Project Based Voucher RFP No 2026-001

REQUEST FOR PROPOSALS (RFP) NO. 2026-001
HOUSING CHOICE VOUCHER PROGRAM PROJECT BASED VOUCHERS
REQUEST FOR PROPOSALS (RFP)
HOUSING CHOICE VOUCHER PROGRAM
PROJECT BASED VOUCHERS
RFP NO. 2026-001
Housing Authority of the County of Riverside (HACR)
3403 Tenth St, Suite 300
Riverside, CA 92501
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REQUEST FOR PROPOSALS (RFP) NO. 2026-001
HOUSING CHOICE VOUCHER PROGRAM PROJECT BASED VOUCHERS
TABLE OF CONTENTS
Section Subject Page No.
Introduction 3
RFP Information at a Glance 4
1.0 HACR's Reservation of Rights 5
2.0 General/Technical Specifications 6
3.0 Proposal Format 13
4.0 Proposal Evaluation 15
5.0 Contract Award 17
Attachment A Summary of Factors and Points 22
Attachment B Form of Proposal Form 25
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REQUEST FOR PROPOSALS (RFP) NO. 2026-001
HOUSING CHOICE VOUCHER PROGRAM PROJECT BASED VOUCHERS
INTRODUCTION
The Housing Authority of the County of Riverside (hereinafter, "HACR") is a public entity that was
formed in 1942 to provide federally subsidized housing and housing assistance to low-income families
within the County of Riverside. The HACR is headed by an Executive Director (ED) and is governed
by a five-person Board of Commissioners and is subject to the requirements of Title 24 of the Code of
Federal Regulations (hereinafter, "CFR"), Housing Authorities Law (Part 2 of Division 24 of the
California Health and Safety Code commencing with Section 34200 et seq.) and the HACR's
procurement policy.
Currently, the HACR maintains an inventory of 17 revenue bond-financed rental housing units, and 77
farm worker apartment units. The HACR also administers approximately 9,821 Tenant-Based Section
8 Vouchers, 1,025 Project-Based Section 8 Vouchers, 83 Housing Opportunities for Persons with
AIDS (HOPWA) units, and 489 Family Self Sufficiency (FSS) participants. The HACR currently has
approximately 114 employees.
The HACR is a committed partner in the community's effort to revitalize neighborhoods and foster
economic development, as well as to provide quality, affordable housing.
The HACR is now soliciting proposals from qualified affordable housing developers to submit a written
proposal demonstrating their project eligibility, qualifications and interest in securing Project-Based
Vouchers (hereinafter, "PBV") for new construction projects applying for funding such as California
Department of Housing and Community Development in the County of Riverside that are consistent
with the HACR's Project Based Voucher selection policies. For new construction, projects must show
that they have a commitment or intend to apply for funding sources at the federal and state level by
end of 2027 and close construction financing by 2028. Funding sources eligible under this priority
must seek funds that are NOT administered at the local level (i.e. HOME or PLHA). Examples of
funding sources eligible under this priority include but are not limited to: Low Income Housing Tax
Credits, state tax -exempt bonds, state HOME funds, Affordable Housing and Sustainable
Communities funds, Veterans Housing Homeless Prevention funds, Multifamily Housing Program,
Transit Oriented Development Program, and Infill Infrastructure Grant Program.
The HACR is soliciting up to 150 vouchers to qualified property owners. The HACR may award no
more than two proposals per property owner through this RFP. If a project is applying for a
supplemental award, the previous award must be returned, the combined total of the prior allocation
and any new allocation may not exceed 25% of the total units in the selected project.
HACR will offer property owners of selected quality affordable housing, an allocation of vouchers that
can be committed to their designated rental units. Owners will gain the benefit of a twenty (20) year
contract with HACR ensuring a Section 8 approved rent for their properties for an extended period of
time. Eligible families who are extremely and very low-income (households at 30% to 50% Area
Median Income (AMI) or below) will gain the benefit of quality affordable housing.
All proposals submitted in response to this solicitation must conform to all of the required
specifications outlined within this document and any designated attachments in its entirety.
