www.househoward.org

REQUEST FOR PROPOSALS

(HCHC RFP No. 01-09-2026)

GENERAL CONTRACTOR SERVICES

FOR

RENOVATION OF MULTIFAMILY BUILDINGS

COLUMBIA LANDING APARTMENTS – TAMAR DRIVE

Issuance Date: September 2, 2026

Submission Deadline

October 9, 2026 at 2:00 p.m. Eastern Time (ET)

(See Section 8 for details)

Questions Deadline

September 18, 2026 at 5:00 p.m. ET

ALL QUESTIONS MUST BE SUBMITTED IN WRITING TO

questions@househoward.org

(See Section 11 for details)

Pre-Proposal Site Visit

September 10, 2026 at 10:00 am ET

(See Section 8.7 for details)

Issued by:

Howard County Housing Commission

Peter Engel, Executive Director http://www.househoward.org/ mailto:questions@househoward.org

HCHC RFP No. 01-09-2026

9770 Patuxent Woods Drive Suite 100 Columbia, Maryland 21046 Telephone (443) 518-7800 FAX (443) 518-7829

TABLE OF CONTENTS

1. INTRODUCTION 1

2. COMMISSION BACKGROUND 5

3. CONTRACT PERIOD 6

4. CONTRACTOR’S QUALIFICATIONS AND ELIGIBILITY 6

5. SCOPE OF SERVICES 7

6. HOLD HARMLESS/INDEMNIFICATION 9

7. INSURANCE REQUIREMENTS 10

8. SUBMISSION OF PROPOSALS 12

9. EVALUATION OF PROPOSALS 13

10. PUBLIC RECORDS AND REQUESTS FOR

CONFIDENTIAL TREATMENT 15

11. QUESTIONS 15

DOCUMENT A – PROPOSAL COVER PAGE

DOCUMENT B – REQUIRED PROPOSAL CONTENT

DOCUMENT C – AFFIDAVIT

DOCUMENT D – PRICING TABLE

EXHIBIT A – PROPERTY DESCRIPTION: COLUMBIA LANDING

APARTMENTS (TAMAR DRIVE)

EXHIBIT B – PRELIMINARY SCOPE OF RENOVATION

EXHIBIT C – AVAILABLE DUE DILIGENCE DOCUMENTS

9770 Patuxent Woods Drive Suite 100 Columbia, Maryland 21046 Telephone (443) 518-7800 FAX (443) 518-7829

1. INTRODUCTION

The Howard County Housing Commission (the “Commission”) seeks proposals from qualified, licensed, and insured General Contractors. The selected firm (the

“Contractor”) will be engaged for the construction component of a modest, tenant-in-place renovation program, the scope of which has not been finalized, associated with an upcoming refinancing and recapitalization of the apartment community listed below (the “Project”):

Columbia Landing Apartments at Tamar Drive

8905-8951 Tamar Drive

Columbia, MD 21045

Property. Constructed in 1972, Columbia Landing Apartments is a 300-unit, garden-style rental community situated on 19.73 acres in two adjacent sites along

Tamar Drive. This solicitation is limited to the 120 units on the Tamar site (Lots B-

1 and B-2, 8.11 acres), which comprise five clusters of three-story walk-up buildings containing twenty (20) building addresses and approximately 129,768 gross square feet. The unit mix at the Tamar site is 39 one-bedroom and 81 two-bedroom apartments, and includes the leasing office and a model unit located in building 8905. There are no elevators, no parking garage, no community building, and no common laundry facility. Site amenities include surface parking, a playground, and a picnic area. Additional detail regarding the property, the preliminary scope of renovation, and the due diligence materials the Commission will make available is provided in Exhibits A, B and C attached hereto.

Additional Property. The Commission also owns the adjoining 180 units at

Columbia Landing located on the Hayshed site (Lots C-1, C-2 and C-3, 11.62 acres, addresses 8710-8730 and 8810-8860 Tamar Drive). The Commission is evaluating alternatives for the Hayshed site, which may include renovation, partial redevelopment, or new construction. No scope, timing, or financing for the

Hayshed site has been determined. The Commission may extend the contract awarded under this RFP to that additional property at its sole discretion and on terms to be negotiated. Proposers should assume no guaranteed volume of work beyond the 120 units described above.

Financing. The recapitalization is expected to be financed with new amortizing tax-exempt revenue bonds issued by the Commission, the proceeds of which will refund a portion of the Commission’s outstanding Series 2021 bonds associated

9770 Patuxent Woods Drive Suite 100 Columbia, Maryland 21046 Telephone (443) 518-7800 FAX (443) 518-7829 with the property and fund the renovation. The renovation is not currently expected to use low income housing tax credits, financing from CDA, or FHA-insured financing. The financing structure is subject to change, and the Commission may elect to add tax credit equity, CDA financing, or other sources at a later date.

Experience with the requirements of CDA, FHA, Fannie Mae, and Freddie Mac is therefore desirable but is not a condition of eligibility.

Current Status. The Commission has completed preliminary due diligence, including a property needs assessment, capital needs assessments, environmental and hazardous materials reports, a market study, boundary surveys, schematic-level design documents and a design narrative, and a conceptual cost estimate. The renovation program has not been finalized.

