Construction Manager at Risk RFQ-P GHA_5.27.26 - FINAL.pdf

McCluggage II Extension

GRISWOLD HOUSING AUTHORITY

Request for Proposal for Construction Manager – at Risk

Publication May 29, 2026

Responses Due by 4:00 p.m., Tuesday, June 30, 2026

The Griswold Housing Authority (“GHA”) is seeking a qualified firm to serve as Construction Manager at Risk for its proposed New Construction of McCluggage Manor Extension (the “Project”). GHA is requesting a “Statement of Qualifications and Response to Request for Proposals” from interested parties for the Project. The Project is anticipated to be funded with layered financing including but not limited to financing from the State of Connecticut Department of Housing (“DOH”) and the Connecticut Housing Finance Authority (“CHFA”). The GHA anticipates utilizing 4% Low Income Housing Tax Credits and tax-exempt bonds. Prior successful experience working with DOH and CHFA-funded affordable housing developments of this scale is mandatory to qualify for consideration for the Project.

Project design and construction drawings are being developed by Capital Studio Architects, LLC of East Hartford, CT.

A full copy of the Request for Proposals and access to drawings are available by contacting Capital Studio Architects LLC, 1379 Main Street, East Hartford, CT 06108. Contact David Holmes, Principal, at 860-289-3262 or e-mail dholmes@capitalstudio.net.

GRISWOLD HOUSING AUTHORITY

Paul Brycki Executive Director

Griswold Housing Authority

REQUEST FOR QUALIFICATIONS

Construction Manager at Risk Publication May 29, 2026

The Griswold Housing Authority (the “GHA”) is seeking a qualified firm to serve as construction manager at risk (the “CMR”) for GHA’s proposed development of McCluggage Manor Extension (the “Project”), a 29-unit senior affordable rental housing complex. The role will initially start as an advisor and cost estimator leading to a Construction Manager at-risk.

Construction of the Development is contingent upon GHA’s award of soft funding from the Connecticut Department of Housing. GHA’s preliminary application is under consideration and contemplates multiple sources, including but not limited to, the State of Connecticut Department of Housing (“DOH”) and the Connecticut Housing Finance Authority (“CHFA”) with anticipated funding commitments in the fourth quarter of 2027. Selection of the CMR will entail an interview of the highest ranked firms.

Project Summary

The McCluggage Manor Expansion is a proposed new-construction development consisting of twenty-nine (29) units of elderly and disabled affordable housing at 242 Taylor Hill Road in Griswold, Connecticut. The site is a sloping, wooded parcel located just outside Jewett City, immediately adjacent to the existing McCluggage Apartments.

Architectural drawings are currently at the 90% design stage, and the development team is seeking a Construction Manager at Risk (CMR) to provide detailed pricing, constructability review, and preconstruction services in support of funding applications anticipated for submission in the late fourth quarter of 2027.

The Griswold Housing Authority (GHA) intends to co-develop the project with New Samaritan Inc., an established nonprofit affordable-housing developer with extensive experience in both development and long-term property management. GHA currently owns and operates McCluggage Apartments, a 30-unit state-assisted elderly housing community.

The McCluggage Manor Expansion will be constructed directly adjacent to the existing property, increasing the community’s affordable housing inventory and strengthening the overall campus.

The proposed development consists of a new 2.5-story mid-rise residential building containing twenty-nine (29) units. The building massing has been designed to work with the natural topography of the site, resulting in a structure that presents as two stories on one elevation and three stories on another. The building is intentionally pulled inward from the site perimeter, with increased setbacks to meet current zoning and regulatory requirements.

Units will feature individual entry doors from a central interior corridor, and all finishes, systems, and amenities will be newly constructed. The project will incorporate CHFA and DOH energy-efficiency standards, including high-performance building envelope measures and modern mechanical systems.

GHA seeks a CMR partner capable of delivering comprehensive preconstruction guidance and construction services that support the Authority’s programmatic goals and budget constraints. The project is expected to be subject to state prevailing wage requirements. The selected firm will play a critical role in refining cost estimates, identifying value-engineering opportunities, and ensuring that the project advances efficiently toward financing, permitting, and construction.

Contemplated Funding

The primary sources of funding include 4% Low Income Housing Tax Credits, CHFA tax-exempt financing, and subordinate financing from the Connecticut Department of Housing.

Scope of Services

The CMR shall review and participate in design and the production of the construction documents with the owner of the Project, currently contemplated to be the GHA (the “Owner”) and its project architect, Capital Studio Architects (the “Architect”). The CMR shall solicit trade bids on behalf of the Owner from trade subcontractors on a competitive basis.

