RFQ FOR DESIGN-BUILD SERVICES FOR TRANSITIONAL AND PERMANENT SUPPORTIVE HOUSING PROGRAM (SECOND SOLICITATION)

Community Development
REQUEST FOR QUALIFICATIONS (RFQ)
DESIGN-BUILD SERVICES FOR PHOENIX PLACE PERMANENT SUPPORTIVE HOUSING
PROJECT
RFQ No. CCD-2026-PHOENIX-DB-02
Phoenix Place Permanent Supportive Housing Project
Second Solicitation Issued: July 31, 2026
Written questions due: August 5, 2026, at 4:00 PM
Statements of Qualifications due: August 14, 2026, at 4:30 PM
Direct all inquiries concerning this RFQ to:
Rayshonia Manuel
Community Development Director
Email: cccdinfo@cumberlandcountync.gov
Phone: (910) 323-6112
Proposals shall be submitted in accordance with the terms and conditions of this RFQ and any addenda
issued hereto. Sealed Statements of Qualifications must be received no later than Friday, August 14,
2026, at 4:30 p.m. Eastern Time. Late submissions will not be considered.

Table of Contents
1.0 PURPOSE AND BACKGROUND ............................................................................................. 3
2.0 PROPOSAL INSTRUCTIONS & REQUIREMENTS ............................................................ 4
2.1 REQUEST FOR QUALIFICATIONS DOCUMENT............................................................. 4
2.2 PROPOSAL SUBMITTAL ....................................................................................................... 4
2.3 RFQ QUESTIONS ..................................................................................................................... 5
2.4 PRE-SUBMITTAL SITE WALKTHROUGH ........................................................................ 5
2.5 RFQ TERMS & CONDITIONS ............................................................................................... 5
3.0 NOTICES TO VENDOR ............................................................................................................ 5
3.1 PROHIBITED COMMUNICATIONS AND CONFIDENTIALITY .................................... 5
3.2 PROPOSAL COMPLIANCE .................................................................................................... 6
3.3 PROPOSAL EVALUATION PROCESS ................................................................................. 6
3.4 EVALUATION CRITERIA ...................................................................................................... 7
3.5 METHOD OF AWARD ............................................................................................................. 7
4.0 SCOPE OF WORK & VENDOR'S PROPOSAL CONTENT REQUIREMENTS .............. 8
4.1 SCOPE OF WORK .................................................................................................................... 8
4.2 VENDOR'S PROPOSAL REQUIREMENTS ....................................................................... 10
5.0 CONTRACT TERMS AND CONDITIONS ........................................................................... 12
5.1 IRAN DIVESTMENT ACT ..................................................................................................... 12
5.2 E-VERIFY ................................................................................................................................. 12
5.3 DIVESTMENT FROM COMPANIES THAT BOYCOTT ISRAEL ................................. 12
5.4 CONTRACT CHANGES......................................................................................................... 12
5.5 CONTRACT TERM ................................................................................................................ 12
5.7 INVOICES ................................................................................................................................ 12
5.8 PAYMENT TERMS ................................................................................................................. 12
5.9 APPROPRIATION OF FUNDS .............................................................................................. 12
5.10 FINANCIAL STABILITY ....................................................................................................... 13
5.11 INSURANCE: ........................................................................................................................... 13
5.12 BONDS ...................................................................................................................................... 13
5.13 GENERAL INDEMNITY ........................................................................................................ 13
5.14 ENTIRE CONTRACT ............................................................................................................. 13
5.15 CONTRACT CANCELLATION ............................................................................................ 14
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REQUEST FOR QUALIFICATIONS (RFQ) DESIGN-BUILD SERVICES FOR PHOENIX PLACE
PERMANENT SUPPORTIVE HOUSING PROJECT - SECOND SOLICITATION
5.16 LAWS AND ORDINANCES ................................................................................................... 14
5.17 COMPLIANCE WITH LAWS ............................................................................................... 14