Prior Work. Proposers are advised that the following work has been performed at

Columbia Landing and is generally excluded from the anticipated scope of the renovation: (a) under a contract executed in 2022 and funded in part by the

Maryland Department of Housing and Community Development and the Maryland

Energy Administration, all 300 apartments at the property received new gas-fired heating and electric cooling split-system HVAC equipment, new supply and return ductwork, new condensate piping and risers, rebuilt and re-insulated mechanical closets, new programmable thermostats, and continuous-ventilation equipment; (b) under the same contract, vented dryer connections were provided or replaced at all

300 apartments, of which approximately 130 involved reconstruction of the kitchen and dining room partition and installation of a new bulkhead; (c) six roofs at the property were replaced in 2025, three of which (buildings 8905, 8907, and 8951) are on the Tamar site; and (d) a condensate drainage improvement project involving approximately 100 dry wells and associated buried piping was installed at the property. The scope of work for each of these projects is listed in Exhibit C. The

Commission does not warrant the completeness or accuracy of this summary, and proposers remain responsible for their own investigation of existing conditions.

Disclosure of Prior Engagements. The Commission has previously engaged consultants to perform due diligence for the renovation, including an architect, a structural engineer, a mechanical, electrical and plumbing engineer, a civil engineer, a market analyst, and a construction cost estimator. The cost estimator has been identified in project documents as a potential construction manager or general contractor for the renovation. Any of those firms may submit a proposal in response to this RFP and will be evaluated against the same criteria as all other

9770 Patuxent Woods Drive Suite 100 Columbia, Maryland 21046 Telephone (443) 518-7800 FAX (443) 518-7829 proposers. The work product listed in Exhibit C, including the conceptual cost estimate, will be made available to all proposers on the same terms.

Architect and Relocation Consultant. The Contractor is being on-boarded before the renovation program is designed and documented in order to work with the

Commission and the architectural/engineering firm (the “Architect”) (currently being separately procured under HCHC RFP No. 02-09-2026) in the development of the program. The Commission’s current planning assumes a construction duration of approximately eight (8) months and a renovation sequenced building by building, with vacancy created through natural turnover and on-site relocation of residents. The Commission has not fixed a phasing sequence, a turnover assumption, or a per-unit displacement duration, and expects the Contractor to propose an approach as described in Document B. A tenant relocation consultant will be separately procured by the Commission.

2. COMMISSION BACKGROUND

Organized in 1990, the Commission is an independent State-chartered Public

Housing Authority. The mission of the Commission is to provide safe, quality, affordable, and sustainable housing opportunities for low- and moderate-income families in Howard County, Maryland (the “County”) and to assist them in moving toward economic independence. The Commission pursues this mission through open, efficient, innovative, and accountable processes.

The Commission’s Board of Commissioners consists of seven members, each appointed by the County Executive and approved by the County Council. The

Commission develops and manages housing resources to benefit low- and moderate-income residents of the County. The Commission owns over 2,500 rental units and manages these properties through contractual services with third-party management companies. The Commission also develops housing opportunities through cooperative efforts with developers, government entities, and private investors using a variety of funding sources such as the Low-Income Housing Tax

Credit, bond issuance, loans, and grants. Additionally, the Commission operates the federally funded Housing Choice Voucher Program for the County. The

Commission does not own or operate any HUD Public Housing units.

9770 Patuxent Woods Drive Suite 100 Columbia, Maryland 21046 Telephone (443) 518-7800 FAX (443) 518-7829

3. CONTRACT PERIOD

The contract period shall be for one year with one-year renewal options, exercisable at the sole discretion of the Commission, through the execution and completion of the intended construction contract discussed below.

The Commission intends to ultimately negotiate and execute a construction contract with the Contractor as the Project moves toward financial closing. The Commission expects to use a Guaranteed Maximum Price (GMP) construction contract with the scope, price, and term to be determined.

4. CONTRACTOR’S QUALIFICATIONS AND ELIGIBILITY

4.1 The Contractor must be a corporation or company that is validly existing and permitted to do business in Maryland. Additionally, the Contractor must be in good standing with the Maryland State Department of Assessments and Taxation. More information is available at http://www.dat.state.md.us/.

4.2 The Contractor must possess all necessary licensing under Maryland law to provide the services specified in this RFP.

4.3 The Contractor must clear the federal debarment list under the U.S. System for Award Management (SAM). Federal debarment is checked for both the company and principal(s) of the company. More information is available at https://www.sam.gov/portal/public/SAM/.

4.4 The Contractor must have a proven record of providing the services required. The Commission reserves the right to perform investigations as may be deemed necessary to ensure that competent personnel and management will be utilized in the performance of the services.

4.5 The Contractor must have demonstrated experience completing multifamily renovations with residents in occupancy, including phased, building-by-building work at occupied communities.

4.6 The Contractor must be able to obtain payment and performance bonds each in an amount equal to one hundred percent (100%) of the construction contract sum from a surety acceptable to the Commission.

4.7 The Contractor must hold, or must engage subcontractors that hold, all licenses, accreditations, and certifications required under Maryland and federal law for work that may disturb asbestos-containing materials or lead-http://www.dat.state.md.us/ https://www.sam.gov/portal/public/SAM/

9770 Patuxent Woods Drive Suite 100 Columbia, Maryland 21046 Telephone (443) 518-7800 FAX (443) 518-7829 based paint, including certification under the U.S. Environmental Protection

Agency Renovation, Repair and Painting (RRP) Rule.