The Owner and the CMR shall agree upon a Guaranteed Maximum Price to perform the work identified in the Bid Documents prepared by the Architect and the CMR shall enter into contracts with trade subcontractors to perform their respective trade work.

The CMR shall be responsible for all aspects of a CM scope, including, but not limited to:

1. Pre-Construction Services

a. The CM shall review the Plans and Specifications prepared by the

Architect and make recommendations as to constructability of the Project.

b. The CM shall provide detailed construction cost estimating services, including preliminary, interim, and final cost estimates for each “element” to ensure budget alignment throughout the project.

c. The CM shall make recommendations to Owner as to alternate methods and materials to construct the Project in a manner that meets the Owner’s goals.

d. All building and other permits required by the Town of Griswold to allow for the construction of the Project are the responsibility of the Construction Manager.

e. Provide all necessary documentation to receive approval from Connecticut Commission on Human Rights and Opportunities (CHRO) and ensure that any subcontractors comply with CHRO requirements as well.

f. Participate in meetings and provide data and documentation and related activities associated with closings of financing for the Project.

g. The CM is expected to work with the Owner and the architect on the project schedule.

h. The CM will develop a site logistics plan (if required).

i. The CM will liaise with utility companies and other service providers as needed.

2. Bidding Services

a. Develop pre-qualification standards for all trade bids, after they have been reviewed during pre-construction.

b. Prepare bid specifications packages that are designed to encourage bidding by State certified MBE’s, WBEs, SBEs and Veteran Owned Enterprises and New London County based businesses.

c. Prepare and manage bidding to select all Subcontractors and material suppliers.

d. Bid the Project to local and regional subcontractors to the extent possible.

All prices shall be reviewed by the Owner, architect, and the CM. At the conclusion of this period, the CM shall provide a Guaranteed Maximum Price for the Project.

e. Enter into contracts with all subcontractors and suppliers. Ensure all necessary licenses, insurance requirements and other certifications are in place before subcontractors begin work.

3. Construction Period Services

a. Provide and regularly update Construction Schedules.

b. Manage all aspects of the Construction of the Project, including leading weekly constriction meetings, preparation of change orders and payment requisitions.

c. Maintain all required records, including but not limited to plans and specifications, interpretations, RFIs, sketches, inspection reports, warranties and guaranties and similar documentation and provide to Owner at Project completion.

d. Provide all documentation required for billing, including lien waivers and similar materials.

e. Review and recommend actions related to proposed change orders.

f. All other responsibilities typical of a Construction Manager.

g. Post-construction services to include resolution of punch lists, prepare all operating and maintenance manual information including warranties.

h. Provide formal training for all systems and warranty walk-through.

It shall be the CMR’s responsibility to be familiar with, and take into consideration when responding to, this RFP, all of CHFA’s and DOH’s requirements including, but not limited to: construction contract requirements, warranty for construction defects, assurance of completion, progress payment requests, construction guidelines (including but not limited to: project planning and technical review, construction costs, energy conservation, environmental and hazardous material review), standards of design, cost certification, affirmative action, substantial completion/permission to occupy and final closeout.

Response Components

Contractors responding to this RFP shall submit the following questionnaire information:

Firm Overview

1. Business Organization

a. If a corporation, include date of and state of incorporation, its business address(es), an organizational chart, and names and addresses of the corporation’s officers and members of its board of directors;

b. If a partnership, include the date and state of formation, the type of partnership, its business address(es), an organizational chart, and the names and addresses of all general and/or limited partners; and

c. If other, include organization type date and state of formation, its business address(es), an organizational chart, and a list of names and addresses of all key members.

2. How many years this business entity has been engaged in construction?

3. Is this business entity legally qualified to do work in the State of Connecticut?

4. The CMR must have a State of Connecticut Major Contractor’s License; please provide evidence of the license. Has this firm’s Major Contractor’s License ever been suspended or revoked?

5. Is the firm a women’s business enterprise (“WBE”), minority owned business (“MBE”), or a small business enterprise (“SBE”)? Is this firm DAS prequalified?

Experience and Staffing Plan

6. Provide an organizational chart for the Project. Describe the duties and include resumes of the proposed key personnel and project superintendent/project manager to be assigned to the Project. Provide a summary of project experience (similar projects in particular) for each team member for both pre-construction and construction management.

7. List of all projects that were financed by DOH / CHFA, including project name, date of completion, contract amount and reference(s).

8. Provide a summary of projects similar in scope to the Project, including scope, dollar amount, renovation description and date of completion.

