RFP 701 Property Management Services in Juneau Alaska.pdf

RFP 701 Property Management Services in Juneau, Alaska Issued By: JC Kestel, Procurement Manager, Legislative Affairs Agency Issue Date: October 1, 2026 Page 1 of 44

REQUEST FOR PROPOSALS PACKAGE

RETURN THIS PROPOSAL TO THE ISSUING OFFICE:

LEGISLATIVE AFFAIRS AGENCY

Procurement and Supply Section

Issuing Office Mailing Address: State Capitol, 120 4th Street, Room 3, Juneau, AK 99801-1182

Issuing Office Hand Delivery Address: Terry Miller Legislative Office Building, 129 6th Street, Room 222, Juneau, Alaska

REQUEST FOR PROPOSALS (RFP) NO. 701

PROPERTY MANAGEMENT SERVICES FOR GOLD AND SIXTH STREET

APARTMENTS IN JUNEAU, ALASKA

SEALED PROPOSALS MUST BE RECEIVED AT THE ABOVE ADDRESS OR MUST BE

EMAILED TO LAA.PROCUREMENT@AKLEG.GOV BY 11:30 A.M. ALASKA TIME ON

MONDAY, NOVEMBER 9, 2026. FAXED PROPOSALS ARE NOT ALLOWED.

Offerors Are Not Required to Return this RFP with the Proposal.

Under AS 36.30.020, the Alaska Legislative Council adopted procurement procedures that were based on competitive principles consistent with AS 36.30 and adapted to the special needs of the Legislative Branch. Therefore, the Legislative Branch follows its own procurement procedures (Alaska Legislative Procurement Procedures) and is not subject to the procurement procedures of the Executive Branch. Copies of the Alaska Legislative Procurement Procedures are available upon request or at:

https://aws.state.ak.us/OnlinePublicNotices/Notices/Attachment.aspx?id=161929

IMPORTANT NOTICE: YOU MUST REGISTER WITH THE PROCUREMENT MANAGER LISTED IN THIS DOCUMENT TO RECEIVE SUBSEQUENT AMENDMENTS, WHETHER YOU RECEIVED THIS REQUEST FOR PROPOSALS (RFP) FROM THE STATE OF ALASKA’S “ONLINE PUBLIC NOTICE” WEBSITE, VIA THE MAIL, OR FROM ANOTHER SOURCE. FAILURE TO CONTACT THE PROCUREMENT MANAGER MAY RESULT IN THE REJECTION OF YOUR PROPOSAL. OFFERORS SHALL THOROUGHLY REVIEW ALL THE REQUIREMENTS OF THE RFP WHEN SUBMITTING THEIR PROPOSALS. A PROPOSAL CHECKLIST HAS BEEN INCLUDED FOR OFFERORS TO USE, THE CHECKLIST IS INTENDED AS A REMINDER OF CERTAIN IMPORTANT ITEMS AND IS

NOT INTENDED TO BE A COMPLETE LIST OF WHAT MUST BE INCLUDED IN THE PROPOSAL.

