Armed Forces Retirement Home Sheridan Bldg Construction Services

The General Services Administration seeks general construction services for renovation of the Armed Forces Retirement Home Sheridan Building, an occupied eight-floor, 387,350-square-foot historic facility in Washington, DC, with proposals due August 18, 2026, at 4:00 PM EDT. The procurement is full and open competition using the tradeoff method; it is not set-aside.

Place of performance is 3700 N Capitol Street NW, Washington, DC 20011 (272-acre AFRH campus). The Sheridan Building, originally constructed in 1962 and located within a National Register of Historic Places district, will be transformed into a modern residential facility providing 354 independent and assisted living spaces with unit sizes ranging from approximately 275 to 800 square feet, each featuring kitchenettes, ADA-compliant bathrooms, living spaces, and bedrooms.

Work is structured in phases: Area A (Base Bid) addresses the North portion; Area B (Option) addresses the South portion; and Generator Replacement is a separate option. The estimated price range is $160 million to $190 million for base contract and priced options. The contract is firm-fixed-price. A 20 percent bid guarantee (or $3 million, whichever is less) and 100 percent Payment and Performance Bonds are required. Liquidated damages are $9,238 per calendar day; substantial completion is required within 655 calendar days from Notice to Proceed. Options may be exercised anytime before substantial completion of base work, with Option 1 receiving a 540-day performance period post-Notice to Proceed.

Offerors must demonstrate three similar projects substantially completed within the past ten years, each with minimum construction value of $50 million and 150,000 square feet of renovated interior area, preferably involving occupied multi-story residential or institutional facilities requiring continuous operations during construction. Key personnel must include a Project Manager (minimum 10 years experience or 15 years without a bachelor's degree, OSHA 30-Hour certification required), Quality Control Manager (10 years experience, OSHA 30-Hour certification required), General Superintendent (10 years experience with bachelor's degree or 15 years without, OSHA 30-Hour and First Aid training required), and Health, Safety & Environmental Officer (with specified training and certifications).

Technical proposal evaluation factors are: Past Experience (15 pages, 25% weight), Past Performance on Similar Projects (6 pages narrative plus unlimited Past Performance Questionnaires, 25% weight), Key Personnel Experience and Qualifications (15 pages, 25% weight), and Management Approach (15 pages, 25% weight). A Project Labor Agreement (PLA) is mandatory; offerors must submit a PLA price proposal or be deemed ineligible, with option to submit a paired non-PLA proposal. The evaluated PLA price is reduced by the lesser of 10 percent or $15 million for source selection purposes only. Buy American requirements apply to construction materials. A subcontracting plan is required; no mandatory small business subcontracting percentage goals apply, and subcontractors need not be registered in SAM.gov at proposal submission. Compliance with 2018 International Building Code, NFPA standards, ADA regulations, and local building codes is required. The NAICS code is 236118 (Residential Remodelers); PSC is Z2AA (Repair Or Alteration Of Office Buildings).

Amendment 0006 (effective August 6, 2026) incorporates Attachment N (134 RFI responses) and Attachment O (as-built limestone installation drawings). Major scope items include chiller relocation, new generators, new HVAC systems, plumbing and piping renovation, security systems integration with existing Salto KS cloud-based access control and Eagle Eye Network video surveillance, complete audio-visual system as design-build performance-based scope, and facade stone salvage and repair with limestone panel reuse.