Request for Proposals To Provide Construction Management Services

REQUEST FOR PROPOSALS
TO PROVIDE CONSTRUCTION MANAGEMENT SERVICES
FOR THE CONSTRUCTION OF:
NEW ELEMENTARY SCHOOL
to replace
WEST POINT ELEMENTARY
1701 EAST 12th STREET
WEST POINT, GEORGIA
TROUP COUNTY SCHOOL SYSTEM
LAGRANGE, GEORGIA
SAE Project Number:
01-664-154
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INTRODUCTION
The Troup County School System is requesting a proposal from interested and qualified Construction
Management Firms for the construction of the following project:
* New Elementary School to Replace the Existing West Point Elementary School
o The project will be a phased construction project, anticipated to include four (4) phases.
See supplemental Phasing Plan A000, copy attached.
o Phase 1
Construction of a New Gymnasium and Band/Chorus Suite
Approximate sf is 17,600 sf
o Phase 2
Demolition of the existing Gymnasium and locker room building (approximately
14,500 sf)
o Phase 3
Construction of a two-story education facility connected to Phase 1 construction.
The approximate size of the two-story facility is 84,800 sf.
o Phase 4
Demolition of the remainder of the existing school building (approximately
57,500 sf)
Construction of the new parking lot and drives where the old facility was located.
The project's construction budget is $40,000,000. Construction of the project is anticipated to commence
in July 2027, with work to be completed in June 2029.
A mandatory pre-proposal conference will be held on October 13, 2026 @ 10:00 am at West Point
Elementary School, 1701 East 12th Street, West Point, GA, 31833. Proposals submitted by CMs who do
not attend the conference will NOT be accepted.
The Troup County School System plans to select the most qualified Construction Management Firm
(hereinafter referred to as CM) to enter into a CM at Risk contract for the construction of the above-
referenced projects. The proposed fee to be submitted as part of the CM Proposal will include
"Overhead and Profit," awarded as a percentage, and "General Conditions," awarded as a percentage.
The services to be performed by the CM will have as their objective the efficient, economical, and
timely delivery of the project by managing the construction of the project within the time and cost
limitations and within established quality requirements. The services will be performed during the pre-
construction phase, construction phase and post construction phase including working with the owner in
estimating, value engineering, arrangements of bid packages, bidding and award of the trade contracts,
and management of construction until occupancy is achieved, and implementing the one (1) year
warranty and one (1) year warranty inspection.
The procedures for public works construction contracts as established by the Georgia Local Government
Public Works Construction Law, O.C.G.A., 36-91-1 shall be followed. Final selection will be made in
accordance with the policies and administrative directives of the School System and any other statutory
provisions.
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Responses must be received by the Troup County Schools Central Office at 100 North Davis Road,
LaGrange, GA 30241 on or before 2:00 pm on October 29, 2026, after which they will no longer be
accepted. Late responses will be returned unopened and will not be considered. To be accepted, all
responses must be submitted in a sealed package marked "New Elementary School to replace West
Point Elementary School". Oral or telegraphic (including FAX) responses are not acceptable. Six (6)
copies of each proposal must be forwarded or delivered to:
Dr. Pennie Tucker
Assistant Superintendent of Operations
TROUP COUNTY SCHOOL SYSTEM
100 North Davis Road
LaGrange, GA 30241
All proposals will be opened at the Troup County Schools Central Office at the same time, immediately
after 2:00 pm on October 29, 2026.
PROJECT SELECTION TIMELINE:
Advertise for CM @ Risk September 29, 2026
Mandatory Preproposal Conference October 13, 2026, 10:00 am
CM @ Risk Proposals Due October 29, 2026 @ 2:00pm
BOE Approval of C.M. @ Risk Contract November 12, 2026
GENERAL INFORMATION
Please direct all questions regarding this Proposal Request and the program it represents to:
Mr. Ryan Traylor Mr. Mat Melara
TROUP COUNTY SCHOOL SYSTEM Southern A&E, LLC
100 North Davis Road 7951 Troon Circle
LaGrange, Georgia 30241 Austell, GA 30168
Ph: 706-616-7871 Ph: 770-819-7777
Email: traylorrs@troup.org Email: mmelara@southernae.com
No questions other than written will be accepted, and no response other than written will be binding
upon Troup County School System.