JC Kestel, Procurement Manager

PH: 907-465-3763

TDD: 907-465-4980

Email: LAA.Procurement@AKLeg.gov

Issue Date: October 1, 2026 Page 2 of 44

Table of Contents

SECTION ONE - NOTICES TO OFFERORS

1.01 PURPOSE OF RFP

1.02 PROCUREMENT MANAGER

1.03 PRE-PROPOSAL TELECONFERENCE AND SITE VISITS

1.04 SCHEDULE OF EVENTS

1.05 RIGHT OF REJECTION

1.06 PHOTOCOPIES

1.07 ALASKA BUSINESS LICENSE AND LEGAL ENTITY

1.08 U.S. FUNDS

1.09 TAXES

1.10 CONTACTS / RFP QUESTIONS / CONTACT PERSON

1.11 REVIEW OF RFP

1.12 PROPOSAL SUBMISSION, DELIVERY, AND ACCEPTANCE

1.13 DISCUSSIONS WITH OFFERORS

1.14 AMERICANS WITH DISABILITIES ACT

1.15 PREFERENCE FOR ALASKA OFFEROR

1.16 FUND OBLIGATIONS

1.17 CANCELLATION; REJECTION OF ALL PROPOSALS; PREPARATION COSTS

1.18 REJECTION OF INDIVIDUAL PROPOSALS

1.19 MORE THAN ONE PROPOSAL SUBMISSION

1.20 PROCUREMENT PROCEDURES

1.21 DISCLOSURE OF PROPOSAL CONTENTS

1.22 ADDITIONAL TERMS AND CONDITIONS

1.23 FORMAT OF CONTRACT

1.24 FIRM OFFER

1.25 AWARD OF CONTRACT

1.26 AWARD CRITERIA

1.27 NOTICE OF INTENT TO AWARD

1.28 PROTEST

1.29 CONTRACT NEGOTIATIONS

1.30 FAILURE TO NEGOTIATE

1.31 PERFORMANCE BOND

1.32 CONTRACT AMENDMENTS

1.33 CONTRACT ASSIGNMENT/TRANSFER

1.34 TERMINATION OF CONTRACT

1.35 BINDING ON SUCCESSORS

1.36 BREACH OF CONTRACT

1.37 APPLICABLE LAWS

Issue Date: October 1, 2026 Page 3 of 44

1.38 VENUE AND APPLICABLE LAW

1.39 RECORDS; AUDIT

1.40 OWNERSHIP AND REUSE OF DOCUMENTS

1.41 MATERIALS AND PROCESSES COVERED BY PATENTS, TRADEMARKS, OR COPYRIGHTS

1.42 INDEMNIFICATION

1.43 FORCE MAJEURE

1.44 INSURANCE

1.45 TIME

1.46 HUMAN TRAFFICKING

1.47 COVERAGE UNDER ETHICS LAW

SECTION TWO - RFP SPECIFICATIONS

2.01 BACKGROUND INFORMATION AND OBJECTIVES

2.02 MINIMUM REQUIREMENTS OF OFFEROR

2.03 SCOPE OF SERVICES

2.04 GENERAL TERMS AND CONDITIONS

2.05 LOCATIONS OF SERVICES

SECTION THREE - PROPOSAL FORMAT AND CONTENT

3.01 GENERAL INSTRUCTIONS

3.02 TECHNICAL PROPOSAL FORMAT

3.03 COST PROPOSAL REQUIREMENTS

SECTION FOUR - EVALUATION CRITERIA

4.01 UNDERSTANDING OF THE SERVICES

4.02 EXPERIENCE AND QUALIFICATIONS

4.03 IMPLEMENTATION OF THE SERVICES AND METHODS

4.04 CONTRACT COST

SECTION FIVE – ATTACHMENTS

5.01 SAMPLE EVALUATION FORM

5.02 GOLD AND SIXTH STREET APARTMENTS FLOOR PLANS

5.03 GOLD AND SIXTH STREET APARTMENTS POLICIES

5.04 GOLD AND SIXTH STREET APARTMENTS EXAMPLE LEASE DOCUMENTS

5.05 COST PROPOSAL FORM

5.06 PERFORMANCE BOND

5.07 PROPOSAL CHECKLIST

Issue Date: October 1, 2026 Page 4 of 44

SECTION ONE - NOTICES TO OFFERORS

1.01 PURPOSE OF RFP

The Legislative Affairs Agency (Agency) is soliciting proposals from qualified Contractors to provide professional property management services for three residential apartment buildings located in Juneau, Alaska (Gold and Sixth Street Apartments). The Gold and Sixth Street Apartments consist of two four-unit buildings and one eight-unit building, for a total of 16 two-bedroom apartments, with onsite parking at each property.

A more detailed description of the properties and services to be performed is provided in Section Two (RFP Specifications) of this RFP.

1.02 PROCUREMENT MANAGER

The Procurement Manager for this project is the Agency’s Procurement Officer. The Procurement Manager's office is located in Juneau, Alaska. The Procurement Manager’s contact information is shown on page one (1) of this RFP.

1.03 PRE-PROPOSAL TELECONFERENCE AND SITE VISITS

All prospective Offerors are encouraged to attend in person or call into the pre-proposal teleconference. This pre-proposal teleconference will be held on Wednesday, October 14, 2026, at 2:00 p.m., Alaska Time. To attend, Offerors shall either attend in person at the Terry Miller Legislative Office Building (TMLOB) in Juneau, Alaska, located at 129 6th Street, 1st floor conference room, Juneau, Alaska, or call one of the following teleconference lines: 907-586- 9085 (Juneau), 907-563-9085 (Anchorage), or 1-844-586-9085 (toll free outside of Juneau and Anchorage).

The purpose of the pre-proposal teleconference and site visits is to discuss details of the RFP with the prospective Offerors and allow them to ask questions concerning the RFP. In person and/or call-in attendance at the pre-proposal teleconference is not mandatory.

Following the teleconference, the Agency will coordinate site visits of the three Gold and Sixth Street Apartment properties for the purpose of planning and preparing the Offeror's Proposal for this RFP. The site visits will be limited to 30 minutes and will be limited to the exterior areas of the facilities because of active renovations. All visitors attending the site visits will be required to follow the renovation contractor’s visitor requirements.

The Agency will not provide any information that was given or details that were discussed during the teleconference or site visit to potential Offerors that do not attend the teleconference or site visit. Participants should read the RFP and come prepared to discuss any concerns and ask questions related to the work site.

Questions asked during the teleconference and site visit will be answered in accordance with paragraph 1.10 (Contacts / RFP Questions / Contact Person). The Procurement Manager may request potential Offerors to submit questions in writing for further clarification.

Offerors with a disability needing accommodation should contact the Procurement Manager prior to the date set for the pre-proposal teleconference and site visits so that reasonable accommodation can be made.

Issue Date: October 1, 2026 Page 5 of 44

1.04 SCHEDULE OF EVENTS

This schedule represents the Agency’s best estimate. If one component is delayed, the remainder of the schedule may be shifted an equivalent number of days at the Agency’s discretion.

RFP Issue Date October 1, 2026

Pre-proposal Teleconference and Site-visit October 14, 2026

Deadline for Written Questions October 30, 2026

Deadline for Receipt of Proposals and Proposals Opened November 9, 2026

Notice of Intent to Award Contract Issued (NIA) December 8, 2026

Agency Signs Contract December 18, 2026

Contract Start Date January 1, 2027

1.05 RIGHT OF REJECTION

A proposal may be rejected if the proposal contains a material alteration or erasure that is not initialed by the signer of the proposal.

The Procurement Manager may waive minor informalities that:

a) do not affect responsiveness;

b) are merely a matter of form or format;

c) do not change the relative standing of or otherwise prejudice other offers;

d) do not change the meaning or scope of the RFP;

e) are trivial, negligible, or immaterial in nature;

f) do not reflect a material change in the work, services, or products requested; or

g) do not constitute a substantial reservation against a requirement or provision.

1.06 PHOTOCOPIES

Photocopied proposals may be submitted. However, at least one original document, with an original signature on the enclosed Proposal and Price Offer Forms, must be submitted.

If the Offeror chooses to submit their proposal through email, a scanned copy of the original signed document, submitted by email, is sufficient to meet the requirement of this section.

