Guam Housing Lease Phase 1 RFP N4019225RP00030 Amendment 1.pdf

Amendment No. 1 to Phase One

REQUEST FOR PROPOSALS

RFP N40192-25-RP-00030 Guam Housing

Military Family Housing (MFH) and Unaccompanied Housing (UH) Joint Region Marianas (Guam and the Marianas Islands) Department of the Navy (DON)

23 September 2025

Prepared by:

Naval Facilities Engineering Systems Command, Pacific (NAVFAC Pacific)

258 Makalapa Dr, Suite 100 Pearl Harbor, HI 96860

Heather M. Stadler

Real Estate Contracting Officer (RECO)

Questions about this RFP must be addressed via electronic mail to the Real Estate Contracting Officer at the emails listed herein, with the Subject line marked “RFP N4019225RP00030- Guam-Housing”.

Questions should be submitted by electronic mail to: NAVFACHQ-RE@us.navy.mi

SFO LI-14174

Amendment No. 1 to Phase 1 of RFP N40192-25-RP-00030 serves to incorporate the following:

Item 1: Revision 1 to RFP N40192-25-RP-00030, including Attachments has been uploaded to SAM.GOV. Key changes include adjusting the Phase 2 release date (to late 2025/early 2026), defining location boundaries, removing officer/enlisted housing distinction, setting new bedroom and square footage targets for MFH, and defining the Phase I Evaluation Criteria.

Item 2: The latest list of questions and answers to this RFP has been uploaded to

SAM.GOV.

All other terms and conditions of RFP N40192-25-RP-00030 Guam Housing remain unchanged.

Phase One – Amendment 1

Request for Proposals

RFP N40192-25-RP-00030 Guam Housing

Military Family Housing (MFH) and Unaccompanied Housing (UH)

Joint Region Marianas (Guam and the Marianas Islands)

Department of the Navy (DON)

Updated: 23 September 2025

12 September 2025

Prepared by:

Naval Facilities Engineering Systems Command, Pacific (NAVFAC Pacific)

258 Makalapa Drive, Suite 100

Pearl Harbor, HI 96860

HEATHER M. STADLER

Real Estate Contracting Officer (RECO)

Questions about this RFP must be addressed via electronic mail to the Real Estate Contracting

Officer at the emails listed herein, with the Subject line marked “RFP N4019225RP00030-

Guam-Housing”.

Questions should be submitted by electronic mail to:

NAVFACHQ-RE@us.navy.mil mailto:NAVFACHQ-RE@us.navy.mil

Table of Contents

Introduction

Solicitation Overview

Minimum Requirements

Military Family Housing

Unaccompanied Housing

Phase 1 Instructions to Offerors

Phase 1 Evaluation Criteria

Phase 1 Questions

Phase 1 Submission Deadline

Attachments

Attachment 1 – Available Housing Spreadsheet

Attachment 2 – Offeror Questions

Key Information:

Question Due Date: 26 September 2025

Phase 1 Response Due Date: 13 October 2025

Introduction

The Naval Facilities Engineering Systems Command (NAVFAC) Pacific, on behalf of Joint

Region Marianas (JRM), is issuing this solicitation to address the urgent and growing housing requirements associated with force posture realignment in the Indo-Pacific region.

The U.S. Navy, as the lead military service for the U.S. Government at JRM, seeks to expand housing capacity on Guam to meet the projected growth of military personnel from approximately 17,000 active-duty members in FY 2024 to nearly 24,000 in FY 2033.

· The total unaccompanied housing requirement is approximately 800 units, and the total family housing requirement is approximately 1,600 units based on the current projected end-states for force flow in the mid-2030s.

· The initial phase (Phase 1) of this requirement is targeted to be 400 unaccompanied housing units and 917 family housing units. These units should be available for occupancy by June 2028.

· The balance of unaccompanied and family housing units (Phase 2) will be required in a subsequent phase to be available for occupancy by no later than June 2032.

To address near- and mid-term shortfalls, the Government is considering a range of acquisition approaches, which may include lease, lease-to-purchase, purchase, or other transaction structure, for up to 1,600 MFH units and 800 UH units, with initial delivery of housing beginning no later than June 2028.