5.18 COUNTY PROJECT MANAGER ......................................................................................... 14
5.19 NCHFA APPROVAL AND FINAL COMMITMENT ......................................................... 14
5.20 COST SEGREGATION AND FUNDING ACCOUNTABILITY ....................................... 14
5.21 CONTRACTOR REPRESENTATIONS ............................................................................... 14
6.0 PROTEST PROCEDURES ...................................................................................................... 15
ATTACHMENT A: INSTRUCTIONS TO VENDORS .................................................................... 16
ATTACHMENT B: EXECUTION OF PROPOSAL ....................................................................... 18
ATTACHMENT C: CERTIFICATION OF FINANCIAL CONDITION ....................................... 19
ATTACHMENT D: CERTIFICATION REGARDING LOBBYING ............................................. 20
ATTACHMENT E: NONCOLLUSION AFFIDAVIT ...................................................................... 21
ATTACHMENT F: SEPARATE UNIT PRICE/FEE INFORMATION FORM ............................ 22
ATTACHMENT G: CERTIFICATION REGARDING DOMESTIC PREFERENCE AND BUILD
AMERICA, BUY AMERICA APPLICABILITY .................................................................. 23
ATTACHMENT H: FEDERAL REQUIRED CONTRACT CLAUSES ......................................... 24
ATTACHMENT I: DESIGN-BUILD DETERMINATION AND STATUTORY CRITERIA ...... 31
ATTACHMENT J: FUNDING AND COMPLIANCE MATRIX .................................................... 32
ATTACHMENT K: NCHFA FINAL COMMITMENT CHECKLIST ........................................... 33
ATTACHMENT L: ENVIRONMENTAL CLEARANCE SUMMARY AND APPENDIX
REFERENCE ............................................................................................................................. 34
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REQUEST FOR QUALIFICATIONS (RFQ) DESIGN-BUILD SERVICES FOR PHOENIX PLACE
PERMANENT SUPPORTIVE HOUSING PROJECT - SECOND SOLICITATION
1.0 PURPOSE AND BACKGROUND
Cumberland County Community Development (the "County") requests Statements of Qualifications and
related information from qualified design-build teams (each, a "Design-Builder") to provide integrated
preconstruction, design, permitting, pricing, coordination, construction, and closeout services for the Phoenix
Place Permanent Supportive Housing Project.
The County is using the design-build delivery method because of time constraints associated with the
Phoenix Place funding and approval process. The County must complete the items required by the North
Carolina Housing Finance Agency (NCHFA) before January 2027, including final plans and specifications,
signed construction contract documents, energy-efficiency documentation, accessibility certification, Section
3 certification if applicable, project budget and sources-and-uses documentation, a construction schedule,
and other final commitment materials. The County has determined that a single integrated design-build team
provides the best opportunity to coordinate design, cost estimating, permitting, NCHFA review, and
construction readiness within the required timeline.
The project includes:
Phoenix Place: ten (10) new single-family, three-bedroom homes for permanent supportive housing,
together with directly related sitework, utilities, stormwater, access, parking, sidewalks, landscaping,
permitting, inspections, and other improvements necessary to deliver the homes in accordance with
County requirements, NCHFA requirements, applicable codes, accessibility requirements, environmental
requirements, and the final approved scope. The anticipated project budget is $3,748,700.
Phoenix Place is anticipated to be funded with NCHFA/SHARP funds and County General Fund/local funds,
subject to final County approval, NCHFA review, funding documentation, and final commitment
requirements. County HOME-ARP funds are not included in the funding description for this solicitation.
Funding and compliance requirements are summarized in Attachment J. The County may adjust eligible cost
categories, contract phasing, notices to proceed, construction authorizations, or project funding only through
authorized written action and, where applicable, NCHFA or other required approval.
This procurement is conducted pursuant to North Carolina law governing design-build procurement,
including N.C.G.S. 143-128.1A and Article 3D of Chapter 143. The County reserves the right to seek
review, concurrence, or approval from NCHFA, HUD, the County Attorney, Purchasing, Finance, or other
reviewing authorities before award, contract execution, issuance of a notice to proceed, or approval of
construction pricing.
SECOND SOLICITATION NOTICE. The County received fewer than three qualified Design-Builder
responses after the first solicitation and is soliciting again in accordance with N.C.G.S. 143-128.1A(d).
This document is the complete Second Solicitation. All firms, including first-round respondents, must
submit a complete response by the August 14, 2026, deadline to be considered.