Proposal documents may be examined at Southern A&E's office at 7951 Troon Circle, Austell, Georgia
30168 or by calling 770-819-7777 to request a password and a link to Southern A&E's online plan
service to view the documents. Proposal documents will not be sent to plan rooms. All documents,
including any addenda will only be posted at the office of Southern A&E and at their online plan room.
Site visits to inspect the site can be arranged by appointment with Mr. Ryan Traylor, Director of
Maintenance and Construction. It is the responsibility of the respondent to arrange and conduct any site
visits necessary to familiarize themselves with existing conditions.
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Troup County School System reserves the right to amend this RFP prior to the proposal due date. All
amendments and additional information will be e-mailed to proposers of record and posted to the Troup
County School System's website, www.troup.org. Proposers should check this web page frequently for
new information.
Submission of a proposal authorizes Troup County School System to make inquiries concerning the
proposer and its officers, agents, and representatives to any persons or firms deemed appropriate by
Troup County School System.
Proposals are subject to the Georgia Open Records Act. The only information that will be publicly
available prior to the School District's awarding of a contract will be a list of proposers submitting
proposals. After contract award has been publicly voted on by the Board of the School District, other
information will be available. A Proposer shall clearly identify information contained in their
proposal(s) that it deems to be proprietary and shall specify the Official Code of Georgia Annotated
(O.C.G.A.) Title, Chapter & Section that applies. The School District accepts no responsibility for such
proprietary information being released if not clearly identified as such. All information received
pursuant to this solicitation and public access to any of this information shall be in accordance with the
Georgia Law.
Submission of proposals indicates Respondent's acceptance of the evaluation technique and
Respondent's recognition that some subjective judgments must be made by Troup County School
System during the determination of ranking order and award.
Troup County School System reserves the right to select or reject any and all responses as a result of this
Request for Proposal. The school system is not liable for any costs incurred by any person or firm
responding to this Request for Proposal.
The Troup County School System also reserves the right to negotiate with proposers prior to the award
for the purpose of obtaining best and final offers. All responsible proposers whose proposals are found
reasonably susceptible of being selected will be given an opportunity to participate in negotiations and
to submit a best and final offer. The Troup County School System shall not disclose the contents of
proposals to competing proposers during the negotiations. Reference O.C.G.A 36-91-21 for regulations
for best and final offers.
The contract shall be awarded to the lowest responsible and responsive Proposer whose proposal meets
the requirements and criteria set forth in the Request for Proposals. The School District will make an
award to the responsible and responsive Proposer whose proposal is determined in writing to be the most
advantageous to the School District, taking into consideration the evaluation factors set forth in the
request for proposals.
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GENERAL REQUIREMENTS
CM Responsibility
The selected CM will be required to assume total responsibility for all services offered in his/her
proposal. The selected CM will be considered the prime contractor and the sole point of contact with
regard to all contractual matters. The CM shall also be expected to obtain at least three bids for each
bid package (work category), exclusive of the CM's guaranteed maximum price for the individual bid
packages (work categories). If any bid packages receive less than three qualified bids, the Owner
reserves the right to return the bids unopened and require rebidding these packages. The CM shall be
required to submit a GMP for each bid package (work category) to Troup County School System
prior to the opening of subcontractor bids. All subcontractor bids shall be opened in a location
designated by the Troup County School System and all subcontractor bids shall be opened in the
presence of a representative of the Troup County School System. The CM will not perform any
portion of the project with its own forces except as may be mutually agreed to by the owner and the
CM and as allowed by the Georgia Department of Education. Individual trade contracts will be
between the CM and the Trade Contractors, subject to school system approval.