However, at any time, the Procurement Manager may request that an Offeror provide the Procurement Manager with the original signed document. If requested by the Procurement Manager, the Offeror shall deliver the original signed document to the Procurement Manager within five (5) business days of the request. Failure to provide the Procurement Manager with an original signed document under this paragraph may result in an Offer being determined to be nonresponsive or termination of a Contract resulting from this RFP.

1.07 ALASKA BUSINESS LICENSE AND LEGAL ENTITY

The Offeror must have a current, valid Alaska business license when the proposal is submitted.

The Offeror must include the business license number in the cover letter or provide a copy of the business license with the Proposal. The Offeror must include in the cover letter the type of legal (e.g., corporate) entity of the Offeror and the current status of that entity. If the Offeror is a corporation or a limited liability company, the business entity must be in good standing

Issue Date: October 1, 2026 Page 6 of 44 with the State of Alaska Department of Commerce, Community, and Economic Development at the time of proposal submission. For more information regarding an Alaska business license or legal entity’s status, please contact the Division of Corporations, Business and Professional Licensing in the Department of Commerce, Community, and Economic Development at (907) 465-2550 or visit: https://www.commerce.alaska.gov/web/cbpl. If an Offeror fails to comply with this paragraph, the Agency reserves the right to disregard the proposal.

1.08 U.S. FUNDS

Prices quoted shall be in U.S. funds.

1.09 TAXES

All proposals shall be submitted exclusive of federal, state, and municipal taxes.

1.10 CONTACTS / RFP QUESTIONS / CONTACT PERSON

AN OFFEROR OR THEIR AGENT MAY NOT CONTACT ANY MEMBER OF THE

PROPOSAL EVALUATION COMMITTEE (PEC), THE STAFF OF A MEMBER OF THE

PEC, OR ANY MEMBER OF THE LEGISLATURE OR THEIR STAFF REGARDING THIS

RFP. All questions concerning this Request for Proposals must be directed to the Procurement Manager.

There are generally two types of questions:

(1) A question which can be answered by directing the Offeror to the specific section of the RFP where the information is found. Response to these questions may be given over the phone or email but are limited to directing the Offeror to a portion of the RFP which can then be read by the Offeror.

(2) A question that would require the Procurement Manager to clarify or interpret part of the RFP or its intent. Response to this type of question will not be given except in writing via amendment to the RFP, and Offerors must put these questions in writing; "writing" includes, but is not limited to, email; these questions should be received by the Procurement Manager at least ten (10) days prior to the deadline for receipt of proposals.

The Procurement Manager is JC Kestel, Legislative Affairs Agency, State Capitol, 120 4th

Street, Room 3, Juneau, Alaska. The Procurement Manager’s contact information is shown on page one (1) of this RFP.

1.11 REVIEW OF RFP

Offerors shall carefully review this RFP, without delay, for defects and questionable or objectionable material. Comments concerning defects and questionable or objectionable material must be made in writing and should be received by the Procurement Manager at least ten (10) days before the deadline for receipt of proposals. This will allow issuance of any necessary amendments. It will also help prevent the opening of a defective solicitation and exposure of an Offeror’s proposal upon which award could not be made.

Issue Date: October 1, 2026 Page 7 of 44

1.12 PROPOSAL SUBMISSION, DELIVERY, AND ACCEPTANCE

An Offeror must submit and deliver its proposal in one sealed package to the issuing office identified on Page 1 of this RFP or may email its proposal to the Procurement Manager at the email address shown on Page 1 of this RFP, no later than the date and time listed on Page 1 of this RFP as the deadline for receipt of proposals. If mailed or hand delivered, the package must be marked on the outside to identify the RFP and the Offeror. If emailed, the email must contain the RFP number in the subject line of the email.

An Offeror must complete and submit the form in attachment 5.05 (Cost Proposal Form) separately from the Offeror's Technical Proposal.

Only one (1) copy of the form in attachment 5.05 (Cost Proposal Form) should be submitted in a separate sealed envelope or PDF document marked COST PROPOSAL with the RFP number on the outside of the envelope or the COST PROPOSAL shall be emailed in the form of a PDF document labeled COST PROPOSAL with the RFP number in the subject line of the email.

One (1) copy of the TECHNICAL PROPOSAL with the remainder of the offer shall be submitted in a sealed envelope or container with the RFP number on the outside of the sealed envelope or container; or the TECHNICAL PROPOSAL with the remainder of the offer shall be emailed in the form of a PDF document labeled TECHNICAL PROPOSAL with the RFP number in the subject line of the email that the PDF forms are sent in.

Emailed proposals must be submitted as an attachment in PDF format. The PDF document should be named in a format such as “Offeror A – Cost Proposal for RFP 701.pdf” (Offeror A is the name of the Offeror).

Please note that the maximum size of a single email (including all text and attachments) that can be received by the Agency is 50 megabytes (mb). If the email containing the proposal exceeds this size, the proposal must be sent in multiple emails that are each less than 50mb and each email must comply with the requirements described in the previous two paragraphs.

The Agency is not responsible for unreadable, corrupt, or missing attachments. It is the

Offeror’s responsibility to contact the issuing office at (907) 465-6705 - Voice, (907) 465-4980

- TDD to confirm that the emailed proposal has been received. Failure to follow the above instructions may result in the proposal being found nonresponsive and rejected.

It is the responsibility of the Offeror to ensure that their proposal and any Agency-issued RFP amendments (signed by the Offeror) are in the issuing office of the Agency prior to the scheduled proposal closing time. A proposal will be rejected if the proposal and any signed amendments are not received prior to the closing date and time.