This RFP allows a two-phase selection process:

Phase 1 – Submission of preliminary housing concepts, site information, proposed acquisition structure (lease, lease-to-purchase, purchase, or other), and delivery schedules. Due Date: 13

October 2025

Phase 2 – Submission of detailed proposals (by invitation only, limited to Phase 1 participants).

Expected Release Date: late 2025/early 2026

Solicitation Overview

The intent of Phase 1 is to gather and evaluate information on available or developable properties that may meet the Government’s housing requirements. JRM seeks both existing housing inventory and Build-to-Suit solutions, with emphasis on speed of delivery, suitability for military use, and long-term usage options.

Key housing requirements include:

Military Family Housing (MFH) – Total of 1,600 units (mix of 3–5 bedrooms, suitable for junior enlisted through field grade officers).

Unaccompanied Housing (UH) – Total of 800 units (studio, one-bedroom, or shared configurations aligned with DoD UH standards).

Offerors may propose single or multiple sites. Proposals should address unit availability, design standards, construction timelines, and anticipated occupancy readiness.

Only those offerors who participate in Phase 1 will be invited to Phase 2. If insufficient housing options are identified during Phase 1, the DON reserves the right to modify or cancel Phase 2.

Minimum Requirements

The following represent the minimum requirements for the Department of Defense (DoD) to award a contract to a developer under this effort. During Phase 1, developers are encouraged to submit all available property for consideration. If housing or property is available that does not fully meet these minimum requirements, it should still be submitted, with any deficiencies clearly noted.

A. Minimum Unit Requirements.

1. Applicable Building Codes. Units offered shall comply with all applicable

Federal, State and Local building codes and life and safety criteria. When the applicable codes conflict, the more stringent standard shall apply.

2. Fire and Life Safety. Space shall comply with requirements of Federal, Department of Defense (DoD) unified facility Criteria (UFC) 3-600-01, State, and local fire and life safety standards.

3. Antiterrorism Standards. The offered existing and new construction units shall comply with DoD Minimum Antiterrorism Standards for Buildings, Unified

Facilities Criteria (4-010-01), Seismic Design of Buildings (3-310-04), Standards of Seismic Safety for Existing Federally Owned and Leased Buildings, NIST

GCR 110917-12 of December 2011, and applicable sections of Unified Facility

Criteria DoD Building Code (1-200-01).

4. ABA Standards. The space offered shall meet the construction requirements of the Architectural Barriers Act (ABA) Standards. This includes the facility and all leased space (entrance areas, parking, accessible route, entrance and egress, ramps, stairs, handrails, alarms, doors, restrooms, drinking fountains, and elevators).

5. Security. Facilities must meet security standards (Facilities Security Level II) as required by UFC 4-010-01, Change 1, 1 October 2013 which states the security standards established by the Department of Homeland Security’s

Interagency Security Committee (ISC) in The Risk Management Process for

Federal Facilities shall apply to all off-installation leased space managed by the

DoD. In accordance with these ISC standards, the Navy will conduct a security survey for each facility offered and determine a risk rating. The Navy will determine from that risk rating if the property is acceptable or unacceptable.

Offers must receive an acceptable security risk rating from the Navy in order to be eligible for award. The security survey may take up to forty-five (45) days following receipt of offers and must be completed prior to award. For more information, go to: HTTPS://WWW.CISA.GOV/SITES/DEFAULT/FILES/2024-

07/THE_RISK_MANAGEMENT_PROCESS_2024_EDITION.PDF.

6. Neighborhood Minimums. The Government will accept proposals comprised of no more than 5 neighborhoods/locations, with each location containing a minimum of 50 Units. Proposals of fewer than 50 Units per location will not be considered. Preference will be given to proposals that meet the full minimum requirements of Phase One.

7. Occupancy and Schedule Requirements. The Government seeks to occupy

Phase One Units by June 2028 and Option Phase Units by June 2032. Offerors will be expected to present a high-level schedule that details delivery of complete and usable units ready for the Government’s occupancy in Phase 2 of the

Proposal period.

Target Market Boundaries. It is the preference that at least 75% of proposed units be located within the Mid Island market boundaries.

https://www.cisa.gov/sites/default/files/2024-07/The_Risk_Management_Process_2024_Edition.pdf https://www.cisa.gov/sites/default/files/2024-07/The_Risk_Management_Process_2024_Edition.pdf

The green line indicates locations that are within a one hour drive from Andersen AFB; the blue line indicates locations within a one hour drive from Naval Base Guam.