The CM agrees to perform all work in compliance with O.C.G.A.13-10-91, Georgia Security and
Immigration Compliance Act. The CM shall state affirmatively that the individual, firm, or
corporation which is contracting with the Troup County School System, has registered with and is
participating in a federal work authorization program using any of the electronic verification of work
authorization programs operated by the United States Department of Homeland Security or any
equivalent federal work authorization program operated by the United States Department of Homeland
Security to verify information of newly hired employees, pursuant to the Immigration Reform and
Control Act of 1986 (IRCA), P.L. 99-603], in accordance with the applicability provisions and
deadlines established in O.C.G.A. 13-10-91. See Attachment 7 that must be complete with proposal.
The CM further agrees that, should it employ or contract with any subcontractor(s) in connection with
the physical performance of services pursuant to this contract with Troup County School System,
contractor will secure from such subcontractor(s) similar verification of compliance with O.C.G.A.
13-10-91 on the Subcontractor Affidavit provided in Rule 300-10-01-08 or a substantially similar
form. Contractor further agrees to maintain records of such compliance and provide a copy of each
such verification to the Troup County School System at the time the subcontractor(s) is retained to
perform such service.
The CM also agrees to perform all work in compliance with O.C.G.A. 50-36-1 Systematic Alien
Verification for Entitlements (SAVE) program. The CM agrees that, should it employ or contract with
any subcontractor(s) pursuant to this contract with Troup County School System, the CM will secure
from such subcontractor(s) similar verification of compliance with O.C.G.A. 50-36-1. The CM also
agrees to provide verification of compliance with executed affidavits available on the Department of
Audits and Accounts website at, http://www.audits.ga.gov/NALGAD/Files/OCGA_50-36-1xex2x/pdf.
The CM further agrees to maintain records of such compliance and provide a copy of each such
verification to the Troup County School System at the time the subcontractor(s) is retained to perform
such service."
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Required Bonds and Insurance
1. Prior to the award of a GMP contract, the CM shall provide the school system with a 100 percent
Performance and Payment Bond from a bonding institution listed in the current edition of the
Federal Register as a surety for its faithful performance of this contract. Bonds must be kept in
force for the duration of the contract; and, executed by a resident agent of the State of Georgia;
and, be in compliance with Georgia Revised Statutes. The CM's performance and payment bonds
shall be included in the CM's Fee Proposal
2. Subcontractor Default Insurance: Construction management firms may, at the construction
manager's discretion, provide SDI Insurance for Trade (Sub) contractors. If SDI insurance is to be
provided, the insurance shall cover all trades.
a. The cost of SDI Insurance shall be part of the Construction Management Fee.
b. The cost of the insurance shall be listed on the proposal form as a percentage of the overall
cost of the work.
3. Bonding of Trade (Sub) Contractors: Construction management firms may, at the construction
manager's discretion, provide bonding for trade (sub) contractors.
a. The cost for the subcontractor bonds shall be considered as part of the Construction
Management Fee.
b. The cost for the bonds shall be listed on the proposal form and shall be stated as a
percentage of the overall cost of the work.
4. Evidence of required bonds shall be presented prior to the execution of contract, insurance policies
to be carried under the agreement shall not be changed, canceled, or allowed to expire without
thirty (30) days prior written notification to the school system The cost for the bonds shall be listed
on the proposal form and shall be stated as a percentage of the overall cost of the work.
Below is listed the insurance coverage which must be procured by the contractor at his own expense.
The contractor agrees to follow instructions indicated in each case:
1. Comprehensive General Liability Insurance. Combined Single limits including Bodily
Injury and Property Damage with limits of $1,000,000 for each occurrence, personal and
advertising injury with a limit of $1,000,000 per occurrence and $2,000,000 general and
products/completed operations aggregates. General Liability should include premises/operations
coverage and products and completed operations coverage. Policy should include X, C, U
(Explosion, Collapse, and Underground Coverage).
