IDL RFQ 1374 - Communication Site Fee Study.pdf

STATE OF IDAHO

DEPARTMENT OF LANDS

2026 COMMUNICATION FEE STUDY

REQUEST FOR QUOTE NO. 1374

DUE BEFORE 2:00:00 P.M. P.T. on JULY 14, 2026

REQUEST FOR QUOTE

AND

INSTRUCTIONS

Quotes will be received by the Idaho Department of Lands for the following:

DELIVERY LOCATION:

2026 COMMUNICATION SITE FEE STUDY

Idaho Department of Lands 300 N. 6th ST., STE 103

Boise, ID 83702

INSTRUCTIONS:

The purpose of this Request for Quote (RFQ) package is to solicit quotes for 2026 Communication Site Fee Study outlined in the attached Schedule A and Scope of Work.

Quotes must be submitted via IPRO Powered by Luma (IPRO) prior to the deadline specified, late quotes will not be accepted. Faxed or mailed quotes will not be accepted. Upload all required Submittal Forms (including Schedule A, and any other items listed). Enter your Cost in IPRO as instructed in IPRO for the Line Item.

It is mandatory to submit your Quote electronically via IPRO, all Offerors participating in a Solicitation issued through IPRO must establish an account in the IPRO system as it is necessary in order to process and/or award the resulting Contract(s). It is free to establish an account and only takes a few minutes.

Offeror agrees that its Quotation shall be good and may not be withdrawn for a period of ninety

(90) days after the scheduled closing date, unless otherwise identified in the Solicitation. No Quotation will be accepted if marked "price prevailing at time of delivery,” “estimated prices,” “actual costs to be billed,” or similar phrases. After the date and time of closing, no price change will be allowed, unless otherwise stated in the Solicitation. The TOTAL PRICE will be the basis for award. The Quotation must be in U.S. Dollars.

Idaho Department of Lands reserves the right to enter negotiations in accordance with IDL Procurement Policy #455.

QUOTES DEADLINE AND ELECTRONIC DELIVERY REQUIREMENTS:

Quotes must be received before 2:00:00 P.M. P.T. on July 14, 2026. IDL is not responsible for delayed delivery of electronically submitted quotes. Late Quotes will not be accepted. Fax Quotes will not be accepted. Mailed Quotes will not be accepted

QUESTIONS:

Questions pertaining to this RFQ must be submitted in writing by email to mrsande@idl.idaho.gov. The deadline for receiving questions is 2:00:00 P.M., on 7/9/2026.

Responses to all questions received will be posted as an addendum in IPRO. Verbal questions will not be accepted.

IDL 1374 Page 2 of 9 2026 COMMUNICATION SITE FEE STUDY https://sms-idaho-prd.tam.inforgov.com/fsm/SupplyManagementSupplier/page/XiSupplyManagementSupplierPage?csk.SupplierGroup=LUMA mailto:mrsande@idl.idaho.gov

SCOPE OF WORK (SOW)

IDAHO DEPARTMENT OF LANDS

REAL ESTATE SERVICES BUREAU

2026 Communication Site Fee Study

PROJECT DESCRIPTION AND SCOPE OF WORK

OVERVIEW:

In 2013 the Idaho Department of Lands (IDL) recognized the potential for increased revenue generation from leasing state endowment trust lands for the placement of equipment to facilitate various means of communication and determined a market study was needed that would provide the information necessary to develop a business plan to integrate the then current market rates and trends. Additionally, the market study would assist in identifying opportunities for program expansion and improvement.

In May of 2013, The Heath Group was hired by IDL to conduct the statewide telecommunications rent survey. The results were used to update IDL Communication Site Fee Schedule. The study provided market rent information for communication uses such as TV, AM/FM radio, cable TV, broadcast translator/LPTV/LPFM, CMRS/Facility manager, cellular telephone, private mobile radio, microwave/ISP/Broadband, and others.