Military Family Housing

All Military Family Housing (MFH) delivered under this contract shall conform to the

Unified Facilities Criteria (UFC) for Family Housing; Change 3, dated 17 June 2025. All newly constructed housing shall meet the UFC standards in full. For existing housing units, the Developer shall implement upgrades, renovations, and modifications to the maximum extent practicable to achieve compliance with the UFC requirements.

MFH Type, Size and Number of Units. The targeted composition of the 1600 MFH

Units, if constructed, by gross square footage (GSF) and number of bedrooms (BR), is as follows:

3BR 4BR 5BR Total #

Units

Phase 1 550 321 46 917

Phase 2 410 240 33 683

Total Number of

Units

960 561 79 1600

Open Housing Designation Gross Square Footage (GSF) should attempt to at least align with the

Construction Minimum GSF, with the following minimums:

Five Bedroom: 1,920 GSF

Four Bedroom: 1,670 GSF

Three Bedroom: 1,490 GSF

The targets provided in the Table above will serve as a general guide for the GSF and bedrooms, but variation of up to 10% of GSF is allowable, as is modest variance on the bedroom composition provided.

Unaccompanied Housing

All Unaccompanied Housing (UH) delivered under this contract shall conform to the

Interim Department of Defense Design Standards for Unaccompanied Housing, dated 27

February 2025. All newly constructed facilities shall meet these standards in full. For existing facilities, the Developer shall implement upgrades, renovations, and modifications to the maximum extent practicable to achieve compliance with the referenced standards.

Phase 1 Instructions to Offerors

Offerors interested in participating in Phase 1 shall complete Attachment 1 (Available Housing

Spreadsheet) and submit any available site plans, floor plans, or concept drawings.

Attachment 1 – Required Information:

Location: Provide the physical location of the property or site.

Is the proposed housing within the Mid Island Market Boundary?

Housing Type: Indicate whether the units are MFH or UH (or both).

Number of Units: Identify the number of available or planned units.

Unit Mix: Specify the breakdown of bedroom counts and floorplans.

Timing: Indicate expected availability (existing units, under construction, or proposed new build).

Delivery Schedule: Provide estimated delivery dates for initial and final units.

Acquisition Terms: Provide ideal acquisition solution, if lease, anticipated lease length and renewal options.

Pricing: Provide estimated rent per unit/month. Final pricing may be refined in Phase 2.

Habitable Condition: State whether units are occupancy-ready or require upgrades. If upgrades are required to meet DoD standards, what is the timeline for this.

Utilities/Services: Indicate availability of utilities (water, power, sewer, internet) and support services (maintenance, landscaping, security, amenities).

Permitting/Zoning: Identify whether units are currently compliant with Guam permitting/zoning requirements, or note required approvals.

Additional Information: Any details relevant to the offer (e.g., proximity to bases, community amenities, resiliency features).

Site Plan and/or Floor Plan

Offerors should submit any available drawings. If unavailable, a statement noting plans are not currently available should be provided.

Phase 1 Evaluation Criteria

Offers will be evaluated based on initial high level minimum requirements (Factors 1-3 below).

Those offers that meet these requirements will progress to Phase II.

(1) Factor 1 – Location: The proposed location(s) for all housing is preferred to be within 75% of the mid-island area. For UH locations only, preference is for those locations within 5 miles of either Naval Base Guam or Andersen AFB.

(2) Factor 2 – Minimum Military Family Housing Square Footage is as below, documented in RFP Section “Military Family Housing”. UH does not have a minimum square footage requirement.

a. Five Bedroom: 1,920 GSF

b. Four Bedroom: 1,670 GSF

c. Three Bedroom: 1,490 GSF

(3) Factor 3 – Neighborhood Minimums: As stated in the Minimum Requirements section of the RFP: “The Government will accept proposals comprised of no more than 5 neighborhoods/locations, with each location containing a minimum of 50 Units.”

Phase 1 Questions

Offerors seeking clarification on this solicitation must use Attachment 2 (Offeror Questions

Form) and submit questions via email to:

NAVFACHQ-RE@us.navy.mil

Email subject line must read: “RFP- N4019225RP00030-Guam-Housing – Questions – Phase

One.”