5. SCOPE OF SERVICES

The Contractor shall provide preconstruction consulting services in connection with the development of the Project’s renovation program and, under the construction contract described in Section 3, shall perform and complete the construction in accordance with the final construction documents prepared by the

Architect. Tasks assigned to the Contractor may include, but shall not be limited to, the following:

5.1 Study/Design Phase.

5.1.1 Inspect the property, including a representative sample of apartments, building exteriors, roofs, common stairwells, mechanical closets, basement-level utility rooms, and site improvements, to gain a working understanding of the conditions and capital needs of the site;

5.1.2 Review the due diligence materials listed in Exhibit C and identify in writing any condition that, in the Contractor’s judgment, is material to cost, schedule, or constructability and is not adequately addressed in those materials;

5.1.3 Advise the Commission and the Architect on the feasibility, constructability, and cost of the renovation program for the site, including each of the alternates identified in Exhibit B;

5.1.4 Advise the Commission and the Architect on the interaction between the proposed scope and the work completed at the property between 2022 and 2025, and identify any element of the proposed scope that is duplicative of completed work;

5.1.5 Advise the Commission and the Architect on a phasing, unit-access, and resident-logistics approach consistent with a tenant-in-place renovation and with the Commission’s relocation plan;

5.1.6 Attend design meetings as requested; and

5.1.7 In the event the Commission elects to pursue financing from CDA, the low income housing tax credit program, or any other public funding source, lender, or credit enhancer, assist with the application, including, without limitation, completion of CDA

9770 Patuxent Woods Drive Suite 100 Columbia, Maryland 21046 Telephone (443) 518-7800 FAX (443) 518-7829

Forms 212 and 215 (Summary and Detailed Cost Estimates) and all other requirements of the applicable application package, along with later application materials. CDA materials can be found at:

https://dhcd.maryland.gov/HousingDevelopment/pages/mflibrary.a spx.

5.2 Documentation/Bidding Phase.

5.2.1 Advise the Commission and the Architect as necessary and appropriate in the development of Schematic, Design Development, and Construction Documents (CDs);

5.2.2 Provide all cost estimating at each design milestone, at a level of detail not less than a CSI division and unit-quantity basis, reconcile each estimate against the Commission’s project budget, and provide recommendations to align project costs with budget constraints;

5.2.3 Participate in value engineering exercises and other meetings as requested, and maintain a scope and cost evolution log documenting each change and its cost effect;

5.2.4 Prepare and maintain a construction schedule, including a proposed building-by-building phasing sequence, unit-turnover assumptions, and the duration of resident displacement per unit; and

5.2.5 Competitively bid and buy out the work in accordance with the

Commission’s procurement requirements and provide the

Commission with subcontractor bid tabulations.

5.3 Construction Phase.

5.3.1 Undertake to complete the construction of the Project as designed in the final construction documents. As noted in Section 3, the

Commission intends to negotiate and execute a construction contract with the Contractor setting forth in detail the terms of construction as the Project moves toward financial closing. The Commission anticipates a Guaranteed Maximum Price contract on AIA

Document A133 or a comparable form, including a shared-savings provision, and reserves the right to use another form of contract;

5.3.2 Maintain the community in a safe, secure, and habitable condition throughout construction; coordinate all unit access with the

Commission’s property manager and residents; and comply with the

Commission’s resident notification requirements;

https://dhcd.maryland.gov/HousingDevelopment/pages/mflibrary.aspx https://dhcd.maryland.gov/HousingDevelopment/pages/mflibrary.aspx

9770 Patuxent Woods Drive Suite 100 Columbia, Maryland 21046 Telephone (443) 518-7800 FAX (443) 518-7829

5.3.3 Comply with all applicable requirements for work that disturbs asbestos-containing materials or lead-based paint, and coordinate with the Commission’s environmental consultants;

5.3.4 Coordinate with any contractor performing work at the property outside of this contract, including any work at the Hayshed site and any work the Commission elects to procure separately;

5.3.5 Prepare and submit shop drawings, product data and samples for the

Architect’s review; issue requests for information in writing; and maintain a submittal and request-for-information log accessible to the Commission and the Architect;

5.3.6 Provide a schedule of values for the Commission’s approval and submit monthly requisitions in a form acceptable to the

Commission, the bond trustee, and any other funder of the Project;

and

5.3.7 Attend and support bi-weekly project meetings, including monthly requisition meetings.

5.4 Post-Construction Phase.

5.4.1 Complete a construction cost certification and any other requirement of the Commission, the bond trustee, and any lender, credit enhancer, low income housing tax credit investor, or other funder of the Project;

5.4.2 Deliver all closeout documentation, including warranties, marked-up as-built drawings, operation and maintenance manuals, lien waivers, and certificates of occupancy or their equivalent, on a building-by-building basis as each building is completed and again at final completion; and

5.4.3 Perform warranty work for the period specified in the construction contract.

6. HOLD HARMLESS/INDEMNIFICATION

6.1 The Contractor shall indemnify and hold the Commission and Howard

County, Maryland harmless from and against any and all liability and expenses, including attorneys’ fees, howsoever arising or incurred, arising out of or attributable to the Contractor’s performance of services specified herein, provided that the Contractor shall not be responsible for acts of negligence or willful misconduct committed by the Commission, its

9770 Patuxent Woods Drive Suite 100 Columbia, Maryland 21046 Telephone (443) 518-7800 FAX (443) 518-7829 employees, agents and officials.

6.2 Any property or work to be provided by the Contractor under this contract will remain at the Contractor’s risk until written acceptance by the

Commission; and the Contractor will replace, at Contractor’s expense, all property or work damaged or destroyed by any cause whatsoever.