In 2017, The Heath Group was again hired by IDL to review IDL’s Communication Site Fee Schedule, resulting in no adjustments to the same.

IDL recognizes that a new, current market study will provide the information necessary to update IDL’s Communication Site Fee Schedule, as needed, to reflect current market rates.

CONTRACTOR REQUIREMENTS:

The market study shall consider communication sites established for the following uses:

• Television

• AM/FM Radio

• Cable TV

• Broadcast Translator

• Cellular Telephone

• Private Mobile Radio Services

• Microwave/ISP/Broadband

• Commercial Mobile Radio Service

• Others uses identified by the consultant

For IDL, the Contractor will research current market data for the following FCC use code categories and as needed obtain reciprocal appraisal licenses:

• Television Broadcast (817): This category includes facilities licensed by the FCC that broadcast UHF and VHF audio and video signals for general public reception and the communications equipment directly related to the operation, maintenance, and monitoring of the use. Users include television stations (major and independent networks) that generate income through commercial advertisement and public television stations whose operations are supported by subscriptions, grants, and donations. Broadcast areas may overlap State boundaries. This category of use relates only to primary transmitters and not to any rebroadcast systems such as translators, transmitting devices such as microwave relays serving broadcast translators, or holders licensed by the FCC as low power television (LPTV).

IDL 1374 Page 3 of 9 2026 COMMUNICATION SITE FEE STUDY

• AM/FM Radio Broadcast (816): This category includes facilities licensed by the Federal Communications Commission (FCC) that broadcast AM and FM audio signals for general public reception and the communications equipment directly related to the operation, maintenance, and monitoring of the use. Users include radio stations that generate revenues from commercial advertising and public radio stations whose revenues are supported by subscriptions, grants, and donations. Broadcast areas often overlap State boundaries. This category of use relates only to primary transmitters and not to any rebroadcast systems such as translators, microwave relays serving broadcast translators, or holders licensed by the FCC as low power FM radio.

• Cable Television (809): This category includes FCC-licensed facilities that transmit video programming to multiple subscribers in a community over a wired or wireless network, and the communications equipment directly related to the operation, maintenance, or monitoring of the use. These systems normally operate as a commercial entity within an authorized franchise area. This category does not include rebroadcast devices or personal or internal antenna systems, such as private systems serving hotels or residences.

• Broadcast Translator. Low Power Television and Low Power FM Radio (808): This category of use consists of FCC-licensed translators, low power television (LPTV), low power FM radio (LPFM), and communications equipment directly related to the operation, maintenance, or monitoring of that use. Microwave facilities used in conjunction with the systems are included in this category. Broadcast translators receive a television or FM radio broadcast signal and rebroadcast it on a different channel or frequency for local reception. In some cases the translator relays the signal to another amplifier or translator.

LPTV and LPFM radio stations are broadcast translators that originate programming. This category of use includes translators associated with a public telecommunications service.

• Cellular Telephone and Personal Communications Services (PCS) (810): Cellular telephone and PCS include holders of FCC-licensed systems and related technologies for mobile communications that use a blend of radio and telephone switching technology to provide public switched network services for fixed and mobile users within a geographic area. These systems consist of cell sites containing transmitting and receiving antennas, cellular base station radio, telephone equipment, and often microwave communications equipment utilized as back haul for that site, and communications equipment directly related to the maintenance and monitoring of the use. The following uses may be called Commercial Mobile Radio Service (CMRS) in an FCC license, however, for rent determination purposes these are considered Cellular/PCS uses (see FSH 27091, section 95, paragraph 1f): (1) Enhanced Specialized Mobile Radio (ESMR), (2) Improved Mobile Telephone Service (IMTS), (3) Air-to-Ground, (4) Offshore Radio Telephone Service, (5) Cell Site Extender, (6) Local Multipoint Distribution Service. Multiple bands owned by the same entity are considered one use as long as they seamlessly serve the same customer market. The two most common bands are 850 MHz and 1950 MHz. Analog and digital equipment in the same facility owned by the same entity are considered as a single cellular use for billing purposes. Include the value of ISP as part of the overall cellular value when owned by the cellular provider.

