RFP N4019225RP00030-Guam-Housing.pdf

Phase One

Request for Proposals

RFP N4019225RP00030-Guam-Housing

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

Joint Region Marianas (Guam and the Marianas Islands)

Department of the Navy (DON)

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 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. This increase, driven in part by the relocation of Marine units from Okinawa, Japan, will significantly elevate demand for both Military Family Housing (MFH) and Unaccompanied Housing (UH).

· 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.

While MILCON housing projects are underway at Andersen Air Force Base and Marine Corps

Base Camp Blaz, they are not expected to fully satisfy demand until the late 2020s or early

2030s. 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 RLP 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: November 2025

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 2–4 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.

8. Target Market Boundaries. At least 75% of proposed Units shall be located within the Mid Island market boundaries, with the remainder allowable to be within North and South market boundaries as depicted on map.

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

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:

2BR 3BR 4BR Total #

Units

Number of Units (Phase 1)

Officer 8 152 53 213

Enlisted 640 0 64 704

Number of Units (Phase 2)

Officer 6 113 40 159

Enlisted 476 0 48 524

Total

Number of Units

1130 265 205 1600 o Officer Housing Gross Square Footage (GSF) should attempt to at least align with the Construction Minimum GSF:

Four Bedroom – 1,800 GSF

Three Bedroom – 1,670 GSF

Two Bedroom – 1,490 GSF o Enlisted Housing Gross Square Footage (GSF) should attempt to at least align with the Construction Minimum GSF:

Four Bedroom – 1,670 GSF

Three Bedroom – 1,490 GSF

Two Bedroom – 1,340 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. Three (3) Bedroom Units are acceptable substitution if no two (2) Bedroom Units are existing.

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 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 RLP.

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.