7. INSURANCE REQUIREMENTS

7.1 The Contractor shall purchase and maintain, during the term of the contract, including any extensions thereof, such policies of insurance acceptable to the Commission as will protect the Contractor and the Commission from claims or losses, regardless of whether such claims or losses result from the

Contractor’s actions or omissions or those of a subcontractor or those of anyone directly or indirectly employed by any of them or anyone for whose acts any of them may be liable. The following coverages are mandatory but may not be all-inclusive, based on the parameters of the proposal. The

Contractor will also need to comply with any insurance requirements of the

Project’s funders.

7.1.1 Commercial General Liability Insurance: Combined Single

Liability limits of $1,000,000 per occurrence, and $2,000,000 in the aggregate, naming “Howard County Housing Commission, its elected and appointed officials, officers, employees, and authorized volunteers” as additional insureds.

7.1.2 Worker’s Compensation Insurance: Statutory coverage for

Maryland jurisdiction, including Employer’s Liability coverage, with a limit of at least $100,000.

7.1.3 Automobile Liability Insurance: Combined single limits of liability of at least $1,000,000 per occurrence.

7.1.4 Contractor’s Pollution Liability Insurance: If the Contractor or any subcontractor performs work that disturbs asbestos-containing materials or lead-based paint, coverage with limits of at least

$1,000,000 per occurrence and $2,000,000 in the aggregate.

7.1.5 Builder’s Risk Insurance: Coverage shall be in an amount not less than the completed value of the work, on an all-risk form including coverage for existing structures and soft costs, with deductibles

9770 Patuxent Woods Drive Suite 100 Columbia, Maryland 21046 Telephone (443) 518-7800 FAX (443) 518-7829 subject to the Commission’s approval. Proposers shall state the cost of such coverage on Document D.

7.2 All policies of insurance shall be underwritten by companies licensed to do business in the State of Maryland.

7.3 The Contractor shall assure that all subcontractors performing services in accordance with this solicitation carry identical insurance coverage as required of the contract, either individually or as an Additional Insured on the policies of the Contractor. Exceptions may be made only with the written approval of the Commission. Contractor shall indemnify the

Commission for any uninsured losses relating to contractual services involving subcontractors, including workers’ compensation claims.

7.4 Payment and Performance Bonds. The Contractor shall obtain payment and performance bonds, each in an amount equal to one hundred percent (100%) of the construction contract sum, from a surety acceptable to the

Commission and satisfying the requirements of the Commission, the bond trustee, and any other funder of the Project, prior to the commencement of construction. The surety must be listed in the U.S. Department of the

Treasury Circular 570 and licensed to do business in Maryland. No bid bond is required with the proposal.

7.5 The Contractor shall not commence work under the contract until the

Commission receives evidence of all required coverage. Further, the

Contractor shall not reduce, cancel, or change any of the required coverages without sixty (60) days’ prior written notice to the Commission.

7.6 The Contractor will not hold the Commission or Howard County liable for any injuries to the employees, servants, agents, subcontractors or assignees of the contract arising out of or during the course of services relating to this agreement.

7.7 The providing of any insurance required herein does not relieve the

Contractor of any of the responsibilities or obligations assumed by the

Contractor in the contract awarded or for which the Contractor may be liable by law or otherwise.

7.8 Failure to provide and continue in force such insurance as required above shall be deemed a material breach of the contract for which the Commission may terminate the contract.

9770 Patuxent Woods Drive Suite 100 Columbia, Maryland 21046 Telephone (443) 518-7800 FAX (443) 518-7829

8. SUBMISSION OF PROPOSALS

An incomplete response to this RFP may be cause for rejection. To be considered complete, a response to this RFP must include all of the items listed below

(Documents A, B, C and D are attached hereto):

8.1 Completed and executed Document A (Proposal Cover Page);

8.2 Responses to the items listed in Document B (Required Proposal

Content);

8.3 Completed and executed Document C (Affidavit); and

8.4 Completed and executed Document D (Pricing Table).

Each proposer must submit one (1) electronic copy of their proposal. Proposers must comply with each of the following submission guidelines:

8.5 The electronic copy of the proposal must be in Adobe PDF format and must be e-mailed to submissions@househoward.org.

8.5.1 If your e-mail is rejected by the server for being too large, your e-mail attachment may be broken into clearly labeled parts and sent over multiple e-mails (example: 1 of 3, 2 of 3, and 3 of 3).

8.5.2 You will receive a confirmation e-mail that your proposal has been received. If you DO NOT receive a confirmation e-mail, you should notify us by sending an e-mail to:

questions@househoward.org.

8.6 Proposals must be received by the Commission no later than 2:00 p.m. ET on October 9, 2026.

8.7 Pre-Proposal Conference and Site Visit. The Commission will hold a pre-proposal conference and site visit at the property on September 10, 2026 at 10:00 a.m. ET, beginning at the leasing office at 8905 Tamar Drive.

Attendance is not mandatory but is strongly encouraged. The Commission will make a representative sample of apartments, building exteriors, common stairwells, mechanical closets, and basement-level utility rooms available for inspection. Proposers must register by e-mail to questions@househoward.org no later than two (2) business days in advance and must identify each attendee. Because the community is occupied, access mailto:submissions@househoward.org

9770 Patuxent Woods Drive Suite 100 Columbia, Maryland 21046 Telephone (443) 518-7800 FAX (443) 518-7829 to apartments is subject to resident notification requirements and to coordination by the Commission’s property manager. Proposers may not contact residents or property management staff directly.

