Construction Manager-at-Risk Austin MS

Paulding County School District is soliciting proposals through a Request for Proposal (RFP 26-260511) for Construction Manager-at-Risk (CMAR) services to oversee renovations and modifications at Austin Middle School, a 129,000-square-foot facility located in Douglasville, Georgia. The scope of work encompasses HVAC replacement and upgrades, electrical system replacements with LED lighting, flooring replacements, roof repairs and replacement, wall covering updates, plumbing upgrades, life safety and low voltage system installations, and ceiling replacements throughout the instructional, non-instructional, and extra-curricular facilities. The CMAR will collaborate with the district's selected architect during both pre-construction and construction phases to deliver a Guaranteed Maximum Price (GMP) proposal and guaranteed delivery date, with the project estimated at $9,500,000. Deliverables include Pre-Construction Services costs, General Conditions costs, and a CM Fee expressed as a percentage of construction costs, with all pricing submitted on the required Proposal Pricing Form (Appendix B). Key requirements include obtaining performance and material bonds equal to 100 percent of the GMP, securing at least two qualified bids for each bid package, and ensuring all subcontractors performing work are licensed in Georgia, with major subcontracts of $150,000 or greater potentially requiring performance and payment bonds. The CMAR must achieve Certificate of Occupancy or Temporary Certificate of Occupancy by July 16, 2027, with Substantial Completion by September 24, 2027, and Final Completion by November 30, 2027, with no work permitted when students occupy the building and after-hours and weekend work commencing after GMP approval anticipated in January 2027. The evaluation process scores technical proposals on staffing and qualifications (100 points), project approach and experience (500 points), logistics planning (200 points), schedule management (600 points), and firm stability (200 points), with cost evaluated only for proposals achieving 70 percent or more of non-cost points (1,400 points minimum out of 2,000 total non-cost points). Proposals must be submitted online through the Bonfire portal by June 10, 2026, at 11:00 a.m. EDT, with questions due by May 29, 2026, and award anticipated in July 2026.

The procurement documentation does not indicate specific set-aside designations or restrictions limiting responses to disadvantaged enterprises or particular organization types; however, all vendors must comply with Georgia Security and Immigration Compliance Act requirements, provide evidence of E-Verify enrollment if they perform physical services in Georgia, submit W-9 tax documentation, and certify that neither they nor their principals are debarred or suspended from doing business with Georgia state agencies or under Federal Acquisition Regulation standards. Vendors must provide three to five references of similar scope and public K-12 school district experience, excluding current Paulding County School District contracts, with a point of contact available during the evaluation period. The district reserves the right to reject any or all proposals and waive technicalities at its discretion, and the CMAR is responsible for returning all savings to the district if the final project cost is less than the GMP, with retention of five percent on pay applications held until Final Completion and liquidated damages assessed at rates ranging from $100 to $3,000 per day of overrun. No specific incumbent vendor or current contractor is listed in the procurement documents. The estimated project budget is $9,500,000, with the final contract value dependent upon the GMP submitted by the selected CMAR and the ultimate scope of work completed, and payment terms are net 30 days minimum with the district accepting payment via P-Card at vendor discretion.