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REQUEST FOR PROPOSALS (RFP) NO. 2026-001
HOUSING CHOICE VOUCHER PROGRAM PROJECT BASED VOUCHERS
RFP INFORMATION AT A GLANCE
HACR CONTACT PERSON: Nicole Sanchez, Development Specialist
Email: NiSanchez@Rivco.org
Phone: (760) 863-2825
Fax: (951) 352-4852
HOW TO OBTAIN THE RFP DOCUMENTS: Online at: www.harivco.org -OR-
via e-mail from the person listed above.
DEADLINES FOR SUBMITTING QUESTIONS April 13, 2026, at 5:00 PM.
AND REQUEST FOR INTERPRETATIONS: All questions must be submitted in writing via e-mail.
(RFIs), INCLUDING ANY MODIFICATIONS TO
HACR CONTRACT LANGUAGE OR TO THE
SPECIFICATIONS:
HOW TO FULLY RESPOND TO THIS RFP BY Per instructions within Section 3.0 of this RFP document,
SUBMITTING A PROPOSAL : submit one (1) original electronic proposal on a
USB flash drive.
PROPOSAL SUBMITTAL RETURN LOCATION April 30, 2026, at 5:00 PM.
AND DEADLINE: 3403 Tenth St, Suite 300
Riverside, CA 92501
(Proposals shall be physically delivered or mailed to the
Housing Authority of the County of Riverside (HACR), on
the 3rd Floor of Riverside Centre Administrative Building
located at 3403 Tenth St, Suite 300, Riverside, CA 92501.
Attn: Nicole Sanchez )
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REQUEST FOR PROPOSALS (RFP) NO. 2026-001
HOUSING CHOICE VOUCHER PROGRAM PROJECT BASED VOUCHERS
1.0 HACR'S RESERVATION OF RIGHTS:
1.1 Right to Reject, Waive, or Terminate the RFP. The HACR reserves the right to
reject any or all proposals, to waive any informality in the RFP process, or to terminate
the RFP process at any time, in its sole and absolute discretion, if deemed by the
HACR to be in its best interests.
1.2 Right to Not Award. The HACR reserves the right not to award a contract pursuant to
this RFP.
1.3 Right to Terminate. The HACR reserves the right to terminate a contract awarded
pursuant to this RFP, at any time for its convenience upon 5 business days written
notice to the successful proposer(s).
1.4 Right to Deny Request for Extension. The HACR reserves the right to deny a
request for award extension for a project that has not started construction within 2
years of the original Project Based Voucher award.
1.5 Right to Determine Time and Location. The HACR reserves the right to determine the
days, hours and locations that the successful proposer(s) shall provide the services called
for in this RFP.
1.6 Right to Determine Financial Responsibility and Viability. The HACR reserves the
right to require of proposer information regarding financial responsibility and viability or
such other information as the HACR determines is necessary to ascertain whether a
proposal is in fact the lowest responsive and responsible proposal submitted.
1.7 Right to Retain Written Proposals. The HACR reserves the right to retain all written
proposals submitted to HACR by all proposers in response to this RFP, and not permit the
withdrawal of same for a period of 60 calendar days subsequent to the deadline for
receiving said proposals. The HACR may permit the withdrawal of proposals if requested
in writing by the proposer and such request is approved in writing by the HACR
Contracting Officer (CO) in his/her sole and absolute discretion.
1.8 Right to Negotiate Fees. The HACR reserves the right to negotiate the fees proposed
by the proposer entity.
1.9 Right to Reject Any Proposal. The HACR reserves the right to reject and not consider
any proposal that does not meet the requirements of this RFP, including but not limited to
incomplete proposals and/or proposals offering alternate or non-requested services.
1.10 No Obligation to Compensate. The HACR shall have no obligation to compensate any
proposer for any costs incurred in responding to this RFP.