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REQUEST FOR QUALIFICATIONS (RFQ) DESIGN-BUILD SERVICES FOR PHOENIX PLACE
PERMANENT SUPPORTIVE HOUSING PROJECT - SECOND SOLICITATION
2.0 PROPOSAL INSTRUCTIONS & REQUIREMENTS
2.1 REQUEST FOR QUALIFICATIONS DOCUMENT
The RFQ is comprised of this consolidated Second Solicitation, all attachments, exhibits, appendices, and
any addenda released for this Second Solicitation. This document incorporates the operative Phoenix Place
revisions previously issued through Addendum No. 1. Respondents shall rely on this document and any
addenda issued after July 30, 2026.
Every firm wishing to be considered, including a firm that submitted in the first round, must submit a
complete and timely response to this Second Solicitation. Prior submissions, forms, acknowledgments, and
scores will not automatically carry forward. A respondent may reuse or update accurate narrative material,
but all required forms must be completed, signed, dated, and submitted for this Second Solicitation. Failure
to include a mandatory document or signature may result in rejection as non-responsive.
2.2 PROPOSAL SUBMITTAL
Proposals shall be received at the address indicated below no later than August 14, 2026, at 4:30 PM Eastern
Time. This Second Solicitation is issued July 30, 2026. It is the sole responsibility of the vendor to ensure
physical delivery by the deadline. Any proposal received after the deadline will be rejected.
Mailing address for delivery of proposal Office address of delivery by any other method
via US Postal Service (special delivery, overnight, or any other carrier)
PROPOSAL TITLE: PROPOSAL TITLE:
Phoenix Place Permanent Supportive Housing Phoenix Place Permanent Supportive Housing
Design-Build Services - Second Solicitation Design-Build Services - Second Solicitation
Cumberland County Community Development Cumberland County Community Development
Attn: Rayshonia Manuel, Director Attn: Rayshonia Manuel, Director
PO Box 1829 707 Executive Place
Fayetteville, NC 28302-1829 Fayetteville, NC 28305
Submit one (1) signed original proposal response, two (2) photocopies, and one (1) electronic copy on a flash
drive. The electronic copy shall be in PDF format, not password protected, and capable of being copied to
other media.
The proposal shall be submitted in a sealed package clearly marked with: (1) Vendor name; (2) RFQ title;
and (3) due date and time.
Separate Unit Price/Fee Information. Vendors shall submit Attachment F in a separate sealed envelope
marked "Separate Unit Price/Fee Information - Do Not Open With Qualifications." Attachment F will not be
opened, reviewed, scored, or used to establish the initial qualifications ranking. No price, fee, unit price,
proposed GMP, lump-sum amount, subcontract dollar value, or other cost information shall be included in
the qualifications portion of the SOQ. No lump-sum GMP is required at the SOQ stage unless specifically
requested by addendum.
All addenda and corrections will be posted on the Cumberland County Vendor Self Service site at
https://ccmunis.co.cumberland.nc.us/vss/Vendors/VBids/Default.aspx. The County anticipates posting
responses and any necessary addendum by August 7, 2026, at 5:00 PM. If a final corrective addendum is
needed, the County anticipates issuing it no later than August 10, 2026, at 5:00 PM. Vendors shall rely only
on written material contained in an addendum.
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REQUEST FOR QUALIFICATIONS (RFQ) DESIGN-BUILD SERVICES FOR PHOENIX PLACE
PERMANENT SUPPORTIVE HOUSING PROJECT - SECOND SOLICITATION
2.3 RFQ QUESTIONS
Written questions shall be emailed to cccdinfo@cumberlandcountync.gov by August 5, 2026, at 4:00 PM
Eastern Time. Vendors should enter "Second RFQ - Phoenix Place Design-Build Services: Questions" as the
subject line. Questions will not be answered by phone. Questions shall include a reference to the applicable
RFQ section.
Questions received before the deadline, County responses, and any additional terms deemed necessary by the
County will be posted by addendum to the Cumberland County Vendor Self Service site at
https://ccmunis.co.cumberland.nc.us/vss/Vendors/default.aspx. The County anticipates posting responses and
any necessary addendum by August 7, 2026, at 5:00 PM. If a final corrective addendum is needed, the
County anticipates issuing it no later than August 10, 2026, at 5:00 PM. Vendors shall rely only on written
material contained in an addendum.