1.13 DISCUSSIONS WITH OFFERORS

The Agency may conduct discussions with Offerors for the purpose of clarification. The purpose of these discussions will be to ensure full understanding of the proposal and the requirements of the RFP. Discussions will be limited to specific sections of the RFP identified by the Procurement Manager. Discussions, if held, will be after initial evaluation of proposals by the Proposal Evaluation Committee (PEC), and only with Offerors who have submitted a

Issue Date: October 1, 2026 Page 8 of 44 proposal considered reasonably eligible for award. If modifications are made as a result of these discussions, they will be put in writing. Following discussions, the Procurement Manager may set a time for best and final proposal submissions from those Offerors with whom discussions were held. Proposals may be reevaluated after receipt of best and final proposal submissions. Reevaluation will be limited to the specific sections of the RFP opened to discussion by the Procurement Manager.

1.14 AMERICANS WITH DISABILITIES ACT

The Alaska State Legislature complies with Title II of the Americans with Disabilities Act of 1990. Individuals with disabilities who may need auxiliary aids, services, and/or special modifications to submit a proposal should contact the Procurement Manager before proposals are due, to make any necessary arrangements. The Procurement Manager’s contact information is shown on page one (1) of this RFP.

1.15 PREFERENCE FOR ALASKA OFFEROR

If the Alaska Legislative Procurement Procedures apply and if an Offeror qualifies for the Alaska Bidder Preference, the Offeror will receive a preference of five (5) percent, applied in accordance with sec. 145 (Contract Award) of the Alaska Legislative Procurement Procedures.

To qualify for the preference, the Offeror must: (a) hold a current Alaska business license; (b) submit an offer for the Contract under the name that appears on the person's current Alaska business license; (c) have maintained a place of business in the State staffed by the Offeror or an employee of the Offeror for a period of six months immediately preceding the date of this offer; (d) be incorporated or qualified to do business under the laws of the State, be a sole proprietorship and the proprietor is a resident of the State, be a limited liability company organized under AS 10.50 and all members are residents of the State, or be a partnership under AS 32.06 or AS 32.11 and all partners are residents of the State; and, if a joint venture, be composed entirely of ventures that qualify under (a) - (d) of this paragraph.

To receive the Alaska Bidder Preference, the proposal must include a statement certifying that the Offeror is eligible to receive the Alaska Bidder Preference. If the Offeror is a limited liability company (LLC) or a partnership as identified in the previous paragraph, the statement must also identify each member or partner and certify that all members or partners are residents of the State. If the Offeror is a joint venture which includes an LLC or a partnership as identified in the previous paragraph, the statement must also identify each member or partner of each LLC or partnership that is included in the joint venture and certify that all of those members or partners are residents of the State.

1.16 FUND OBLIGATIONS

The availability of funds to pay for the Agency’s monetary obligations under the Contract is contingent upon appropriation of funds for the particular fiscal year involved. In addition to any other right of the Agency under this Contract to terminate the Contract, if, in the judgment of the Executive Director of the Agency, sufficient funds are not appropriated, the Contract will be terminated by the Executive Director or amended, without liability of the Agency for the termination or amendment. To terminate under this section, the Project Director shall provide written notice of the termination to the Successful Offeror.

Issue Date: October 1, 2026 Page 9 of 44

1.17 CANCELLATION; REJECTION OF ALL PROPOSALS; PREPARATION COSTS

This RFP does not obligate the Agency or the Alaska Legislative Council to award a contract or to pay any costs incurred in the preparation of the proposal if a contract is not awarded. This RFP may be cancelled, or all proposals rejected, as provided in sec. 120 of the Alaska Legislative Procurement Procedures. Among the reasons that justify cancellation is that all of the responsive proposals exceed the funds available for the Contract.

1.18 REJECTION OF INDIVIDUAL PROPOSALS

A proposal may be rejected in whole or in part when in the best interest of the Agency, as provided in sec. 130 of the Alaska Legislative Procurement Procedures.

1.19 MORE THAN ONE PROPOSAL SUBMISSION

Offerors may only submit one proposal in response to this RFP. If an Offeror submits more than one proposal in response to this RFP, all proposal submissions from that Offeror will be considered nonresponsive to the RFP.

1.20 PROCUREMENT PROCEDURES

This RFP is subject to the Alaska Legislative Procurement Procedures. The website link to the Procurement Procedures may be found on page one (1) of this RFP.

1.21 DISCLOSURE OF PROPOSAL CONTENTS

All proposals and other material submitted become the property of the Agency and may be returned only at the Agency’s option. All proposal information, including detailed price and cost information, will be held in confidence during the evaluation process and prior to the time a Notice of Intent to Award a Contract is issued. Thereafter, proposals will become public information.

1.22 ADDITIONAL TERMS AND CONDITIONS

The Agency reserves the right to include additional terms and conditions in the Contract.

However, these terms and conditions must be within the scope of the RFP and may not amount to a material modification of this RFP.

1.23 FORMAT OF CONTRACT

The Contract entered into as a result of this RFP will be in the contract format desired by the Agency and will include the provisions of the RFP that apply to the Contract.

1.24 FIRM OFFER

For the purpose of award, proposals made in accordance with this RFP shall be good and firm for a period of ninety (90) days from the deadline for receipt of proposals in response to the

RFP.

1.25 AWARD OF CONTRACT

Award of this RFP may be subject to approval by the State of Alaska Legislative Council.

1.26 AWARD CRITERIA

The final award of a Contract based on this RFP is not solely based on the price. See Section Four (Evaluation Criteria) requirements of this RFP.

