remaining useful life of major building systems, recommended corrective actions, and an executive summary consolidating all due diligence findings.

This addition helps ensure consistent and actionable reporting from the selected vendor.

Respondents shall either perform or coordinate all required services under a single contract and provide a single point of contact.