• Private Mobile Radio Service (PMRS) (806): This use category includes holders of FCC-licensed private mobile radio systems primarily used by a single entity for the purpose of mobile internal communications and the communications equipment directly related to the operation, maintenance, or monitoring of the use. The communications service is not sold to others and is limited to the user. Services generally include local internal radio dispatch for municipalities, utilities, and non-communications businesses, private paging services, and ancillary microwave communications equipment for the control of the mobile facilities.

• Microwave (803/804): This use includes holders of FCC-licensed facilities used for long-line intrastate and interstate public telephone (including relay of cellular traffic from other

IDL 1374 Page 4 of 9 2026 COMMUNICATION SITE FEE STUDY cellular sites), television, information, , and data transmissions (common carrier, code 803), or used by pipeline and power companies, railroads, and land resource management companies in support of the holder's primary business (industrial, code 804). Also included is communications equipment, directly related to the operation, maintenance, or monitoring of the use, such as mobile radio service. When a portion of the microwave bandwidth is used commercially, a separate microwave use shall be inventoried for fee calculation purposes.

• Wireless Internet Service Provider (ISP) (811): These uses may or may not be in FCC-licensed bands. An ISP utilizes wireless technology to connect subscription users to the internet. This category is for standalone ISP systems not those which are part of an integrated cellular provider. This category includes WiFi, and WiMax.

Wi-Fi is used for mobile devices and LANs, and often used for Internet. It enables a person with a wireless-enabled computer or personal digital assistant (PDA) to connect to the Internet when in proximity of an access point. The geographical region covered by one or several access points is called a hotspot.

WiMAX is an acronym that stands for Worldwide Interoperability for Microwave Access, a certification mark for products that pass conformity and interoperability tests for the IEEE

802.16 standards. WiMAX is a standards-based wireless technology that provides high-throughput broadband connections over long distances. WiMAX can be used for a number of applications, including "last mile" broadband connections, hotspots and cellular backhaul, and high-speed enterprise connectivity for business.

• Commercial Mobile Radio Service (CMRS) (815): This category of use includes FCC-licensed users providing mobile radio communications service to individual customers and the communications equipment directly related to the operation, maintenance, or monitoring of the use. Examples of mobile radio systems in this category are two-way voice and paging services such as community repeaters, trunked radio (specialized mobile radio), two-way radio dispatch, public switched network (telephone/data) interconnect service, and microwave communications link equipment. Some FCC-designated CMRS uses are considered Cellular Telephone/PCS uses for rent determination purposes – see the description of the Cellular Telephone/PCS category. When multiple CMRS systems are operated by the same entity in the same facility they are considered as one use.

• Facility Manager (818): A facility manager does not directly provide communications services and does not hold an FCC license to operate communications equipment. A facility manager owns a communications facility on State lands and has a special use authorization to lease building, tower, and related facility space as part of the business enterprise.

• Others uses identified by the consultant (801, 802, 814, 831, 832, 833, 834): This category includes holders of FCC-licensed private communications uses such as amateur radio (801); personal/private receive-only antennas designed for the reception of electronic signals to serve private homes (802); natural resource and environmental monitoring equipment used by weather stations, seismic stations, and snow measurement courses (814); and other small, low-power devices used to monitor or control remote activities (831). These facilities are personally owned and not operated for profit. Several federal agencies utilize the category of navigational equipment (833) for electronic signaling for aviation or marine navigation. For example the FAA, and US Navy, and Air Force utilize several technologies such as VORTAC and other air traffic control systems. Astronomy stations can be classified under this category (834). This category also includes other communication improvements not accounted for in other categories (831), and any communication improvements financed under the Rural Electrification Act (REA) (832).