Issue Date: October 1, 2026 Page 10 of 44

1.27 NOTICE OF INTENT TO AWARD

Upon selection of an apparent Successful Offeror, the Procurement Manager will issue a written Notice of Intent to Award (NIA) and send copies to all Offerors. The NIA will list the names and addresses of all Offerors and identify the proposal selected for award.

1.28 PROTEST

If an Offeror wishes to protest a solicitation, the award of a contract, or the proposed award of a contract, the protest must be filed in accordance with secs. 230 and 240 of the Alaska Legislative Procurement Procedures.

1.29 CONTRACT NEGOTIATIONS

After issuing the NIA, the Agency may elect to initiate contract negotiations. The option of whether or not to initiate contract negotiations rests solely with the Agency. If the Agency elects to initiate contract negotiations, these negotiations cannot involve changes in the Agency’s requirements or the Offeror’s proposal that would, by their nature, affect the basis of the source selection and the competition previously conducted.

1.30 FAILURE TO NEGOTIATE

The Agency may terminate negotiations under paragraph 1.29 (Contract Negotiations) of these Notices to Offerors and negotiate with the next highest ranked Offeror if:

a. the selected Offeror fails to provide the necessary information required to begin negotiations in a timely manner;

b. the selected Offeror fails to negotiate in good faith;

c. the selected Offeror indicates it cannot perform the contract within the budgeted funds available for the project; or

d. the selected Offeror and the Agency, after a good faith effort, simply cannot come to terms.

1.31 PERFORMANCE BOND

In addition to the fidelity bond required under paragraph 1.44 (Insurance), Successful Offeror, at Offeror’s sole cost and expense, shall maintain at all times during the Contract term a performance bond covering duties and services of the Successful Offeror in an amount that equals the amount of the first year of the Contract and a form acceptable to the Agency. Any changes in this bond must be approved in writing by the Agency. The Successful Offeror hereby collaterally assigns to the Agency all proceeds of the bond as they relate to the Contract and agrees to execute such further collateral assignments and notices thereof as may be required by the Agency. This bond shall insure the Successful Offeror's faithful performance of its obligations under the Contract. The Successful Offeror shall provide the Procurement Manager with a certificate or other satisfactory documentation of the existence and terms of this bond within five (5) business days of the execution of the Contract resulting from this RFP. An example of the form acceptable to the Agency is included in attachment 5.04 (Performance Bond) of this RFP.

1.32 CONTRACT AMENDMENTS

In addition to any other amendment the parties may be allowed to make under the Contract, the terms of the Contract entered into as a result of this RFP may be amended by mutual

Issue Date: October 1, 2026 Page 11 of 44 agreement of the parties if the Agency determines that the amendment is in the best interests of the Agency.

1.33 CONTRACT ASSIGNMENT/TRANSFER

Assignment or transfer of the Contract entered into as a result of this Request for Proposals is subject to sec. 160 of the Alaska Legislative Procurement Procedures.

1.34 TERMINATION OF CONTRACT

Upon delivery of written notice to the Successful Offeror, the Contract resulting from this RFP may be terminated by the Project Director with or without cause. To terminate, the Project Director shall provide notice by email or delivery of a hard copy to the Successful Offeror, whichever method is selected in the sole discretion of the Project Director. If the Contract is so terminated and the termination is not based on a breach by the Successful Offeror, the Agency shall compensate the Successful Offeror for services and/or products provided under the terms of the Contract up to the date the termination notice is delivered, provided the Successful Offeror provides the Agency with a statement in writing containing a description of the services and/or products provided prior to contract termination and a copy of all documents, reports, material, and other items required to be delivered to the Project Director by this RFP.

1.35 BINDING ON SUCCESSORS

The Contract issued as a result of this RFP and all the covenants, provisions, and conditions contained in the Contract shall inure to the benefit of and be binding upon the successors and assigns of the Successful Offeror and the Agency.

1.36 BREACH OF CONTRACT

In case of a breach of the Contract, for whatever reason, by the Successful Offeror, the Agency may procure the services from other sources and hold the Successful Offeror responsible for damages resulting from the breach.

1.37 APPLICABLE LAWS

The Successful Offeror and its offer must comply with all applicable federal, state, and municipal labor, wage/hour, safety, and any other laws which have a bearing on the Contract, and the Successful Offer must have all licenses, registrations, permits, and certifications required by the Agency and state and municipal law for performance of the Contract covered by this RFP.

1.38 VENUE AND APPLICABLE LAW

In the event that the parties find it necessary to litigate the terms of the Contract, the venue shall be the State of Alaska, First Judicial District at Juneau, and the Contract shall be interpreted according to the laws of Alaska.

1.39 RECORDS; AUDIT

The requirements in this section 1.39 (Records; Audit) are in addition to any other records required by this RFP. Unless the resulting Contract will be primarily for products, the Successful Offeror shall accurately maintain detailed daily records that state the date of the work, the start and finish time of the work for each day, and describe the work done during the day. For all types of contracts, the Successful Offeror shall also keep any other records that are

Issue Date: October 1, 2026 Page 12 of 44 required by the Project Director. The records required by this paragraph are subject to inspection by the Agency or the Project Director at all reasonable times.

1.40 OWNERSHIP AND REUSE OF DOCUMENTS

Unless an RFP is soliciting primarily for products, all documents, reports, material, and other items generated as a consequence of work done under this Contract are the property of the Agency. To the extent an Offeror has any interest in the copyright for these items under the copyright laws of the United States, the Offeror transfers any and all interest the Offeror has in the copyright for these items to the Agency, and the Agency will be the owner of the copyright for these items. Upon completion of the work or termination of the Contract, the items shall be delivered to the Project Director. Offerors acknowledge that all the items are Agency records and, as a result, may be public records.