8.8 Anticipated Selection Schedule. The Commission anticipates completing its evaluation and issuing a notice of award in November 2026, with a notice to proceed to follow execution of a contract. These dates are estimates only and are subject to change at the Commission’s sole discretion.

Timely proposals become the property of the Commission. Late submissions will not be considered.

A submission in response to this RFP shall be considered as a representation that the proposer:

8.9 Has carefully reviewed the terms and conditions of this RFP;

8.10 Has carefully investigated all conditions which affect or may, at some future date, affect the performance of the services covered by the proposal;

8.11 Is familiar with the entire area to be serviced as described in the specifications;

8.12 Has carefully reviewed all contract documents;

8.13 Is fully informed concerning the conditions to be encountered, character, quality and quantity of work to be performed and materials to be furnished;

8.14 Is familiar with all applicable federal, state and county laws, codes, and ordinances that in any way affect the prosecution of the work or persons engaged or employed in the work specified herein;

8.15 Agrees that the Commission may copy the proposal to facilitate evaluation and/or responding to requests for public records; and

8.16 Warrants that any copying of the proposal by the Commission will not violate the rights of any third party.

9. EVALUATION OF PROPOSALS

The Commission intends to make award to the responsible proposer whose proposal represents the best overall value to the Commission. Proposals will be evaluated on the following criteria:

9770 Patuxent Woods Drive Suite 100 Columbia, Maryland 21046 Telephone (443) 518-7800 FAX (443) 518-7829

9.1 Qualifications, experience, technical competence and past performance of the firm and its personnel in providing similar services for entities similar to the Commission, including experience renovating occupied multifamily communities and the quality of the references provided under Item 7 of

Document B.

9.2 The proposer’s approach to phasing, unit access, and resident logistics for an occupied, tenant-in-place renovation, and the credibility of the proposed schedule.

9.3 Completeness of the proposal.

9.4 Price Proposal.

9.5 EBO status (see Item 8 on Document B).

The Commission may enter into negotiations and interviews with proposers and invite best and final proposals as deemed to be in the best interest of the

Commission. Negotiations and interviews may be in the form of face-to-face, telephone, facsimile, e-mail or written communications, or any combination thereof, at the Commission’s sole discretion. Proposers, however, are strongly advised not to prepare their proposals based on any assumption or understanding that negotiations or interviews will take place. Proposers are advised to respond to this RFP fully and with forthrightness at the time of submission.

The Commission may, in its sole discretion, shortlist proposers for interviews.

Interviews, if held, will be scored within the criteria above and will not create an additional criterion.

Following submission, proposers are strongly cautioned not to contact elected officials or members of the evaluation committee regarding the selection process.

Inappropriate efforts to lobby or influence individuals involved in the selection process may result in dismissal from further consideration, at the Commission’s sole discretion.

The Commission reserves the right, in its sole discretion, to: (1) reject all proposals;

(2) select a winning proposal and, if terms cannot be agreed to, select another proposal (this process may be repeated); (3) select more than one proposal; or (4) proceed in any manner that is advantageous to the Commission.

9770 Patuxent Woods Drive Suite 100 Columbia, Maryland 21046 Telephone (443) 518-7800 FAX (443) 518-7829

10. PUBLIC RECORDS AND REQUESTS FOR CONFIDENTIAL

TREATMENT

Timely proposals become the property of the Commission. A proposal will be open to the public under the Maryland Public Information Act (Title 4 of the General

Provisions Article of the Annotated Code of Maryland) (the “PIA”) and other applicable laws and rules.

Proposers may request that the Commission treat certain information contained in their proposals as exempt from disclosure. To receive such treatment, the proposer must show the specific grounds in the PIA or other applicable law or rule that support exempt treatment and must submit an additional copy of the proposal with the exempt information deleted. The additional copy must provide the general nature of the material removed and shall retain as much of the original proposal as possible.

A proposer shall be responsible for any costs or damages associated with defending the proposer’s request for exempt treatment.

The other provisions of this Section notwithstanding, the Commission shall retain the ultimate discretion to determine whether any part of any proposal should be disclosed.

11. QUESTIONS

Questions concerning this RFP must be made in writing and e-mailed to questions@househoward.org. Questions must be received no later than 5:00 p.m.

ET on September 18, 2026. Answers to questions and any addenda/amendments to the RFP will be posted by September 25, 2026 on the Commission’s website at:

https://househoward.org/working-with-hchc/solicitations/ https://househoward.org/working-with-hchc/solicitations/

DOCUMENT A

PROPOSAL COVER PAGE

9770 Patuxent Woods Drive Suite 100 Columbia, Maryland 21046 Telephone (443) 518-7800 FAX (443) 518-7829

TITLE:

TO: HOWARD COUNTY HOUSING COMMISSION

9770 Patuxent Woods Drive Suite 100

Columbia, MD 21046

Company Name:

Address:

(City) (State) (Zip Code)

Phone:___________________Fax:___________________E-Mail:_________________________

Federal Tax ID No.: _____________________________________________________________

MD Dept. of Assessments and Taxation ID No.: _______________________________________

Request for Confidential Treatment (check one):

[ ]We are not requesting confidential treatment for this proposal.

