SBE-AU14 - Commercial Real Estate Due Diligence Services

The Illinois State Board of Education is requesting quotes for commercial real estate due diligence services on a 81,393 square-foot commercial building at 400 W. Lawrence Ave, Springfield, Illinois under RFQ SBE-AU14, with quotes due October 28, 2026. The solicitation encourages Small Business Enterprise registration with the State of Illinois.

The scope requires a single vendor to deliver unified point of contact and comprehensive due diligence including Property Condition Assessment per ASTM E2018, roof inspection with remaining useful life evaluation, mechanical/electrical/plumbing systems inspection, baseline structural review, ADA accessibility review per Title III compliance, and Phase I Environmental Site Assessment per ASTM E1527 conducted by a qualified Environmental Professional. The building, constructed in 1914 with 2016 renovation, contains three levels. All services must be delivered under a single flat-fee contract with no separate line items except optional additional inspections requiring prior ISBE approval. Written reports for each assessment must include findings, photographs, deficiencies, estimated remaining useful life of major building systems, recommended corrective actions, and consolidated executive summary.

Contract term extends from execution through June 30, 2027, with desired due diligence completion by November 1, 2027. Pricing must be submitted as a single flat fee valid for 30 days with no price increases permitted.

Minimum qualifications require five years of commercial property due diligence and PCA experience for commercial, governmental, educational, institutional, or office facilities; all necessary licenses and certifications per applicable regulations; qualified Environmental Professional credentials meeting ASTM E1527 requirements with Illinois PE or PG licensure plus three years relevant full-time experience; and proof of Commercial General Liability ($1,000,000 per occurrence / $2,000,000 aggregate), Auto Liability ($1,000,000 per occurrence), Professional Liability/Errors & Omissions ($1,000,000 per claim / $1,000,000 annual aggregate), and Workers' Compensation insurance per state law. The vendor must maintain insurance for three years following final payment, name the State as additional insured, and ensure subcontractors maintain identical coverage.

ISBE reserves the right to reject all or individual offers for non-compliance, award by item or portion thereof, and waive minor defects.