Guam Housing Lease Phase 1 RFP N4019225RP00030 Amendment 2.pdf

Amendment No. 2 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)

26 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.mil

SFO LI-14174

This Amendment No. 2 to Phase 1 of RFP N40192-25-RP-00030 serves to incorporate the following:

Item 1: The Phase I submission deadline has been extended by one week to 20 Oct 25.

Item 1: The latest list of questions and answers to this RFP is below.

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

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 1 Available 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 I, 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.

14 We would like to seek your advice on the possibility of including three distinct turnover periods for the housing units. Specifically, we aim to present the housing deliverables

As long as the overall dates of 2028 and 2032 are met and the minimum housing requested for 2028 is met, adding a delivery date in 2030 will be acceptable.

Offeror Question Navy Response scheduled for 2028, 2030, and 2032.

15 We would like to clarify that, as part of Phase I of the bidding process, we are required to present all deliverables pertaining to both Phase I and Phase II of the Housing. Kindly confirm if this understanding is correct.

Yes, please do provide information for both phases of housing delivery.

16 I have searched multiple Dept Of

War sites and google for the “Interim Department of Defense Design Standards for Unaccompanied Housing, dated 27 February 2025” and cannot find

it. Please provide those detailed UH specifications.

Please refer to FC 4-721-10N Navy and Marine Corps Unaccompanied Housing (UH) for guidance.

17 What is the minimum required square feet for a studio FC 4-721-10N Navy and Marine Corps Unaccompanied Housing (UH) does not identify studio style units. However, we recommend a minimum GSF requirement of 650.

18 What is the minimum required square feet for a 1 bedroom

Please refer to FC 4-721-10N Navy and Marine Corps Unaccompanied Housing (UH) Table 4-1 which shows a minimum of 750 GSF.

19 Does the military provide funding to build Please refer to question #4

20 One of the fundamental challenges in new residential projects in Guam has been the relatively low residential sales prices compared to higher development costs. When financing costs are also factored in, many projects appear financially unfeasible.

To improve feasibility, one possible mechanism could be milestone payments made by the U.S. Navy to developers (or directly to contractors) on a work-completed basis, under an agreed contract price. Such payments

This will be explored further in Phase II. No potential solution is off the table at this point.

Offeror Question Navy Response would significantly reduce financing costs for developers and improve project viability.

Could you kindly advise if this payment mechanism is under consideration, or if the Navy would be open to discussing such an approach?

21 For existing units, what constitutes

“maximum extent practicable” in meeting UFC standards?

The Government understands that the is currently built housing on island that may meet the needs of the DoD. The government requires Life, Fire, and Safety requirements be met, other requirements shall be met to the maximum extent possible, and Phase II will most likely require a Certificate of Occupancy for already developed homes. The Government is flexible through negotiations on delivery when UFC improvements are necessary.

22 Are there specific design preferences for shared UH configurations?

Please refer to FC 4-721-10N Navy and Marine Corps Unaccompanied Housing (UH) for guidance.

23 Does the Navy have a variety of site options or will the contractor be responsible for acquiring the land?

The contractor will be responsible for acquiring the land.

24 Will the Navy conduct the security survey before or after Phase II begins?

The security survey will occur after the Government identifies the potential awardee(s) prior to final award determination.

25 What documentation should be provided to support security compliance?

This information will be provided as part of Phase II solicitation.

26 What is the preferred lease length and renewal structure?

Please see question #4.

27 What are the expectations for lease-to-purchase or outright purchase proposals?

Please see question #4.

28 Will the Government provide financing or guarantees for purchase options?

No, the Government will not provide financing of guarantees for purchase.

29 Will the Government assist in expediting local permitting/zoning approvals?

Permitting/Zoning approvals will be the responsibility of the Offeror.

30 Are there known zoning challenges in the Mid Island area?

Please see Question #29.

31 Could I request for an extension of the RFP submission deadline?

Thank you for your question. We will extend the deadline by one week, so submissions will be due 20 Oct 25.

32 Due to the complexity of the RFP, we would be grateful for some additional time to prepare a complete proposal that fully satisfies all requirements for Phase 01.

Please refer to Question #31. It should also be noted, the Government is only requiring the excel Attachment 1 to be completed as part of Phase I.

33 Will your department accept vacant land lease options without a development plan for this RFP? Or will there possibly be a second solicitation for vacant land lease options? The current RFP is calling for existing homes or a development plan with built-to-suit homes, which cannot be achieved within the response time frame;

however, media sources have stated that the military may also be seeking vacant land options for the military to develop housing outside the military gates.