1.11 Right to Amend Prior to Award. HACR reserves the right to, prior to award, revise,
change, alter or amend any of the instructions, terms, conditions, and/or specifications
identified within the IFB documents issued, within any attachment or drawing, or within
any addenda issued. All addenda will be posted on the Housing Authority of the County of
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REQUEST FOR PROPOSALS (RFP) NO. 2026-001
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Riverside's website which is affiliated with HACR at www.harivco.org. Such changes that
are issued before the bid submission deadline shall be binding upon all prospective
bidders. HACR reserves the right to amend the contract any time prior to contract
execution.
1.12 Public Disclosure of Proposal Documents. To the extent applicable, documents
submitted in connection with this RFP may be subject to disclosure pursuant to the
California Public Records Act.
2.0 GENERAL/TECHNICAL SPECIFICATIONS:
2.1 Purpose: The purpose of the PBV Program is to encourage property owners to assign
PBV assistance to their rental properties in order to preserve and increase the number of
housing units available to low and extremely low-income residents.
2.2 Funding: Funding for this PBV assistance comes from a set-aside from the U.S.
Department of Housing and Urban Development's Housing Choice Voucher Program
funded under Section 8 of the Housing Act of 1937 (42.U.S.C. 1437) (Section 8).
2.3 Description of PBV Program: Under this PBV Program, HACR will provide assistance to
new construction housing developments (as defined by HUD pursuant to the PBV
program regulations in 24 CFR Part 983) willing to designate a portion of their units to
households that qualify for the Section 8 Housing Choice Voucher Program. For the
purpose of this program, HACR will accept proposals for projects that are consistent with
the HACR established project based voucher priority below:
2.3.1 Attract more affordable developments within the County of Riverside.
2.3.2 Leverage Project Based Vouchers with other funding sources. Projects under
this priority must show that they have a commitment or intend to apply for
funding sources at the federal and state level by end of 2027 and close
construction financing by 2028. Otherwise, voucher award under this RFP will
automatically be rescinded. Funding sources eligible under this priority must
seek funds that are NOT administered at the local level (i.e. HOME).
Examples of funding sources eligible under this priority include but are not
limited to: Low Income Housing Tax Credits, state tax -exempt bonds, state
HOME funds, Affordable Housing and Sustainable Communities funds,
Veterans Housing Homeless Prevention funds, Multifamily Housing Program,
Transit Oriented Development Program, and Infill Infrastructure Grant
Program .
2.3.3 Preserve affordable housing that might otherwise become market-rate
units
2.3.4 Increase affordability of housing for families at or below 50% of the area
median income.
2.4 Occupancy and Vacancy of PBV Units: Project-based units must be leased to
families eligible for Section 8 assistance for the term of the Housing Assistance
Payments (HAP) contract. Vacancies will be filled using eligible clients on the HACR
site specific Section 8 PBV waiting list. The property owner and tenant of a PBV unit
must notify HACR in writing immediately if a tenant will be moving from a PBV unit. The
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REQUEST FOR PROPOSALS (RFP) NO. 2026-001
HOUSING CHOICE VOUCHER PROGRAM PROJECT BASED VOUCHERS
HACR will refer appropriately sized households at the top of the waiting list. Once a
tenant is approved by the property owner, the property owner must refer the family
back to HACR for final voucher eligibility. A tenant who resides in a PBV unit for a least
one year may move with continued rental assistance with a tenant-based voucher, if
one is available. The PBV unit the family occupies must then be rented to a new
eligible Section 8 tenant selected from the HACR site specific Section 8 PBV waiting
list. In the event that a household should be over housed the developer/owner must
relocate the household to the appropriate unit size. Should a unit not be available the
HACR will issue the household a tenant based voucher, if one is available and fill the
vacant unit with an eligible tenant from the Section 8 PBV waiting list.
2.5 Ineligible Units: Certain special housing types are NOT eligible for PBV assistance.
These include transitional housing, owner-occupied units, shared housing, public
housing, Section 202 Housing, Section 236 housing (exception made for units
subsidized with Section 236 interest reduction payments) and units occupied by
families who are not eligible for participation in the Section 8 Housing Choice Voucher
program. Please see 24 CFR 983.53 and 24 CFR 983.54 for a complete list of
ineligible properties.