2. Auto Liability - including Owner, hired, and non-owned vehicles with Combined Single
limits including Bodily injury and Property damage of $1,000,000 for each occurrence.
3. Umbrella Excess Liability Insurance: Contractor shall carry umbrella excess liability
including Auto, General Liability and Workers' Compensation in the amount of $1,000,000 over
existing primary insurance and over self-insured hazards.
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4. Worker's Compensation: As required by law.
5. Environment Impairment Liability and/or Pollution Liability: $1,000,000 per occurrence.
All of the above policies must be occurrence based. The Troup County School System shall be
named as an additional insured on all policies. The policies shall contain provisions that the
coverage provided by said policies shall be primary to any insurance maintained by the School
System. Said insurance shall in fact be primary to any insurance maintained by the School
System.
Evidence of required bonds and insurance shall be presented prior to the execution of a GMP contract.
The required bond shall be indicated as a single line item on the CMs GMP breakdown, and the
bonding amount shall be adjusted by change order when all contract cost are established by
procurement of subcontract bids. Insurance policies to be carried under the agreement shall not be
changed, canceled, or allowed to expire without thirty (30) days prior written notification to the
school system.
Should the CM elect to require certain subcontractors to provide Performance Bonds and Labor and
Material Payment Bonds, the cost of these subcontractor provided bonds shall be the responsibility of
the CM and shall not be included in the GMP. The cost of these subcontractor provided bonds shall
be itemized as a separate line item on the subcontractor's bid form.
Taxes, Fees, Code Compliance and Licensing
The CM shall be responsible for the payment of any required taxes or fees associated with the
execution of a GMP contract. The CM shall also be responsible for compliance with all applicable
codes and statutes. All installation and construction work shall be done by sub- contractors
licensed in the State of Georgia.
Payment
CM shall submit monthly payment applications using AIA G702 and AIA G703 Continuation Sheets in
addition to Georgia State Department of Education DE Form 0263, July 1982 Edition.
The CM shall defend hold harmless and indemnify the Owner, the Architect, and other design
consultants against all claims, suits, actions, costs, council fees, expenses, damages and/or
judgments in decrees by reason of persons or property being damaged or injured by the CM or any
of the CM employees/subcontractors in any capacity during the progress of the work, whether by
negligence or otherwise. This indemnity provision shall not be construed so as to require CM to
indemnify the Owner, Architect and the other design consultants for their own sole negligence.
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REPRESENTATIVE SERVICES TO BE PROVIDED BY THE C.M.
Project Planning
1. Evaluate preliminary documents for constructability, value opportunities and scheduling at
each phase of design.
2. Participate and assist in planning meetings.
3. Provide estimates at the Construction Document phase and an estimated monthly
construction payment schedule to assist the owner with financial budgets.
4. Conduct a Value Engineering review, including Life Cycle Cost, and evaluations for alternate
materials and systems.
5. Prepare and submit cash flow analysis to Owner.
Bidding and Awarding Phase
1. Separate construction work into appropriate work categories (See attachment 1; page 11).
2. Develop requirements to assure time, cost, and quality control during construction.
3. Provide an estimated construction schedule for issuance with the bid package.
4. Identify bidders and generate bidder interest. Maintain a list of firms contacted and dates of
contact for review by the Owner.
5. Schedule and conduct pre-bid conferences in conjunction with the architect and
representatives from the School System.
6. Advertise and distribute bidding documents.
7. Assist in development of necessary addenda and distributing of these addenda to known
bidders.
8. Monitor bidder activity.
9. Review and analyze bids and recommend awards.
10. Collect executed contracts, purchase orders, affidavits of assurance, insurance
certificates, and performance and payment bonds and distribute copies to Owner,
Architect and contractors.