Per the RFP and as specifically stated in the "Solicitation Overview" section, "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." The Government will not accept vacant land lease options for this RFP and a possibility for a second solicitation has not been identified. Any media information should not be followed as it does not necessarily contain vetted requirements. The official solicitation info is only released through SAM.GOV and will also show amendments there.

34 For the proposed 12-story modular building (will be constructed), we are considering Type 1B construction. Please let us know if there are any specific guidance for the type of construction with that size of the new building.

If it’s a Family Housing (FH) tower reference UFC 4-7-11-01 latest version. If it’s a tower for UH reference FC 4-721-10N Navy and Marine Corps Unaccompanied Housing.

35 According to the RFP, all proposed new buildings are required to comply with the referenced codes in full. Is there is any room for adjustment or reduction of certain requirements with approval of the contracting party?

Please refer to Question #21, and additional information will be provided in Phase II of the solicitation.

36 Please clarify if there are any differences in Minimum Requirements between building intended for proposed acquisition structure such as lease, lease-to-purchase, purchase, or other transaction structure.

There are no differences in minimum requirements based on the acquisition structure.

37 What kind of form or requirements are needed to submit the proposal for properties that we want to advertise

As stated in RFP section "Phase I Submission Deadline", "Offerors must submit the completed Attachment 1 (Available Housing Spreadsheet)."

38 What is the schedule and method of Navy payments during the 2028 implementation phase?

The specifics of this will be described as part of the Phase II RFP.

39 Will DoD projects receive priority or expedited permitting under Guam’s permitting process?

If not, what initiatives are being considered to mitigate schedule delays “beyond the developer’s control” that could prevent meeting 2028 timelines?

Please refer to Question #29.

40 Can properties pending rezoning be submitted in Phase I, or must zoning be approved prior to submission?

Properties pending rezone can be submitted as part of Phase I. If selected to proceed to Phase II, the property must have the zoning required to be considered in Phase II.

41 Are apartment or condominium-style units acceptable for Military Family Housing (MFH) proposals?

Yes. Apartments (multifamily buildings) are listed as a housing type under UFC 4-711-01 (10 August 2018), 2-2.1 Housing Types.

42 Do existing housing units count toward the total 1,600 MFH and 800 UH requirement, or is this strictly for new construction?

Please refer to the RFP Solicitation Overview section which states "The intent of Phase I 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." The total Government req is 1600 units for MFH and a separate 800units for UH.

43 Should land development costs

(e.g., roads, utilities) be included in proposal pricing, or handled separately by the Government?

All costs expected to be covered by the Government should be included in proposal pricing. If specific costs are unknown, they should be estimated as best as possible and all associated caveats documented. Phase II solicitation will have additional details.

44 For major utility upgrades (e.g., water, sewer, power), will the Navy share in these costs or must they be fully included in the proposal?

For example, if the Government of Guam requires infrastructure upgrades during permitting, how should developers account for these unknown costs?

Please refer to Question #43.

45 Will the Phase I proposals remain confidential after submission, or are they subject to public disclosure?

They will remain confidential.

46 Does the Navy have budget authority for a one-time purchase, or is lease-to-purchase preferred for Phase I? If possible, please provide general funding guidance for structuring proposals.

Phase I does not end in award. Phase I simply identifies potential solutions from industry and feasibility of identified offerors who will move forward to Phase II. It should also be noted, the Government is only requiring the excel Attachment 1 to be completed as part of Phase I.

47 Are there caps or restrictions on how much private capital we can commit before Navy payments begin?

No there not.

48 What is the evaluation criteria or weighting for Phase I submissions (e.g., estimated completion date vs.

cost vs. design quality)?

Please refer to the revised RFP released 23 Sep on SAM.GOV that includes the Evaluation criteria. It should also be noted, the Government is only requiring the excel Attachment 1 to be completed as part of Phase I.

49 Will the security risk survey (UFC 4-010-01) be conducted before Phase II site selection, and how long will offerors have to resolve issues if a site is rated unacceptable?

Please refer to Question #24.

50 What percentage contingency line item is acceptable in proposal pricing given the volatile financial

This is at the developer's risk.

Offeror Question Navy Response environment, such as fluctuations in material prices, shipping, fuel, and tariffs?

51 Does the number of housing units in the proposal take into account the additional 10,000 military personnel referenced in recent news reports?

Per the RFP Introduction section "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." Any media information should not be followed as it does not necessarily contain vetted requirements. The official solicitation info is only released through SAM.GOV and will also show amendments there.

52 Lease Term – What is the expected duration of the lease term? Will building or environmental considerations impact the longevity or renewal of said lease?

Please refer to #4