2.4 PRE-SUBMITTAL SITE WALKTHROUGH
No additional pre-submittal site walkthrough is scheduled for this Second Solicitation. The prior
walkthrough applied to the project site generally. Respondents are responsible for reviewing available site
information and submitting all questions concerning the Phoenix Place-only scope in writing by the deadline
in Section 2.3.
Verbal statements made during any site visit, walkthrough, meeting, or informal communication shall not
modify the RFQ and shall not be binding on the County. Respondents shall rely only on this RFQ and
written addenda issued for this Second Solicitation.
Failure to have attended the prior walkthrough will not disqualify a respondent.
2.5 RFQ TERMS & CONDITIONS
It shall be the vendor's responsibility to read the instructions, the County's terms and conditions, all relevant
exhibits and attachments, and any other components made a part of this RFQ, and comply with all requirements
and specifications herein. Vendors also are responsible for obtaining and complying with all Addenda and
other changes that may be issued in connection with this RFQ.
Questions, issues, or exceptions regarding any term, condition, or other component within this RFQ, must be
submitted as questions in accordance with the instructions in Section 2.3 PROPOSAL QUESTIONS. Vendor's
proposal shall constitute a firm offer.
If a vendor desires modification of the terms and conditions of this solicitation, it is urged and cautioned to
inquire during the question period, in accordance with the instructions in this RFQ, about whether specific
language proposed as a modification is acceptable to or will be considered by the County. It is the County's
sole discretion to accept or reject requested modifications and/or exceptions.
3.0 NOTICES TO VENDOR
3.1 PROHIBITED COMMUNICATIONS AND CONFIDENTIALITY
PROHIBITED COMMUNICATION: Each vendor submitting a proposal, including its representatives,
subcontractors, and suppliers, is prohibited from having any communication concerning this procurement with
County employees or members of the Board of Commissioners except the Community Development contacts
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REQUEST FOR QUALIFICATIONS (RFQ) DESIGN-BUILD SERVICES FOR PHOENIX PLACE
PERMANENT SUPPORTIVE HOUSING PROJECT - SECOND SOLICITATION
designated in this RFQ. A vendor who does not comply with this provision may be disqualified from award of
a contract.
CONFIDENTIAL INFORMATION: The proposal must not contain information marked as "confidential" or
"trade secret" unless the vendor has notified Cumberland County Community Development in writing before
submission, described the information for which confidentiality is requested, explained how it meets the
definition in N.C.G.S. 66-152(3), and received written marking instructions from the County. Any proposal
marked contrary to this requirement may be regarded as non-responsive.
3.2 PROPOSAL COMPLIANCE
It is in the best interest of vendors to submit proposals that are clear, concise, and easily understood. Proposals
should provide information essential for a straightforward and concise description of vendor capabilities to
satisfy the requirements of the RFQ specifications.
Vendor may include any optional data not provided for elsewhere and considered to be pertinent to this bid as
an addendum.
Vendors are urged and cautioned to read the RFQ completely through as noncompliance with requirements
may result in bid rejection. Section 4.0 requirements and request for information must be in the same order
with the same titles as listed in Section 4.0. Vendor proposals should be easy to follow and all sections should
be easily identified.
The specifications included in this package describe the services that the County feels are necessary to meet
the performance requirements of this RFQ and shall be considered the minimum standards expected of the
Proposer. However, the specifications are not intended to exclude potential bidders.
If the vendor is unable to meet any of the specifications as outlined therein, vendors are advised to submit
questions and concerns regarding the specifications during the question and answer period described in Section
2.3.
If the vendor does not indicate or submit questions or concerns regarding the specifications, the County shall
assume it is able to fully comply with these specifications. The County shall be the sole and final judge of
compliance with all specifications.
The County further reserves the right to determine the acceptability or unacceptability of any and all
alternatives or deviations.
3.3 PROPOSAL EVALUATION PROCESS
The County shall first review all responses for timeliness, responsiveness, required forms, minimum
qualifications, and compliance with this RFQ. The County may request clarification, verify references and
licenses, shortlist respondents, and conduct interviews. Clarification may not be used to cure a material
omission or permit a respondent to revise its competitive position. Qualifications and technical information
will be evaluated without access to Attachment F.
