MSP Concessions RFP

The Metropolitan Airports Commission is requesting proposals for shop and restaurant concession operations at Minneapolis-St. Paul International Airport Terminal 1 and Terminal 2, with proposals due August 25, 2026. A mandatory pre-proposal conference is scheduled for June 8, 2026, with written questions due July 24, 2026.

The scope encompasses approximately 8,400 square feet across ten batches of retail and food-and-beverage concession units, including coffee shops, quick-service and full-service restaurants, bars, duty-free shops, specialty retail, news stands, and market concepts distributed throughout arrivals, departures, and concourse areas. Proposers must demonstrate five years of concession experience in airport or high-traffic environments. All operations must maintain minimum hours of 5:00 a.m. to 9:00 p.m. daily, seven days per week. Design compliance with Minnesota Building Code, ADA, LEED v5 Interior Design & Construction or equivalent sustainable standards, and MAC Design and Construction Standards is mandatory. Tenant Design Guidelines govern storefront design, interior finishes, mechanical and electrical systems, accessibility, and sustainability metrics including 80% emissions reduction, 15% water use reduction, and 75% waste diversion by 2030.

Rent is structured as the greater of a Minimum Annual Guarantee (MAG) or percentage rent based on gross sales, ranging from 10% to 15% depending on concept type. Batch-specific MAG values range from $160,000 to $1.55 million. Additional occupancy costs include utilities (ranging from approximately $3,500 to $258,000 annually by batch), maintenance and cleaning distribution fees (0.33% to 1.91% of sales), property taxes, permits, and health department compliance. Initial operator investment is required at $300 per square foot for spa, retail, and news concepts and $400 per square foot for food and beverage, with 20% reinvestment at lease midpoint. The airport projects over 36 million annual passengers. Lease term is ten years with potential transitions and construction phasing from 2027 through 2030.

A 27% MSP ASCEND small-business participation goal applies per batch (10% for Batch 2607), achievable through certified small-business partnerships, subleases, franchises, or goods and services procurement. The Labor Peace Requirement applies to all non-small-business concessionaires; small businesses (meeting revenue thresholds under 49 CFR 23.33, ACDBE, or 13 CFR 121 standards) are exempt. Proposers must comply with wage and benefit requirements including health insurance meeting ADA standards for employees working 30+ hours weekly, Minnesota Earned Sick and Safe Time requirements, paid time off, and retirement plans, with details submitted on the Wage and Benefits Form. Street pricing is capped at 15% above Twin Cities metro comparables or 10% for medications and hygiene products.

Proposals must be submitted as a single PDF (50 pages maximum, excluding exhibits) through Bonfire at metroairports.bonfirehub.com and include an executive summary, minimum requirements statement, proposal acknowledgment, $10,000 non-refundable deposit per batch, rent offer, concept and design plan, operations and management plan, MSP ASCEND participation details, wage and benefits information, labor peace attestation, and references. Evaluation and selection runs August 26 through November 16, 2026, with lease execution anticipated by December 31, 2026.