9. Provide a summary of current contracts with anticipated dates of completion.

10. If the entity has ever defaulted on a contract or failed to complete work, please list any such contracts. Provide a list of judgments, claims arbitration rulings, lawsuits against the organization or its principals during the past five (5) calendar years (i.e., 2021-present) years.

11. Is the firm currently, or has it in the past five (5) calendar years, been involved in any litigation? If so, provide the details.

Reference and Other

12. Has the firm ever violated any Occupational Safety and Health Act (“OSHA”) or any standard, order or regulation promulgated pursuant to such act during the preceding three (3) calendar years? List all of the firm’s willful or serious violations that occurred during the preceding three (3) calendar years. Indicate if these were abated within the time fixed by the citation or whether the citation was appealed. If appealed indicate status and/or disposition.

13. Provide a letter of interest from a bonding company to supply a bid bond and performance and material bond for the Project, together with bonding capacity and the amounts available for the Project.

14. Evidence of existing insurance coverage and statement that the firm shall comply with the insurance requirements of the Project. The respondent shall provide insurance as set forth in Exhibit 3, provided by insurers authorized to do business in the State of Connecticut, with an “A-“ Best’ Rating and at least a Class V3 or better financial category as shown in the most current A.M. Best Company ratings and satisfactory to Owner.

15. Affirmative Action Policy and Equal Employment Opportunities Policy statement that the firm will comply and adhere to Affirmative Action compliance as required by the Owner and CHFA. Include a statement if the firm has any outstanding Commission on Human Rights and Opportunities (“CHRO”) issue/complaints.

16. Statement of interest in the Project, including acknowledgement of the awareness of and ability to comply with all of CHFA’s and DOH’s requirements, guarantees and policies.

Qualitative Information:

1. Experience: The firm has verifiable construction management at risk experience with a client group that demonstrates the proposer’s performance can best satisfy the Owner’s requirements for the Project.

2. Project Organization, Personnel Experience and Qualifications: Confirmation that the firm’s professional and personnel staff who will serve as primary staff for the Project possess appropriate project experience and can demonstrate successful related preconstruction and construction management work experience and construction manager at risk experience with evaluation emphasis placed on the technical expertise and credentials of the proposed project staff.

This evaluation shall include a focus on the proposed project superintendent, plus the field support staff. This same staff shall be identified in the CMR agreement by and between the Owner and the CMR.

3. Project Approach and Preliminary Project Plan: In the response to the RFP, the firm shall demonstrate its approach to the construction management at risk process indicating a clear understanding of the purpose, service, scope, and objectives of this RFP. The firm’s Qualitative Proposal shall include the Proposed Project Plan and General Construction Schedule, plus other detail, as appropriate, for example a preliminary site utilization plan, etc. The submission shall include information related to the firm’s approach and prior success related to subcontractor coordination, management of subcontractors, budget performance, schedule performance, claims avoidance, and effective project closeout (ninety (90) day goal).

4. Past Performance on construction management at risk projects: The firm shall include in the RFP response specific project examples, reference contracts and other relevant information to allow the GHA to evaluate the firm's past performance on related DOH funds financed or CHFA/DOH financed construction management contracts.

5. Schedule Performance: Project Schedule compliance is very important. The firm’s proposal shall include examples of past scheduling performance, on time project delivery, in-house scheduling capabilities, and successful schedule recovery on past projects. Related owner references shall be furnished.

Preliminary schedule comments on the Project may be included as well as ideas on proactive approaches to achieve the schedule. The RFP Package includes information on the Project’s anticipated duration. A diagrammatic schedule, a bar chart or a similar simple illustrative format detailing the project delivery schedule for completion is required.

6. Safety Record: The firm will be rated based on its past safety record and its proposed safety program.

7. Fee Proposal:

a. Provide a preconstruction fee proposal for the scope of services.

b. Provide a proposed fee structure for construction. Please provide details for each component (i.e. general conditions, overhead and profit). Do not include a construction cost contingency in the fee proposal; this will be part of the Owner’s approved development budget.

c. The cost proposal should be provided on the Cost Form attached as

EXHIBIT 1.

Review Process

GHA will review the responses and evaluate them on the basis of the Evaluation Criteria below.

Interviews with the shortlisted firms will then be held at a future date and location.

Evaluation of Proposals: Selection Process

The evaluation of the prospective CMRs, construction management experience, past performance and bonding ability will be based upon its financial, managerial, and technical abilities, its integrity, and its absence of conflicts of interest.

Prospective CMRs must have a minimum of five (5) years of relevant multifamily affordable housing development experience or three (3) successfully completed multifamily, affordable housing development projects. The prospective CMR shall provide proof of such experience by submitting three (3) reference letters from current and/or past clients regarding the CMR’s performance on multifamily, affordable projects of similar type and size.