[ ]We are requesting confidential treatment for portions of this proposal. We have supplied, as an attachment to this proposal, a list of the provisions identified by section number for which we seek confidential treatment along with the statutory basis under Maryland law for exempting that information from public disclosure. We have supplied an additional copy of the proposal with confidential information deleted. In the event the designation of confidentiality of this information is challenged, the undersigned hereby agrees to provide legal counsel or other necessary assistance to defend the designation of confidentiality and agrees to indemnify and hold the Commission and Howard County, Maryland harmless for any costs or damages arising out of the Commission agreeing to withhold the materials based on our request. Our stated bases for confidential treatment notwithstanding, we understand that the Commission shall have the ultimate discretion to determine whether the information provided in our proposal should be disclosed in accordance with applicable law. We agree that the Commission may deem our request for confidential treatment to be invalid if we fail to include in this submission all information and documentation required by this paragraph.

The undersigned affirms that all statements in this submission are true and accurate to the best of the knowledge and belief of the undersigned:

SIGNATURE DATE

PRINTED NAME TITLE

General Contractor Services for Renovation of Multifamily Buildings (HCHC RFP No. 01-09-2026)

DOCUMENT B

REQUIRED PROPOSAL CONTENT

9770 Patuxent Woods Drive, Suite 100, Columbia, Maryland, 21046 | Tel: 443.518.7800 | Fax: 443.518.7829

The Proposal must address each of the following items:

Your proposal must not exceed 25 pages. The 25-page limit DOES NOT apply to the following pages: (1) your completed “Document A – Proposal Cover Page”; (2) your completed “Document

C – Affidavit”; (3) your completed “Document D – Pricing Table”; (4) you are allowed one page to serve as a proposal cover page; and (5) you are allowed one page to serve as a proposal table of contents. All other pages in your proposal are subject to the 25-page limit.

1. Cover Letter. Provide a cover letter that summarizes the proposer’s interest in and understanding of the services solicited by this RFP, a brief description of qualifications, and identification of a primary contact person.

2. Table of Contents. The proposal must include a table of contents.

3. Description of Proposer. Provide a concise description of the proposer, including its legal form, ownership, years in business, annual construction volume for each of the last three (3) years, and office from which the Project would be managed.

4. Statement of Qualifications. Explain the knowledge and experience that qualifies the proposer’s firm and personnel to perform the services solicited by this RFP.

This must include: (a) the proposer’s bonding capacity, together with a letter from its surety confirming single-project and aggregate capacity; (b) the proposer’s experience renovating occupied, tenant-in-place multifamily communities, including at least one project of comparable unit count and scope; (c) confirmation of Maryland licensing and good standing with the Maryland State

Department of Assessments and Taxation; and (d) confirmation of the proposer’s or its subcontractors’ certifications for work that may disturb asbestos-containing materials or lead-based paint, including U.S. EPA Renovation, Repair and

Painting Rule certification.

5. Project Team. Identify the key personnel who would be assigned to the Project, including the project executive, project manager, superintendent, and preconstruction or estimating lead. Provide resumes and relevant certifications for each, the percentage of time each would devote to the Project, and the trades, if any, the proposer intends to self-perform.

6. Approach to Occupied Renovation. Describe the proposer’s proposed approach to constructing the Project with residents in occupancy, including: (a) the

DOCUMENT B

REQUIRED PROPOSAL CONTENT

9770 Patuxent Woods Drive, Suite 100, Columbia, Maryland, 21046 | Tel: 443.518.7800 | Fax: 443.518.7829 proposed phasing sequence and the number of buildings or units the proposer would work in at one time; (b) the assumed duration a resident would be displaced from an apartment; (c) how the proposer would coordinate unit access with property management and residents; (d) dust, noise, odor, security, and life-safety controls; (e) how the proposer would sequence work in relation to natural unit turnover; and (f) the proposer’s preliminary construction schedule and the assumptions on which it depends.

7. References. List clients for whom the proposer and the key personnel have rendered services similar to those solicited by this RFP within the past three (3) years. Each listed client must be accompanied by each of the following:

a. Description of the project;

b. Narrative of services rendered by the proposer and key personnel involved;

c. Fees charged; and

d. Client contact information.

8. EBO Information. Confirm whether the proposer is a minority-owned business enterprise, women-owned business enterprise, disabled-owned business enterprise, a HUD-defined Section 3 business concern, or has other equal business opportunity status and, if applicable, provide a copy of valid certification. Five percent (5%) of the scoring of proposals will be based on whether the proposer submits such certification. Scoring may also take into account the demographic makeup of the proposer’s firm including in leadership and staff roles and other efforts made by the firm toward diversity, inclusion, and equity.

9. Fee Proposal. Complete Document D – Pricing Table, which requires the proposer’s General Requirements, Overhead, and Contractor’s Profit; the cost of payment and performance bonds, any subcontractor default insurance, and builder’s risk insurance if carried by the Contractor; the proposer’s share of savings below the Guaranteed Maximum Price; change order markups; and proposed retainage (each stated as a percentage), together with any hourly or lump sum fees for the preconstruction work described in Sections 5.1 and 5.2 of this RFP.

DOCUMENT C

AFFIDAVIT

9770 Patuxent Woods Drive Suite 100 Columbia, Maryland 21046 Telephone (443) 518-7800 FAX (443) 518-7829

Contractor_____________________________________________________________________________

Address_______________________________________________________________________________

I, ____________________________, the undersigned__________________________, of the above named

(Print Signer’s Name) (Print Office Held)

Contractor does declare and affirm this _____ day of ____________, ________, that I hold the aforementioned office in the above named Contractor and I affirm the following:

AFFIDAVIT I

The Contractor, his Agent, servants and/or employees, have not in any way colluded with anyone for and on behalf of the Contractor or themselves, to obtain information that would give the Contractor an unfair advantage over others, nor have they colluded with anyone for and on behalf of the Contractor, or themselves, to gain any favoritism in the award of the contract herein.