After final qualifications ranking, staff will attempt to negotiate scope, schedule, terms, and fair and reasonable
compensation with the highest-ranked qualified Design-Builder and develop a mutually acceptable contract
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REQUEST FOR QUALIFICATIONS (RFQ) DESIGN-BUILD SERVICES FOR PHOENIX PLACE
PERMANENT SUPPORTIVE HOUSING PROJECT - SECOND SOLICITATION
for County approval. If agreement cannot be reached within a reasonable period, the County may terminate
negotiations and proceed to the next highest-ranked qualified firm.
The County reserves the right to reject any and all responses. This is the County's second solicitation under
N.C.G.S. 143-128.1A(d). If fewer than three qualified responses are received after this Second Solicitation,
the County may proceed with evaluation and negotiations as permitted by law.
3.4 EVALUATION CRITERIA
Responsive Statements of Qualifications will be evaluated solely on qualifications using the following criteria.
Attachment F will not be scored or considered in the qualifications ranking:
1. Firm Qualifications 15 points
2. Relevant Experience 25 points
3. Project Approach, Schedule, Compliance, and Outreach 25 points
4. Project Team Qualifications and Option A Team Identification 30 points
5. Firm References 5 points
100 points
3.5 METHOD OF AWARD
The County will use a qualifications-based design-build selection process consistent with N.C.G.S. 143-
128.1A and Article 3D of Chapter 143. The County will rank firms based on qualifications, relevant
experience, technical approach, schedule, compliance capacity, team qualifications, required Project Team
Selection Option A team identification, and references. Price or fee information will not be used to establish
the qualifications ranking.
The County may shortlist and conduct interviews and may request additional information before establishing
final rankings. Under Project Team Selection Option A, each respondent shall identify the licensed
contractor or contractors, licensed subcontractors, and design professionals whom the respondent proposes to
use. After final ranking, the County may negotiate a design-build agreement, preconstruction services,
construction-phase terms, schedule, fees, general conditions, and a GMP or other mutually acceptable pricing
structure with the highest-ranked responsible respondent. If agreement cannot be reached, the County may
proceed to the next-ranked qualified respondent, cancel, or re-solicit.
No award is final and no contract is binding until approved by the Cumberland County Board of
Commissioners or other authorized County official, executed by the parties, and pre-audited by the Finance
Officer as required by N.C.G.S. 159-28. The County may require NCHFA, HUD, County Attorney, or other
grantor review before execution or before issuance of a construction Notice to Proceed.
Anticipated Solicitation and Selection Schedule. Second RFQ Release: July 30, 2026; Questions Due:
August 5, 2026, at 4:00 PM; Anticipated Addendum/Responses: August 7, 2026 by 5:00 PM; Final
Corrective Addendum, if needed: August 10, 2026 by 5:00 PM; Proposals Due: August 14, 2026 at 4:30 PM;
Responsiveness Review: August 17, 2026; Evaluation Committee Review and Interviews, if needed: August
18-21, 2026; Final Ranking and Negotiations: August-September 2026; Committee/Board consideration:
subject to County meeting schedules. All dates after proposal submission are anticipated and subject to
change by the County.
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REQUEST FOR QUALIFICATIONS (RFQ) DESIGN-BUILD SERVICES FOR PHOENIX PLACE
PERMANENT SUPPORTIVE HOUSING PROJECT - SECOND SOLICITATION
4.0 SCOPE OF WORK & VENDOR'S PROPOSAL CONTENT REQUIREMENTS
4.1 SCOPE OF WORK
Cumberland County Community Development seeks a qualified Design-Builder, operating as a single firm or
a team under a single contract, to provide full preconstruction, design, permitting, pricing, construction, and
closeout services for the Phoenix Place Permanent Supportive Housing Project. The scope is limited to
Phoenix Place and directly related site and infrastructure work necessary to deliver the Phoenix Place units.