In addition, the prospective CMR shall provide a minimum of three (3) reference letters from major material suppliers regarding its credit account payment history.

The final selection shall be made by the GHA based upon each response to the questionnaire and qualitative information.

• Experience with projects of similar scope and size

• Organizational capacity, personnel experiences and qualifications

• Project approach, preliminary project plan and quality of RFP submission

• Past performance on CMR projects

• Schedule performance

• Safety

• Fee structure proposal

Selection Process. Proposals will be evaluated by a committee as part of the selection process. If deemed necessary, Owner reserves the right to schedule interviews and or oral presentations as part of the selection process. Invitations for interviews may involve a short list of the proposals received. Interviews are anticipated to take place from July 6, 2026, to July 17, 2026, and will be scheduled individually with firms that make the short list. Firms not invited to interview will be notified prior to commencement of interviews.

If all required financing is received, then a contract shall be awarded to the most responsive and responsible contractor as determined by the GHA in its sole and absolute discretion.

State Set-Aside Requirements The proposer who is selected to perform this Project, funded in whole or part by the State, must comply with CONN. GEN. STAT. §§ 4a-60, 4a-60a, 4a-60g, and 46a-68b through 46a-68f, inclusive, as amended by June 2015 Special Session Public Act 15-5.

An Affirmative Action Plan must be filed with and approved by the Commission on Human Rights and Opportunities prior to the commencement of construction. State law requires a minimum of twenty-five (25%) percent of the state-funded portion of the contract for award to subcontractors holding current certification from the Connecticut Department of Administrative Services (“DAS”) under the provisions of CONN. GEN.

STAT. § 4a-60g, as amended. (25% of the work with DAS certified Small and Minority owned businesses and 25% of that work with DAS certified Minority, Women and/or Disabled owned businesses.) The contractor must demonstrate good faith effort to meet the 25% set-aside goals. The contractor must file a written or electronic non-discrimination certification with the Commission on Human Rights and Opportunities.

Forms can be found at http://www.ct.gov/opm/cwp/view.asp?a=2982&q=390928&opmNav_GID=1806 . To the extent that Federal law conflicts with the State law set forth above, Federal law shall govern to the extent required to comply with Federal laws.

Note that the Construction Manager will be required to submit a Good Faith Efforts Long Form Plan to CHRO for approval. (Exhibit 5)

Prevailing Wage Contract Language When Prevailing Wage Rates are required, the construction contract shall contain the following provision:

"The wages paid on an hourly basis to any person performing the work of any mechanic, laborer or worker on the work herein contracted to be done and the amount of payment or contribution paid or payable on behalf of each such person to any employee welfare fund, as defined in subsection (i) of section 31-53, shall be at a rate equal to the rate customary or prevailing for the same work in the same trade or occupation in the town in which such construction, remodeling, refinishing, refurbishing, rehabilitation, alteration or repair project is being undertaken. Any contractor who is not obligated by agreement to make payment or contribution on behalf of such persons to any such employee welfare fund shall pay to each mechanic, laborer, or worker as part of such person's wages the amount of payment or contribution for such person's classification on each pay day.”

The State Department of Labor's Wage and Workplace Standards Division (860- 263- 6454 or at dol.prevailingwage@ct.gov) will assist in determining the prevailing wage rate.

Federal, State and Local Employment Requirements It is expected that proposers will comply with all Federal, State, and Local employment requirements if selected for this Project.

Disclaimers by the GHA

1. Responses to this RFP shall be prepared at the sole cost of the respondent. The GHA shall not reimburse for any expenses incurred in connection with this RFP including, but not limited to, the cost of preparing the initial response and any additional information requested, or travel or other expenses incurred.

2. The GHA, in its sole and absolute judgment, reserves the right to (i) amend, modify or withdraw this RFP, (ii) revise any requirements to this RFP, (iii) require supplemental statements or information from any respondents to this RFP, (iv) accept or reject any or all responses to this RFP, (v) renegotiate or hold discussions with any respondent(s) to this RFP, and allow such respondent(s) to correct deficient responses which may not completely conform to the instructions contained herein, or immediately eliminate responses which are late, incomplete, or unresponsive to the RFP, and (vi) cancel and revise, in whole or in part, this RFP if the GHA, in its sole and absolute discretion, deems it to be in its best interest.

3. The GHA may exercise any or all of the foregoing rights at any time without notice and without liability to any respondent to this RFP or any other party.