AFFIDAVIT II

No officer or employee of Howard County, Maryland or the Howard County Housing Commission, whether elected or appointed, has in any manner whatsoever, any interest in or has received prior hereto or will receive subsequent hereto any benefit, monetary or material, or consideration from the profits or emoluments of this contract, job, work or service for the Commission, and that no officer or employee has accepted or received or will receive in the future a service or thing of value, directly or indirectly, upon more favorable terms than those granted to the public generally, nor has any such officer or employee of the County or Commission received or will receive, directly or indirectly, any part of any fee, commission or other compensation paid or payable to the Commission in connection with this contract, job, work, or service for the Commission, excepting, however, the receipt of dividends on corporation stock.

AFFIDAVIT III

Neither I, nor the Contractor, nor any officer, director, or partners, or any of its employees who are directly involved in obtaining contracts with Howard County or the Commission have been convicted of bribery, attempted bribery, or conspiracy to bribe under the laws of any state, or of the federal government for acts or omissions committed after July 1, 1977.

AFFIDAVIT IV

Neither I, nor the Contractor, nor any of our agents, partners, or employees who are directly involved in obtaining contracts with Howard County or the Commission have been convicted within the past 12 months of discrimination against any employee or applicant for employment, nor have we engaged in unlawful employment practices as set forth in Section 12.200 of the Howard County Code, or of Section 16 of Article

49B of the Annotated Code of Maryland or, of Sections 703 and 704 of Title VII of the Civil Rights Act of

1964.

I do solemnly declare and affirm under the penalties of perjury that the contents of the foregoing affidavits are true and correct to the best of my knowledge, information and belief.

SIGNATURE DATE

PRINTED NAME TITLE

DOCUMENT D

PRICING TABLE

9770 Patuxent Woods Drive Suite 100 Columbia, Maryland 21046 Telephone (443) 518-7800 FAX (443) 518-7829

Commercial Terms. Complete the table below for the anticipated Guaranteed

Maximum Price contract. State each item as a percentage and identify the base to which the percentage is applied (for example, the cost of the work). Proposers shall state the date on which their pricing is based and the escalation assumption, if any, carried to a construction start.

Pricing assumption, subject to the Commission’s determination: Proposers shall price their proposals on the assumption that no federal Davis-Bacon wage determination and no

Maryland prevailing wage determination applies to the work. The Commission reserves the right to issue an addendum stating a different assumption, in which case proposers will be given an opportunity to revise their pricing.

Proposers shall assume an estimated construction cost of $5,700,000 for the base scope described in Exhibit B, exclusive of alternates; this figure is provided for fee-comparison purposes only and is assumed to be the final project budget.

ITEM PERCENTAGE

General Requirements %

Overhead %

Contractor’s Profit %

Payment and Performance Bonds %

Subcontractor Default Insurance or

Subcontractor Bonds (if applicable)

Builder’s Risk Insurance (if carried by the

Contractor)

Contractor’s share of savings below the

Guaranteed Maximum Price

Markup on Contractor-performed change order work

Markup on subcontracted change order work

Proposed retainage %

Date on which pricing is based

Escalation carried to construction start %

Preconstruction and Consultancy Fees. Complete the table below by listing titles and hourly rates for personnel, specifying what work would be paid hourly outside of the

Guaranteed Maximum Price contract. If the proposer prefers to price the preconstruction services described in Sections 5.1 and 5.2 of this RFP as a lump sum, state that lump sum in the Other Costs/Fees table below.

DOCUMENT D

PRICING TABLE

9770 Patuxent Woods Drive Suite 100 Columbia, Maryland 21046 Telephone (443) 518-7800 FAX (443) 518-7829

TITLE HOURLY RATE TASK

Other Costs/Fees. If applicable, list any costs not captured above in the table below, including any lump sum preconstruction fee.

ITEM COSTS

If additional space is needed, use multiple copies of this Document D.

EXHIBIT A

PROPERTY DESCRIPTION: COLUMBIA LANDING (TAMAR DR.)

Property Name Columbia Landing Apartments, Tamar Drive (referred to in project documents as Parcel A or Site A)

Address 8905-8951 Tamar Drive, Columbia, MD 21045

Website https://www.columbialandingapartments.com/

Parcel and Lots Howard County Tax Map 0036, Grid 0006, Parcel

0289. Lot B-1 (4.04 acres) and Lot B-2 (4.07 acres). The overall Columbia Landing property consists of one parcel containing five lots across two sites.

Zoning New Town (NT)

Building Type Five clusters comprising twenty (20) three-story, garden-style walk-up building addresses. Each building address has a central interior stairwell serving six apartments, two per level. Wood frame and CMU construction on concrete slab. No elevators, no parking garage, and no community building. Each building has a utility room at its lowest level, located beneath the building stoop and accessed from the exterior, containing the house and tenant meters, the sprinkler valve and flow switch, and, in one building per cluster, the central water heater serving that cluster.

Age-Restricted No.

Number of Units 120 units, consisting of 118 rental apartments and two non-revenue units (the leasing office and a model unit) in building 8905. Third-party reports state unit counts ranging from 118 to 121, depending on the treatment of the non-revenue units. For all purposes under this RFP, proposers shall use 120 units.