IDL 1374 Page 5 of 9 2026 COMMUNICATION SITE FEE STUDY

• Radar and Doppler, though not technically “communications uses” will be found at communications sites and due to the necessity for the scanning field to be free of obstructions may govern the installation of other communications site facilities. For inventory and rent calculation, determine the communication use category according the method used to transmit data from the site. For example, if a television station operates a weather Doppler facility and transmits from the site via microwave, then the communication site use would be industrial microwave (804).

The Contractor will include, where possible, other data sources for the market study such as:

• Private entities in Idaho and other western states

• Government agencies in Idaho and other western states

• Commercial entities in Idaho and other western states

• Other sources as available

The Contractor will analyze and report collected data by:

• Use Category

• Location tiers o Average rental rates (per use) for State of Idaho as a whole o Average rental rates for the following regions of Idaho

North Idaho (north of the Clearwater River, including Coeur d’Alene) Central Idaho (Clearwater River south to McCall) Southwest Idaho (including Boise) South Central Idaho (including Twin Falls/Sun Valley) Southeast Idaho (including Idaho Falls/Pocatello).

o Average rental rates per population base/city

The Contractor will obtain and analyze the following lease provision data for communications:

• Lease rates (base rates, multiple use, facility manager, and co-locator rates)

• Lease length with number of option periods and automatic renewals if applicable

• Subleasing, if allowed and at what recapture rates are charged to the primary tenant

• Insurance

• Bonding

• Site management, including the authorization and management of improvements

• Inspections

• Co-locator approval process

• Other “industry standard” provisions identified during the research that could contribute to the Desired Outcomes identified below in this document

The Contractor will include both individual site leases and an analysis of other predetermined rent schedules in order to get a clear picture of current market conditions.

The Contractor will conduct the Market research with the following IDL intended goals:

• Assess the potential for current IDL communication site facilities to expand.

• Identify the potential for additional IDL communication sites based on current land ownership.

• Identify IDL competitors and their locations in Idaho.

• Identify market trends, including threats, that could impact the communications site and communication site leasing market.

• Identify potential marketing strategies and opportunities to expand IDL’s leasing program and enhance revenue generation.

• Identify how the nation’s top wireless carriers (T-Mobile, AT&T and Verizon) entering into

IDL 1374 Page 6 of 9 2026 COMMUNICATION SITE FEE STUDY sale-leaseback agreements with tower operators will impact the leasing of facilities on Idaho state lands going forward and discuss how this type of leaseback option may create additional revenue-generating opportunities for IDL.

IDL DESIRED OUTCOMES:

From this market study IDL expects to understand the following:

• What lease provisions, rental structures and methodologies for calculating communication site rents exist within the industry that would best meet IDL’s management objectives currently and in the future based on market trends.

• How existing IDL communication site rental rates compare with current market rates in the western United States with the goal of updating IDL’s current communication site rate sheet.

• What, if any, rental rate stratification exists within the regions and submarkets of Idaho.

• What, if any, rental rate stratification exists between for-profit lessees and not-for-profit and governmental lessees. If possible, IDL’s intent is to create from this report a tiered rate structure that differentiates between for-profit and not-for-profit/governmental leases.

• How non-standard or “outlier” communication site uses should be handled by IDL. For example, rates differ for small, rural ISP providers compared to larger providers.

DELIVERABLES:

Prior to final report completion, Contractor will provide a draft copy of the report to IDL’s COR for review, comments for addition or exclusions, and approval.

Upon completion of the final market rent study, the Contractor will provide IDL with one electronic version (pdf format) of the written appraisal. The face of the report will be labeled to identify the type of property that is the subject of the market survey, will show the Contractor name and address, and will include the date of the market survey report. All pages of the report, including the exhibits, will be numbered.