4. Responses to this RFP shall become the property of the GHA and shall become matters of public record.

5. The timing and sequence of events resulting from this RFP will be determined by Owner.

6. The proposer agrees that the proposal will remain valid for a period of 90

(Ninety) days after the closing date for the submission and may be extended beyond that time by mutual agreement.

7. Owner may amend the terms or cancel this RFP any time prior to the execution of any contract for these services if Owner deems it necessary, appropriate or otherwise in the best interests of Owner. Failure to acknowledge receipt of amendments, in accordance with the instructions contained in the amendments, may result in a proposal not being considered.

8. It is expected that all personnel identified as being assigned to the Project in response to this RFP will be the persons actually assigned to the project. Any additions, deletions or changes in personnel from the proposal must be approved by Owner, with the exception of personnel who have terminated employment. Replacements for personnel who have terminated employment are subject to approval by Owner. At its discretion, Owner may require the removal and replacement of any of the proposer's personnel who do not perform adequately, regardless of prior approval by Owner.

9. All subcontractors hired by the proposer awarded a contract or purchase order because of this RFP must have prior approval of Owner and must not be debarred from federal or state contracts prior to and during the agreement period.

10. A Proposer must be prepared to present evidence of experience, ability, financial standing, and any other information deemed necessary by Owner to satisfactorily meet the requirements set forth or implied in the proposal.

11. No additions or changes to the original proposal will be allowed after submittal, except as may be allowed by Owner. While changes are not permitted, clarification of proposals may be required by Owner at the proposer’s sole cost and expense. The final price and scope of services of any contract resulting from this RFP may be negotiated with responsible proposers.

12. The proposer represents and warrants that the proposal is not made in connection with any other proposer and is in all respects fair and without collusion or fraud. The proposer further represents and warrants that it did not participate in any part of the RFP development process, had no knowledge of the specific contents of the RFP prior to its issuance, and that no agent, representative or employee of Owner participated directly in the proposer’s proposal preparation.

13. Owner intends to use Standard AIA A133-2019 form contracts for this Project and proposer must accept all required language. Included on this form will be a 5% retainage requirement.

14. Any contract(s) resulting from this RFP process will represent the entire agreement between the proposer and Owner and will supersede all prior negotiations, representations or agreements, alleged or made, between the proposer and Owner. Owner shall assume no liability for payment of services under the terms of the contract until the successful proposer is notified that the contract has been accepted and approved by Owner. Any contract resulting from this RFP may be amended only by means of a written instrument signed by the proposer and the Owner.

By submitting its proposal in response to this RFP, each respondent accepts the procurement method used and acknowledges and accepts that the evaluation process will require subjective judgments by the GHA.

Rights Reserved To Owner Owner reserves the right to award in part, to reject any and all proposals in whole or in part for misrepresentation or if the proposer is in default of any prior contract, or if the proposal limits or modifies any of the terms and conditions and or specifications of the RFP. Owner also reserves the right to waive technical defects, irregularities and omissions if, in its judgment, the best interest of Owner will be served.

Submissions:

One complete proposal package in pdf format must be sent to Brock Williams at bwilliams@growamerica.org no later than 4:00PM Eastern Time, on Tuesday, June 30, 2026 mailto:bwilliams@growamerica.org

To ensure confirmation of receipt of submitted proposals, a confirmation email will be sent to the proposer’s contact of record. To allow sufficient time for confirmation, please do not delay submission until the last minute.

All questions and communications about this Request for Proposal and submission requirements must be directed to David Holmes at dholmes@capitalstudio.net , and must be received by 3:00 PM Eastern Time on Monday, June 29, 2026.

Any contract resulting from this RFP will be managed by Owner and subject to the Department of Housing, Connecticut Housing Finance Authority and other funder oversight.

Proposed Timeline & Project Schedule See preliminary project schedule in section A. The selected firm will be expected to develop and maintain a Gantt Schedule for the project.

Contemplated Griswold Manor Extension Schedule

Engage CMR July 2026 Produce 90% Construction Drawings Completed Detailed Cost Estimate September 2026 Apply for Funding November 2026 Refine Construction Drawings TBD Initial Closing (funding) May 2027 Construction Start May 2027 Construction End September 2028 Project Closeout February 2029

List of Exhibits & Attachments

• EXHIBIT 1

Cost Allocation Form

• EXHIBIT 2

Contractor Experience Form

• EXHIBIT 3

Insurance Requirements

• EXHIBIT 4

Commission on Human Rights & Opportunities Contract Compliance

• EXHIBIT 5

CHRO Good Faith Efforts Long Form Plan mailto:dholmes@capitalstudio.net