1.41 MATERIALS AND PROCESSES COVERED BY PATENTS, TRADEMARKS, OR

COPYRIGHTS

If the Successful Offeror employs any design, device, material, or process covered by a patent, trademark or copyright, the Offeror shall provide for the use by suitable legal agreement with the owner. The Successful Offeror shall indemnify and save harmless the Legislature of the State of Alaska, the Agency and their officers, agents, and employees, and any affected third party from any and all claims for infringement by reason of the use of the patented design, device, material or process, or any trademark or copyright, and shall indemnify the Agency for any costs, expenses, and damages which it may be obliged to pay by reason of any infringement at any time during the Contract or after the completion of the Contract.

1.42 INDEMNIFICATION

The Successful Offeror shall indemnify, save harmless, and defend the Alaska State Legislature, the Agency, and the Legislature and Agency’s officers, agents, and employees from liability of any nature or kind, including, but not limited to, costs, attorney fees, and expenses, for or on account of any and all legal actions or claims of any character whatsoever resulting from injuries or damages sustained by any person or persons or property as a result of any error, omission, or negligence of the Successful Offeror that occurs on or about the Legislature or Agency’s premises or that relates to the Successful Offeror's performance of its Contract obligations.

1.43 FORCE MAJEURE

The Successful Offeror is not liable for the consequences of any delay or failure to perform, or default in performing, any of its obligations under this Agreement, if that failure or default is caused by any unforeseeable Force Majeure, beyond the control of, and without the fault or negligence of, the Successful Offeror. For the purposes of this paragraph, “Force Majeure” means: war (whether declared or not); revolution; invasion; insurrection; riot; civil commotion;

sabotage; military or usurped power; lightning; explosion; fire; storm; drought; flood;

earthquake; epidemic; quarantine; or strike.

1.44 INSURANCE

Without limiting the Successful Offeror’s indemnification responsibilities under paragraph 1.42 (Indemnification) of this RFP, it is agreed that the Successful Offeror shall purchase at its own expense and maintain in force at all times during the Contract the following insurance and bonds:

Issue Date: October 1, 2026 Page 13 of 44

1. workers’ compensation insurance as required by AS 23.30.045(d) for all employees engaged in work under the Contract and as required by any other applicable law; the Successful Offeror will be responsible for worker’s compensation insurance for any subcontractor who directly or indirectly provides services under the Contract; the coverage under this paragraph must include a waiver of subrogation against the State of Alaska;

2. comprehensive general liability insurance covering all business premises of, and operations by or on behalf of, the Successful Offeror in the performance of the Contract, including, but not limited to, blanket contractual coverage, products coverage, premises and operations coverage, independent contractors coverage, broad form property damage endorsement, and personal injury endorsement; the policy must have minimum coverage limits of $1,000,000 combined single limit per occurrence and annual aggregates where generally applicable; unless waived by the Agency, the insurance policy shall name the Agency as an additional insured;

3. commercial automobile liability insurance covering all vehicles used by the Successful Offeror or any subcontractor who directly or indirectly provides services under this Contract in the performance of the Contract, with minimum coverage limits of $500,000 combined single limit per occurrence;

4. a fidelity bond must be obtained covering all employees of the Successful Offeror in the amount of $50,000.

Certificates of Insurance must be furnished to the Procurement Manager before a contract is entered into. Each of the required insurance policies must provide for the Agency to receive a 30-day prior notice of any cancellation. Where specific limits are shown above, it is understood that they are the minimum acceptable limits. If a policy contains higher limits, the Agency will be entitled to coverage to the extent of the higher limits. All insurance policies must comply with, and be issued by, insurers licensed to transact the business of insurance in Alaska or in another state.

All insurance shall be considered to be primary and non-contributory to any other insurance carried by the Agency through self-insurance or otherwise.

In addition to providing the above coverages, the Successful Offeror shall require that all indemnities obtained from any subcontractors be extended to include the Agency as an additional named indemnitee. The Successful Offeror shall further require that the Agency be named as an additional insured on all liability insurance policies maintained by all subcontractors under their contracts with the Successful Offeror, and that an appropriate waiver of subrogation in favor of the Agency be obtained with respect to all other insurance policies.

A lapse of an insurance policy and or bond or a failure to furnish satisfactory evidence of insurance or bond is a material breach of this Agreement and shall be grounds for termination of Successful Offeror’s services. All insurance policies shall comply with, and be issued by, insurers licensed to transact the business of insurance in Alaska.

Issue Date: October 1, 2026 Page 14 of 44

1.45 TIME

Time is of the essence.

1.46 HUMAN TRAFFICKING

By the Offeror’s signature on their Proposal, the Offeror certifies that the Offeror is not headquartered in a country recognized as Tier 3 in the most recent U.S. Department of State’s Trafficking in Persons Report.

In addition, if the Offeror conducts business in but is not headquartered in a country recognized as Tier 3 in the most recent U.S. Department of State’s Trafficking in Persons Report, a certified copy of the Offeror’s policy against human trafficking must be submitted to the Agency prior to contract award.

The most recent U.S. Department of State’s Trafficking in Persons Report can be found at the following website: https://www.state.gov/bureaus-offices/under-secretary-for-foreign-assistance-humanitarian-affairs-and-religious-freedom/bureau-of-democracy-human-rights-and-labor/office-to-monitor-and-combat-trafficking-in-persons/

If an Offeror fails to comply with this paragraph 1.46 (Human Trafficking), the Agency may, without liability, reject the Offeror’s proposal as nonresponsive, cancel an intent to award to the Offeror, or cancel the resulting Contract to the Offeror.