The written report will contain a title page, letter of transmittal, summary of salient facts and conclusions, scope of work, and purpose of the market survey. The Contractor will use every effort to ensure that they provide an adequate number of comparables to be able to support rent estimates for the nine individual zones and will have an adequate geographic distribution of these comparables to support a national rent schedule pertaining to national forest and public lands.

The report will also include an overview of the current state of the industry, definitions of the various types of telecommunications improvements (lattice towers, monopoles, etc), and will list typical applications for each one. Emerging technologies and a general discussion of FCC regulations will also be included in this section. The report will also offer suggestions on recommended common terms and clauses found in other leases that may be included in new leases negotiated by IDL such as:

• Annual escalator (discussion and reconciliation)

• “Mark-to-market” language suggesting re-appraisal at least every five years

• Right to co-locate either expressly stated or denied

Also, the Contractor will provide IDL with examples as to how IDL could use the updated rental matrix to determine new site-rental rates for prospective tenants. IDL understands and agrees that the Contractor’s suggestions may require review by IDL’s legal counsel.

The Contractor will include a discussion of sublease-recapture, and will provide examples of how the State of Idaho could use this information to realize additional income. The Contractor will highlight the differences between recapture and the state's current procedure of determining co-location rent.

All lease information, leasing methodology analysis, and communication site market information resulting

IDL 1374 Page 7 of 9 2026 COMMUNICATION SITE FEE STUDY from this study shall become the property of IDL and will be treated as confidential.

The report(s) will be mailed to the attention of Kemp Smith (COR) at the Idaho Department of Lands, 300 North 6th Street, Suite 103, Boise, ID 83702. Upon receipt and acceptance thereof, the lease rental information, leasing methodology analysis, and other communication site market information in the report(s) shall become the property of IDL.

PERIOD OF PERFORMANCE:

Contract work may commence once the Contractor has received an IDL counter-sign copy of the contract signature page and has had a pre-work conference with the COR.

Contractor anticipated project completion is no more than 120 working days from the date of Notice to Proceed. Contractor will provide at least bi-weekly status updates to IDL’s COR.

PAYMENT INFORMATION:

This fee will be fully burdened to include any cost of travel, necessary costs for database information and any costs involved in obtaining reciprocal appraisal licenses for the State of Idaho.

Contractor may invoice for fifty percent (50%) of fee upon delivery of the draft report(s) to the COR. The remaining fifty percent (50%) may be invoice upon delivery and acceptance of the final report(s) by the

COR.

Contractor shall email invoices to:

Idaho Department of Lands invoicing@idl.idaho.gov

IDL 1374 Page 8 of 9 2026 COMMUNICATION SITE FEE STUDY mailto:invoicing@idl.idaho.gov

SCHEDULE A

STATE OF IDAHO

DEPARTMENT OF LANDS Requisition Number: 1374

REQUEST FOR QUOTE

THIS IS NOT AN ORDER

INSTRUCTIONS:

Responders must use this form in submitting prices.

Delivery: Idaho Department of Lands 300 N. 6th ST., STE 103

Boise, ID 83702

QUAN. UNIT ARTICLES TOTAL PRICE

1 LS

Collect, analyze and create report for 2026 Communication Site Fee Study, per the attached Scope of Work. $

Action Due Date Request for Quote Responses Due Before: 2:00:00 P.M. P.T. ,7/14/2026

Delivery Requested by: 11/30/2026

SUBMISSION DELIVERY:

EMAIL QUOTE TO: mrsande@idl.idaho.gov

We have stated hereon the prices at which we will furnish and at destination named above, the articles or services as specified. Delivery will be made as specified above.

Firm ______________________________________________

Street _____________________________________________

City State Zip Code ________

Phone Fax __________________

Email ____________________________________________

Signed by _________________________________________

Printed Name ______________________________________

Title ______________________________________________

Date __________________

IDL 1374 Page 9 of 9 2026 COMMUNICATION SITE FEE STUDY mailto:mrsande@idl.idaho.gov