Time is of the essence. Within ten (10) business days of Notice to Proceed for preconstruction/design services,
the Design-Builder shall submit a detailed milestone schedule for County approval showing kickoff,
programming, due diligence, 30/60/90/100% design milestones, NCHFA review points, permitting, GMP or
construction pricing, construction authorization, construction phases, substantial completion, and final
completion.
A. OBJECTIVES
1. Deliver the Phoenix Place Permanent Supportive Housing Project, consisting of ten (10) new single-family,
three-bedroom permanent supportive housing homes and directly related site improvements, in a coordinated,
accessible, durable, energy-conscious, maintainable, and code-compliant manner.
2. Complete all Design-Builder-supported NCHFA final commitment items for Phoenix Place before January
2027, including final plans and specifications, signed construction contract documentation, energy efficiency
documentation, accessibility certification, Section 3 compliance certification, and related submission
materials.
3. Maintain accurate cost tracking, schedules of values, invoices, backup documentation, funding-source
documentation, and compliance records for the Phoenix Place Project.
5. Provide accessible, durable, maintainable, and energy-conscious housing that complies with applicable Fair
Housing Act, ADA, Section 504, State building code, local permitting, and NCHFA requirements.
6. Use preconstruction estimating, value engineering, constructability review, phasing, and risk management
to control cost and schedule.
7. Incorporate environmental review conditions, Section 3 requirements, NCHFA requirements, and federal
contract clauses into applicable design and construction documents.
8. Preserve the County's ability to review, approve, reject, phase, or defer portions of the work based on
funding, grant approvals, NCHFA requirements, Board action, or budget constraints.
B. TASKS
Task 1 - Project Initiation and Management
* Conduct project kickoff; confirm scope, budget assumptions, schedule, communication protocols,
deliverables, decision-making process, and reporting requirements.
* Prepare a Project Management Plan including schedule control, cost control, risk register, quality
management, document control, and meeting cadence.
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REQUEST FOR QUALIFICATIONS (RFQ) DESIGN-BUILD SERVICES FOR PHOENIX PLACE
PERMANENT SUPPORTIVE HOUSING PROJECT - SECOND SOLICITATION
* Establish project accounting and reporting for Phoenix Place, including schedules of values, budget
codes, invoices, funding-source documentation, and compliance records.
Task 2 - Due Diligence and Existing Conditions
* Perform site reconnaissance, data collection, utility coordination, code review, and assessment of
permitting, accessibility, environmental, and NCHFA requirements applicable to Phoenix Place.
* Identify and coordinate required surveys, geotechnical investigations, utility locates, environmental
documentation, or other studies needed for design, permitting, construction, or NCHFA review.
Task 3 - Programming and Concept/Schematic Design
* Confirm the program for ten (10) Phoenix Place units and directly related site layout, utilities, access,
parking, sidewalks, drainage, landscaping, accessibility, energy efficiency, and NCHFA review
requirements.
* Develop concept alternatives showing building locations, pedestrian and vehicular circulation,
utilities, drainage, parking, landscaping, and directly related site improvements.
* Prepare schematic plans, floor plans, conceptual elevations, code/accessibility strategy, outline
specifications, preliminary schedule, and order-of-magnitude estimate.
Task 4 - Design Development and NCHFA Coordination
* Advance the selected concept and coordinate architecture, structure, civil, landscape, MEP/FP/IT
systems, accessibility, energy efficiency, phasing, and constructability.
* Prepare and coordinate materials required for NCHFA review of Phoenix Place, including plan and
specification submissions, responses to review comments, accessibility documentation, and energy-
efficiency coordination.
* Update the cost estimate, value-engineering log, phasing plan, and permitting checklist.
Task 5 - Construction Documents and Permitting
* Prepare complete, coordinated construction documents suitable for permitting, NCHFA
review/approval, subcontractor procurement, and construction.
* Incorporate applicable contract clauses, environmental review conditions, Section 3 requirements
where applicable, accessibility requirements, and NCHFA plan requirements in the applicable
documents.
* Support City/County plan review, utility approvals, building permits, and other permits; respond to
comments and revise documents as needed.
Task 6 - NCHFA Final Commitment Support for Phoenix Place
* Coordinate with the County, NCHFA, Architect of Record, energy consultant/verifier, and other
professionals to prepare and support submission of all final commitment materials required by NCHFA.
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