1.47 COVERAGE UNDER ETHICS LAW

Certain provisions of the Legislative Ethics Act (AS 24.60) apply to legislative consultants, legislative independent contractors, and their employees. It is the responsibility of the Successful Offeror to review AS 24.60 and determine whether the Offeror is in compliance with AS 24.60.

Issue Date: October 1, 2026 Page 15 of 44

SECTION TWO - RFP SPECIFICATIONS

2.01 BACKGROUND INFORMATION AND OBJECTIVES

The Gold and Sixth Street Apartments consist of three residential apartment buildings owned by the Alaska State Legislature and located at 611 Sixth Street, 611 Gold Street, and 700 Gold Street in Juneau, Alaska. The properties include two four-unit buildings and one eight-unit building, for a total of 16 two-bedroom apartments, with onsite parking at each property.

The properties are currently undergoing renovations to repair and modernize the buildings for use as legislative housing. Renovations are anticipated to be substantially completed in January 2027, with initial tenant occupancy expected to begin in conjunction with the regular legislative session.

The Agency has prepared this RFP to solicit proposals from qualified Offerors to provide property management services for the newly renovated Gold and Sixth Street Apartments. The Contract is anticipated to begin before initial occupancy to allow the Successful Offeror to coordinate with the Agency and prepare the properties for tenant occupancy.

Primary occupancy will occur during regular legislative sessions, generally from mid-January through mid-May, and during special sessions, which may occur with little advance notice.

Legislative staff may rent apartments only during regular and special sessions. Legislators may also retain apartments for storage or occupancy during the interim in accordance with the Legislative Apartments Policy.

The Agency desires to engage the services of a Contractor to manage leasing, maintain the properties, and provide related property management services as described in this RFP.

It is the intent of the Agency to operate the Gold and Sixth Street Apartments successfully and efficiently. Success includes the safety of the tenants and an environment that encourages a desirable place to live. Efficiency is defined as the lowest practical cost of managing a fully operational facility while continuing to provide a safe, secure, and desirable living environment.

The following list presents the Agency’s principal objectives for the Gold and Sixth Street Apartments:

1. Operating the Gold and Sixth Street Apartments at its highest possible efficiency while maintaining quality service and a high level of safety in and around the Gold and Sixth Street Apartments.

2. Keeping expenses down through the use of competitive selection processes and the use of experienced service personnel and contractors.

3. Maintaining and operating the Gold and Sixth Street Apartments in a manner responsive to all applicable comfort, life, safety, and environmental concerns, and in compliance with all local and state laws, and Agency or legislative policies related to habitation of the Gold and Sixth Street Apartments.

Issue Date: October 1, 2026 Page 16 of 44

4. Being responsive to the tenants of the Gold and Sixth Street Apartments by resolving any building problems that arise.

5. Protecting the condition and value of the newly renovated properties through regular inspection, preventative maintenance, timely repairs, and appropriate management of tenant occupancy.

2.02 MINIMUM REQUIREMENTS OF OFFEROR

For Offerors to be considered responsive to the RFP, Offerors must provide documentation demonstrating they meet these minimum requirements:

1. Licensing: Offerors responding to this request must have a valid real estate broker license issued by the Alaska Real Estate Commission and a valid Alaska business license issued by the State of Alaska. The Successful Offeror must maintain a valid real estate broker license and Alaska business license for the duration of the Contract.

2. Minimum Qualifications of Offeror:

a. Offerors must demonstrate at least three (3) years of direct experience in providing similar property management services requested in this RFP to a similar type, size, and complexity of residential property or portfolio of properties. The three (3) years of experience must have occurred within the last five (5) years. If the Offeror is relying on the experience of a particular person to meet this requirement, then that person must be actively in charge as the Property Manager. If that person is replaced, the replacement must meet the same qualifications and be approved by the Agency.

b. Offers must have reasonable and working knowledge and understanding of the general principles and responsibilities of property management, including: the laws concerning real estate licensing, contracts, tenant and landlord responsibilities, property protection, and insurance.

c. Offers must have access to skilled specialists for repair and maintenance work and have ability to address apartment maintenance in a timely manner and address Gold and Sixth Street Apartments related emergencies on a 24-hour a day basis.

d. Offerors must maintain sufficient staff and a local presence in Juneau to provide the

Agency with the services listed in this RFP for the duration of the Contract resulting from this RFP.

An Offeror's failure to meet these minimum requirements will cause their proposal to be considered non-responsive and rejected. If the Successful Offeror fails to meet these minimum requirements during the Contract resulting from this RFP, the Agency may terminate the Contract by providing notice to the Successful Offeror.

2.03 SCOPE OF SERVICES

The Successful Offeror and the Agency will share responsibilities for operating and maintaining the Gold and Sixth Street Apartments. The Agency will work closely with the Successful

Issue Date: October 1, 2026 Page 17 of 44

Offeror and provide direction regarding leasing, tenant assignments, building operations, maintenance, and implementation of the Legislative Apartments Policy.