11. Update schedule.
12. Assist in Pre-Construction meetings.
Construction Phase
1. Maintain staff for construction management to include an on-site superintendent.
Superintendent shall have supervised past projects of equal size and scope and have
excellent performance references from the owners for a minimum of three (3) projects
within a period of five (5) years maximum. CM shall submit his proposed
superintendent/superintendents and references for review by the Owner and Architect with
this proposal.
2. Mobilization of job site - Provide and maintain a fully equipped project office facility on-site
to perform all required CM duties and meetings and coordination of on-site temporary
facilities.
3. Assure timely procurement of all required permits.
4. Establish and maintain coordination procedures.
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5. Develop and maintain a detailed schedule including delivery, approvals, inspection,
testing, construction, and occupancy.
6. Conduct and record a minimum of bi-weekly job progress meetings following a CM
generated agenda with the Architect, Owner and all active trades, and follow-up with
distribution of minutes to all parties.
7. Coordinate and log all request for information (RFI's).
8. Maintain a daily log of jobsite activities.
9. Prepare and submit change order documentation for review and approval by the architect and
School System. Review change order proposals to verify validity, purpose, and cost.
10. Maintain a system for review and approval of shop drawings.
11. Maintain written and photographic records and submit routine reports to the architect and School
System. Aerial progress photographs should be taken on a monthly basis or more often as
changes require.
12. Maintain quality control and ensure conformity to contract documents.
13. Establish and maintain a jobsite safety program.
14. Provide cost control through progress payment review and verification according to the
approved schedule and contract amounts.
15. Provide coordination of post completion activities, including the assembly of guarantees,
manuals and the owner's final acceptance.
16. Coordinate and assure timely completion of final punch list.
17. Compile as-built drawings throughout construction.
18. Assemble close-out documents and forward to Architect for approval.
19. Coordinate any training specified for Owner's personnel.
20. Provide all services listed under "General Conditions" in Attachment 2.
Post Occupancy Phase
1. Implement and coordinate the one (1) year warranty and one (1) year warranty
inspection.
2. Respond to request for corrections for work items found not to be installed correctly.
3. Respond to warranty related request.
4. Assist in post-construction review of the facility.
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SELECTION PROCESS
The services being sought under the RFP are considered professional in nature. Consequently, the
evaluation of the proposals will be based upon consideration of the demonstrated qualifications and
capabilities of the responding firms and will result in an award that is in the best interest of the School
System. The selection process for these services may proceed in two phases. At the completion to the
second phase, a GMP contract may be negotiated. Evaluations will be performed by a committee. The
following is a summary of the selection process:
Phase I - Proposal Evaluation
Interested CM's responding to this proposal request must provide the information required to meet the
criteria contained in "Response Format and Contents". The evaluation committee will evaluate
submittals and choose the most highly qualified CM, and may invite them to participate in Phase II of
the selection process. The following criteria will be considered in choosing the most highly qualified
CM:
1. Firm History and Qualifications
2. Relevant Project Experience
3. Project Team
4. Financial Information
5. Project Approach
6. Safety Program
7. References
8. Fee Structure
Phase II - Interviews
The CM firms chosen as a result of the Phase I evaluation process may, at the discretion of the
evaluation committee, be asked to participate in oral interviews. Following these interviews, the
evaluation committee will recommend a CM to the Board of Education for review and approval.
A. Formal Interview Evaluation Criteria
Upon review of the submittals the Owner/architect will determine if interviews will be
conducted. If interviews are conducted the following criteria shall apply.
Major Category Criteria
Project Team Overall impression of key team members (project manager,
superintendent, project director, cost estimator, project executive,
etc.
Methodology Methodology presented to assure success.
Leadership Ability of principals to engender confidence in the ability of the firm
to complete the project within the time and cost budgeted.
Communication Ability of team members to communicate during the interview
process
Q&A Firm's ability to effectively answer questions and problem solve in
meeting.
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