The deadline for submitting questions is 26 September 2025. Responses will be posted to sam.gov as an amendment to this RFP.

Phase 1 Submission Deadline

Offerors must submit the completed Attachment 1 (Available Housing Spreadsheet) and any supporting documents by 2359 Pacific Time on 13 October 2025.

Submissions should be emailed to:

NAVFACHQ-RE@us.navy.mil

Email subject line must read: “RFP- N4019225RP00030-Guam-Housing – Phase One

Submission – [Company Name].”

Participation in Phase 1 is a prerequisite for consideration in Phase 2. The Government is under no obligation to proceed to Phase 2, but if it does, only those firms who participated in Phase 1 will be invited to submit detailed proposals.

Question # Offeror Question Navy Response 1 Are Hotels eligible for housing? Yes, hotels are eligible. Please review the details in the RFP sections

"Minimum Requirements", "Military Family Housing", and "Unaccompanied Housing" and if your property can meet the stated requirements, please submit a proposal accordingly.

2 Is the government looking for a specific ratio of studios vs. One bedroom vs. shared units within the 400 Phase One UH units?

No, there is no specific ratio sought for one bedroom vs shared units, assuming shared units refers to a one plus one type arrangement.

Additionally, all UH delivered under this contract shall conform to the interim Department of Defense design standards for UH, dated 27 Feb 25.

3 For the “75% Mid-Island” requirement, can you confirm the exact delineated map or boundary line?

Please refer to the map in the Target Market Boundaries section of the RFP. The green line indicates locations that are within a one hour drive from Andersen AFB; the blue line indicates locations within a one hour drive from Naval Base Guam. The overlap between these areas is the approximate 75% mid-Island requirement.

4 If lease, what is the expected minimum lease term? The Government is considering a range of acquisition approaches, which may include lease, lease to purchase, purchase or other transaction structure. Bidders are encouraged to provide optimal acquisition terms in the excel spreadsheet.

5 Should phase one price be expressed as per-unit/ per-month rent, or can total package pricing be submitted?

As requested in Attachment 1Available Housing Spreadsheet, please express price as per unit/per month rent.

6 How should utilities (Water, electricity, internet) be factored into the rent- bundled or separate?

Per Attachment 1Available Housing Spreadsheet, please indicate whether utilities can be provided, but do not include them in the proposed rent cost.

7 Do you have an estimated budget for this project? Award will ultimately be made on a best value basis with the property(ies) that provide the best value to the DoD. Full award criteria and selection criteria will be provided in Phase II of this effort.

8 Would you consider making this a hubzone set aside, and if not will hubzone company get the 10% price precedent on an open market solicitation such as this?

No, this will not be a hubzone. Real estate does not conform to Federal Acquisition Regulations.

9 Does the RFP require only one developer to provide all 1600 MFH and 800 UH units?

No. The Government anticipates the potential for a multiple award to fulfill the total number of units required in the RFP.

10 Due to the military buildup and huge demand for property, there is a scarcity of buildable land in Guam that can fulfill the total qty required in the RFP. Based on the lot size we have, we can only provide a minimum of 50-100 units. Will this be acceptable?

As stated in RFP section "Minimum Requirements": "During Phase 1, developers are encouraged to submit all available property for consideration. If housing or property is available that does not fully meet these minimum requirements, it should still be submitted, with any deficiencies clearly noted." Please note there is a 50 unit minimum per location.

11 I would like to confirm the appropriate point of contact for this matter, as I have previously reached out to Ms. Roxanne Moss, NAVFAC Housing POC.

As stated in RFP Section "Phase I Submission Deadline", p.8, correspondence, including submission of a proposal must be emailed to NAVFACHQ-RE@us.navy.mil. Individual discussions will not be entertained throughout this solicitation period.

12 Will the Government consider amending the RFP to allow proposals with more than five locations, provided each location contains at least 50 units and meets all other requirements? If not, can you clarify the rationale for the current limitation?

The Government has limited to 5 locations to minimize the number of enclaves. Multiple locations may further stress support services on the island. So we strive to co-locate as much as possible. However, the Government encourages the submission of any available property(ies) for consideration.

13 XX company has recently acquired a UIE through SAM.Gov. I’d appreciate your guidance so XX company can support this project to supply materials.

Please refer to the RFP for direction on Government needs requested to be fulfilled and how to submit a proposal.