The Successful Offeror will provide professional property management services directly and through approved subcontractors. Services will include, but are not limited to:

assisting the Agency with implementation of the Legislative Apartments Policy and related procedures;

conducting a biennial market analysis in even-numbered years of Juneau-area rental and storage rates and providing the results to the Agency;

assisting the Agency with establishing rental, security deposit, and interim storage rates;

administering the apartment application and assignment process using prioritized applicant lists provided by the Agency;

contacting applicants and coordinating apartment selections and assignments in accordance with Agency policy;

showing apartments to prospective tenants as necessary;

preparing and administering leases and maintaining lease and tenant records;

administering regular-session, special-session, and interim occupancy in accordance with

Agency policy;

administering interim apartment storage arrangements for legislators;

collecting and accounting for rent, security deposits, fees, and other amounts as required under the lease and Agency policy;

providing financial management and accounting services, including collecting revenues, paying authorized property expenses, maintaining the Building Operating Account, and providing required financial reports and records;

performing move-in, move-out, and other apartment and property inspections;

maintaining inventories of Agency-owned furnishings and other property;

maintaining records of keys, access devices, parking permits, and other accountable property issued to tenants;

receiving, responding to, and managing tenant maintenance requests;

providing or arranging preventative maintenance and repairs;

receiving, responding to, and managing property-related emergency requests on a 24-hour basis;

arranging and overseeing apartment cleaning for common areas in each building, between tenants, and other cleaning as requested by the Agency;

providing snow and ice control and removal for the properties;

performing interior and exterior window cleaning;

performing interior and exterior light bulb replacement and minor maintenance as provided in this RFP;

monitoring the condition of the properties and promptly reporting conditions requiring repair, warranty work, or Agency attention;

ensuring the properties are managed in compliance with applicable housing and property laws and regulations;

providing accounting, recordkeeping, and reporting services as required by this RFP; and performing other related property management services upon request.

Issue Date: October 1, 2026 Page 18 of 44

Initial Occupancy and Transition. Before initial tenant occupancy, the Successful Offeror shall coordinate with the Agency to prepare the properties for occupancy, including participating in initial property and apartment inspections; documenting apartment condition and inventories; establishing key, access, parking, lease, tenant, and maintenance records;

coordinating required service contractors; preparing lease and tenant materials; and assisting with initial apartment assignments and tenant move-ins. The Successful Offeror shall promptly report apparent construction defects, incomplete work, warranty issues, or other conditions requiring Agency attention.

The Executive Director of the Agency will be the Project Director however, it is anticipated that the Capitol Facilities Manager and the Agency’s Administrative Services sections will be coordinating with the Successful Offeror regarding maintenance issues, resolving Gold and Sixth Street Apartments problems, Gold and Sixth Street Apartments financials, and administering service agreements for the Gold and Sixth Street Apartments operations.

Offerors should review all elements of this RFP to understand the proposed scope of services, general terms and conditions, and the expected relationship between the parties.

2.04 GENERAL TERMS AND CONDITIONS

1. Completeness of Proposal: A proposal must be complete as to all terms and conditions of this RFP on the date submitted and should be submitted with the understanding that it may form a material part of any subsequent contract.

2. Terms and Conditions of Ensuing Contract.

a. Term: The Contract resulting from this RFP will not take effect until signed by the Executive Director or her designee. The length of the initial Contract will be from January 1, 2027, through November 30, 2028, with five (5), two (2) year renewal options at the Agency’s sole discretion.

In the Agency’s sole discretion, prior to the Contract expiration, the Agency may provide written notice to the Successful Offeror informing the Offeror that the Contract will be in hold-over status for a period up to six (6) months on the same terms and conditions.

b. Price Adjustment of Monthly Fee: The monthly fee for property management services described in this RFP shall remain firm for the first two years of the Contract.

The Successful Offeror may request a three percent (3%) increase adjustment to the monthly fee during any renewal period to reflect changes in the Successful Offeror's variable costs only if a written request from the Successful Offeror is received by the Agency’s Project Director at least sixty (60), but no more than one hundred and twenty (120), days in advance of any renewal period allowed by the Contract. The Adjustment is not guaranteed and must be approved by the Project Director.

c. Invoices: The Successful Offeror shall verify monthly invoices for accuracy before submission to Project Director for payment. The Successful Offeror will submit

Issue Date: October 1, 2026 Page 19 of 44 invoices within thirty (30) days of completion of the services. Payment will be made after acceptance of the services rendered as described by the received invoice.

3. Project Director: The Project Director is the Executive Director for the Agency or her designee. If the Agency changes the Project Director, the Agency will notify the Successful Offeror.

4. Contractor's Representatives: To facilitate contract administration by the Project Director and authorized Agency representatives, and provide a contact for tenant and emergency maintenance request, the Successful Offeror shall provide the following:

a. At least two (2) individuals who will represent the Successful Offeror in every aspect pertaining to the services required by this RFP. At least one (1) of the individuals required under this paragraph must be the Successful Offeror's Property Manager.

The individuals described under this paragraph must be identified by the Offeror and available within 24 hours of entering into a Contract resulting from this RFP. The representatives, their location, and their availability must be satisfactory to the Agency.

b. At least one (1) of the Successful Offeror's Representatives shall be available Monday through Friday between the hours of 8:00 a.m. to 5:00 p.m. Alaska Time year-round including all state and federal holidays during Legislative sessions for the purpose of receiving calls and emails from the Agency throughout the Contract term. The appropriate phone numbers and email addresses shall be supplied to the Agency upon execution of the resulting Contract.

c. Upon execution of the Contract, the Successful Offeror will have fourteen (14) calendar days to establish and provide a 24-hours a day, 7 days a week, local contact telephone number for tenant and emergency maintenance requests. The Successful Offeror must provide this local telephone number to the Agency and all tenants of the Gold and Sixth Street Apartments upon execution of the tenants’ lease. The local telephone number must be answered by an employee of the Successful Offeror 24-hours a day, 7 days a week, including on any state or federal holidays.

5. Property Manager: To manage the Gold and Sixth Street Apartments and facilitate leasing of apartments to tenants, the Property Manager must routinely perform the following:

a. Establish a level of service that meets or exceeds the standards set by the Agency.

b. Meet and show available apartment options while explaining lease requirements and

Gold and Sixth Street Apartments policies to interested tenants.

c. The Successful Offeror shall administer apartment applications and assignments in accordance with the Legislative Apartments Policy and prioritized…