Rent Limits: The Payment Standards do not pertain to the Project Based Voucher
Program. Rent to Owner for the PBV Program is determined in accordance with 24
Code of Federal Regulations (CFR) 983.301:
Rent to Owner must not exceed the lowest of:
(1) An amount determined by the PHA, not to exceed 110 percent of the applicable fair
market rent established by HUD (or any exception payment standard approved by the
Secretary) for the unit bedroom size minus any utility allowance;
(2) The reasonable rent; or
(3) The rent requested by the owner.
*Final rents are subject to confirmation of actual rents paid in housing market where project is located.
A rent reasonable study will be prepared by Housing Authority staff.
2.6 Federal Requirements: Certain other Federal requirements also apply to PBV
assistance, including, but not limited to:
2.6.1 Fair Housing. Nondiscrimination and equal opportunity. See 24 CFR
5.105(a), 24 CFR 983.8 and section 504 of the Rehabilitation Act.
2.6.2 Environmental Review. See 24 CFR parts 50 and 58 and 24 CFR Section
983.58
2.6.3 Debarment. Prohibition on use of debarred, suspended, or ineligible
contractors. See 24 CFR 5.105(c) and 2 CFR Part 2424.
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REQUEST FOR PROPOSALS (RFP) NO. 2026-001
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2.6.4 Labor Standards. Regulations implementing the Davis-Bacon Act, Contract
Work Hours and Safety Standards Act (40 U.S.C. 3701-3708), 29 CFR part
5, and other federal laws and regulations pertaining to labor standards
applicable to an agreement to enter into HAP contract covering nine or
more assisted units.
2.6.5 Uniform Relocation Act. A displaced person must be provided relocation
assistance at the levels described in and in accordance with the
requirements of the Uniform Relocation Assistance and Rental Property
Acquisition Policies Act of 1970 (URA) (42 U.S.C. 4201-4655) and
implementing regulations at 49 CFR part 24. See 24 CFR Section 983.7.
2.6.6 See 24 CFR Section 983.4 for a comprehensive list of applicable Federal
requirements. A copy of these regulations is available on the website at
www.ecfr.gov
2.6.7 Section 3 see 24 CFR PART 75.
Number of Available PBV Units: HACR will award a maximum of 150 PBVs. HACR
reserves the right to award all 150 PBVs.
2.6.8 Limits on assistance: Under this RFP the Housing Authority may award
no more than two proposals per property owner through this RFP. If a
project is applying for a supplemental award, the previous award must be
returned, and any new allocation may not exceed 25% of the total units
(including manager's unit) in the selected project. Projects requesting an
excess of 25% of the total units in project-based vouchers will be
disqualified.
2.6.9 Projects requesting project-based vouchers for Permanent Supportive
Housing (PSH) units will be required to accept referrals from the
Coordinated Entry System. PSH Projects are required to provide extensive
wrap around permanent supportive services made available to tenants
based on tenants needs. The County reserves the right to review on-site
services, in its discretion may deem services insufficient. If services are
insufficient, awards may be rescinded. Available mental health services
shall be provided directly by the County or through a subcontracted lead
service provider. The County or County's lead service provider for the
Project shall coordinate the provisions of or referral to services needed by
individual tenants, including but not limited to, substance use treatment
services, for a minimum of 20 years. Except as otherwise noted below, the
following required services can be provided onsite at a Project of offsite at
another location easily accessible to tenants which include but are not
limited to:
2.6.9.1 Case management minimum of 1 full time case manager;
2.6.9.2 Mental health care and wellness programs, such as
assessments, crisis counseling, individual and group therapy, and
peer support groups, substance use services, such as treatment,
relapse prevention, and peer support groups, support in linking to
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REQUEST FOR PROPOSALS (RFP) NO. 2026-001
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physical care, including access to routing and preventative health
and dental care, medication management, and wellness services;
2.6.9.3 Instructor-led adult educational, job training or placement
services or skill building classes where there is a reasonable
exception of leading to self-sufficiency. Includes, but is not limited to:
Financial literacy, computer training, home-buyer education, GED
classes, and resume building classes, ESL, nutrition class, exercise
class, health information/awareness, art class, parenting class, on-
site food cultivation and preparation classes, and smoking cessation
classes, benefits counseling and advocacy, including assistance in
accessing SSI/SSP, enrolling in Medi-Cal, basic housing retention
skills (such as Unit maintenance and upkeep, cooking, laundry, and
money management);
2.6.9.4 Supportive Services Monitoring. Participant compliance with a
supportive service contract will be monitored at least annually. The
Housing Authority will request a status update for the participant's
supportive service contracts including but not limited to sign in
sheets, utilization and progress reports annually. The Housing
Authority may request a status update on the supportive service
contract more frequently, at its discretion. Providers of supportive
services must provide the Housing Authority any changes to the
program within thirty days of when those changes occur.