Unit Mix 39 1-Bed (814 to 824 net sq ft; 817 average) and 81 2-

Bed (926 net sq ft). There are no 3-Bed units.

Approximately 129,768 gross sq ft. Net square footage is reported as 108,282 sq ft in the Commission’s cost estimate and as approximately 106,900 sq ft when https://www.columbialandingapartments.com/ computed from the floor plan areas above; proposers shall verify all areas.

Site Area and Density 8.11 acres, or 14.80 units per acre. The overall

Columbia Landing property is 19.73 acres and 300 units.

Parking Approximately 179 surface spaces, including approximately 6 accessible spaces, in open lots with central landscaped islands. No garage parking. Parking is provided to residents at no charge. Pavement, striping, curb and gutter are in poor condition.

Year Built 1972, per Howard County tax records as reported in the 2018 capital needs assessment and confirmed by the

2021 property needs assessment. The recorded original site plan is dated July 14, 1971. The Commission acquired the property in 2008.

Occupancy Approximately 92% property-wide

Exterior Brick veneer at the first and second levels with single-course brick rowlock sills and painted steel window lintels. The third level is an extension of the roof, finished with asphalt shingles, with shed-style dormer windows.

Roofs Low-slope roofs are EPDM or TPO membrane with metal coping at parapets; the sloped third-level roofs are asphalt shingles. The 2021 property needs assessment rated the roofs generally in poor condition and noted that several recently installed membrane roofs exhibited installation defects, including seams that were sealed rather than heat-welded, air bubbles, untapered insulation, and ponding. Three roofs on the

Tamar site (buildings 8905, 8907 and 8951) were replaced in 2025.

Windows and Sliders Double-pane vinyl sliding windows, replaced in approximately 2008. Balcony and patio sliding doors are single-pane with metal frames.

Patio and Balcony Rear elevations only. Upper-level units have balconies consisting of plywood decking topped with concrete on wood framing, with a painted metal picket railing with wood top and bottom rails bolted to the decking and wall; the railings are in poor condition, many are loose or rusted, and they do not meet current code height or baluster spacing. Ground-floor units have concrete slab-on-grade patios. Juliet balconies are located at second-floor windows on front and side elevations.

HVAC Individual gas-fired forced-air furnace with electric cooling (split system) serving each apartment, located in a mechanical closet accessed from the unit’s balcony or patio. All HVAC equipment, supply and return ductwork, condensate piping and risers, thermostats, and mechanical closet insulation were replaced under the 2022 contract described in Section 1. Continuous ventilation fans were added at the same time.

Hot Water Central gas-fired water heaters located in the building utility rooms described above, each serving all apartments in a cluster. There are no in-unit water heaters. Installation dates recorded for the water heaters serving the Tamar site range from 2008 to

2019; dates recorded property-wide in the 2021 property needs assessment range from 2005 to 2017, with approximately 29% then more than ten years old against a 15-year expected useful life. The Commission will provide the installation date for each water heater.

Electric Each apartment has a 100-amp panel located between the kitchen and the hallway. Apartments have gas heat and gas cooking with electric cooling. Unit branch wiring is understood to be aluminum; the Commission has not verified this by observation. There is no AFCI protection, and GFCI protection is present in most but not all apartments. Site lighting is served by BGE-owned pole fixtures in the parking lot islands and by building-mounted soffit fixtures.

Gas BGE natural gas service. One gas service room per site distributes to each cluster’s utility room. Individual tenant gas meters are located in the apartment mechanical closets.

Plumbing Domestic water supply is original copper with an interior epoxy coating that is failing, causing clogs and reduced pressure, with CPVC patch replacements at prior leak locations. Property management reported to the Commission’s consultant approximately two leaks per week property-wide. Waste piping is a combination of galvanized and black iron with Fernco fittings at bath and kitchen sink waste piping. The 2021 property needs assessment recommended full replacement of the domestic water and waste piping systems.

Fire Safety The buildings are not sprinkler-protected. A limited wet-pipe sprinkler system serves the building utility rooms only, with one or two heads per building. Fire alarm systems are local and non-networked, with one pull station per stairwell at the entry level and an alarm bell at the second-floor landing. In-unit smoke and carbon monoxide detectors are not interconnected. Fire hydrants are located on site. A 2018 third-party report describing the buildings as sprinkler-protected is superseded. Proposers shall satisfy themselves as to existing conditions.

Accessibility There are no ADA- or UFAS-designated accessible apartments at the property. Interior guardrails are approximately 33 inches high with 6.5-inch baluster spacing and balcony guardrails approximately 34 inches high with 6-inch spacing, neither of which meets current code.

Structural and Floor

Conditions

The 2021 property needs assessment observed unlevel floors, primarily at rear exterior walls, with a deviation greater than one-half inch in approximately 50% of the units inspected, and recommended engagement of a structural engineer and destructive investigation. The same assessment found horizontal cracking of the stoop landings above the basement-level utility rooms, admitting moisture and resulting in corrosion, organic growth, and possible structural compromise of the walls and ceilings of those rooms, and noted that repair of those rooms would likely require de-energizing gas and electric service serving multiple buildings.

Environmental Environmental reporting reviewed by the Commission identifies asbestos-containing material in friable joint compound in wall systems, and identifies resilient flooring, associated mastic, and roofing components as presumed to contain asbestos.