2.7 Project Eligibility: In order to be considered under this RFP, all projects submitted
must meet the conditions stated below:
2.7.1 Proposed project must be located in the County of Riverside
2.7.2 Proposed project must be a planned new construction. (see 24 CFR Part
983.3 for definitions)
2.7.3 Construction for the proposed project must not have started at a time of
selection for PBV (and cannot start until all post-award conditions are met
and an Agreement to enter into an Agreement to enter into Housing
Assistance Payments (AHAP) contract is signed).
2.7.4 Proposed project must be located in a census tract with a poverty rate of
no more than 20%. An exception to this requirement is possible if certain
other conditions exist, i.e., there has been an overall decline in poverty rate
over the past five years; the area is undergoing significant revitalization;
new market rate units are being developed that would positively impact the
poverty rate; and other conditions. Poverty rate, minority concentration and
other characteristics of the neighborhood and census tract where the
project is/will be located may apply. A letter of support for the project from
the city confirming significant revitalization and steady decline in the
poverty rate for the assigned census tract, must also be included. (See
24 CFR Section 983.57 Site Selection Standards.)
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REQUEST FOR PROPOSALS (RFP) NO. 2026-001
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2.7.5 Proposer must have site control or evidence to indicate that the needed
approval/documentation for site control is likely to be obtained and will not
delay the project.
2.7.6 Proposer must provide evidence that the proposed new construction is
permitted by current zoning ordinances or regulations, or evidence to
indicate that the needed rezoning is likely to be obtained and will not delay
the project. Proposer must demonstrate compliance with Section 2.4 of this
RFP and demonstrate that they will be able to apply for funding this
calendar year.
2.7.7 Proposer must have completed and submitted to the HACR at the address
listed below, a Form of Proposal conforming to the Project-based voucher
form attached hereto as Attachment B and incorporated herein by this
reference.
2.8 Project Limits: Proposers are limited to no more than two proposals per property
owner through this RFP. If a project is applying for a supplemental award, the previous
award must be returned, and any new allocation may not exceed 25% of the total units
in the selected project. Projects requesting an excess of 25% project based vouchers
will be disqualified. Each proposal must be for a single project. For each project
submitted, the proposer must provide the number of PBV units requested and
breakdown of unit size, including the breakdown of any accessible units by size. The
HACR may only submit one (1) project proposal to HUD.
2.9 Organization of Submitted Materials: Proposers must submit one (1) original electronic
proposal on a USB flash drive for the Evaluation committee. HACR will not accept
submissions of application documents by email or over the internet. Attachments may be
completed and signed using electronic format utilizing electronic signatures.
**In order to obtain full points in each section all evidence of funding commitments,
services or other documentation must be provided in the correct corresponding tab.
When compiling the flash drive, order folders according please refer to the following visual
as a guide:
2.10 Submittal Deadline: HACR must receive proposals by 5pm, April 30, 2026. Proposals
may be submitted by mail or hand delivered to: Housing Authority of the County of
Riverside, 3403 Tenth St, Suite 300, Riverside, CA 92501, attention Nicole Sanchez.
HACR will date and time stamp all proposals upon receipt. Proposals submitted after
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