55693-2027-RFP-MARLOW HVAC AND ROOFING MODIFICATIONS

Effingham County Board of Education
Request for Proposal
Construction Professional
with a Preference for
Construction Management at Risk
For the construction of HVAC and Roofing Modifications at
Marlow Elementary School
21 September 2026
James W. Buckley & Associates, Inc.
114 North Green Street
Swainsboro, Georgia 30401
Phone: (478) 237-6467
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Table of Contents
I. Introduction Page 3
A. Purpose Page 3
B. Project Objectives Page 3
C. Project Assumptions Page 4
D. Insurance/Bond/Licensing Page 4
II. General Instructions Page 6
A. Building Program Page 6
B. Selection Process Page 7
C. Proposal Instructions (Written Submittals) Page 8
D. Information Regarding Scope of Work During Phases of Project Page 9
E. Schedule of Events Page 12
III. Qualifications and Proposal Submission Format and Requirements Page 12
A. Written Submittal for Construction Management Services (Request for
Qualifications or "RFQ") Page 12
B. Additional Conditions Page 20
IV. Interview Page 21
V. Exhibits
A. Exhibit A - "Fee Proposal Form" Page 23
VI. Project Cost Matrix Pages 1-5
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Written Submittal to provide Construction Management Services for the construction of the
following project:
For the construction of HVAC and Roofing Modifications at
Marlow Elementary School
I. Introduction
A. Purpose
The Effingham County Board of Education is considering the services of a
Construction Professional with a Preference for Construction Management at Risk
Firm ("CM/GC" herein) for the project listed above ("Project" herein). CM/GC
will assume responsibility for project construction cost by issuing a Guaranteed
Maximum Price ("GMP" herein) not later than 90% through the design phase.
The GMP will be a contractual obligation. CM/GC will also develop an overall
project schedule, which will be a contractual obligation. In addition, the CM/GC
will be responsible for methods of construction, safety, and the scheduling and
coordination of the work of all construction and miscellaneous contracts required
for completion of the Project within its predetermined budget and schedule.
CM/GC will be expected to work closely with the Architect, James W. Buckley &
Associates, 114 North Green Street, Swainsboro, GA 30401, Attn: Craig Buckley.
B. Project Objectives
CM/GC will function as a CM-At-Risk (CM/GC). During Pre-Construction, the
CM/GC will be responsible for pricing and value engineering issues, along with
issues of the facility's maintainability and constructability. When design
documents for the Project have been developed in sufficient detail (approximately
90% complete), the CM/GC, with the support and assistance of the Architect, will
commit to a GMP for all construction and site development. Owner reserves the
right to request an alternative additive item for Furniture, Fixtures, and Equipment
("FF&E" herein), which the Owner may ask to be included in the GMP. (Owner
will accept or reject this item prior to finalizing the GMP.) Construction will
commence with the release of distinct work packages while the total design
documents are being finalized. CM/GC shall competitively select all construction
subcontracts and other work appropriate for competitive selection using cost,
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other factors, and Owner input. The successful CM/GC shall not be eligible to bid
or enter into a contract or subcontract for any of the construction or other services
of any nature on the Project without the specific approval of the Owner.
In selecting a CM/GC firm, the Owner will place emphasis on the experience of
the firm and assigned personnel in providing function on projects of similar
magnitude and complexity as the proposed Project. Selection preference will be
toward firms oriented to the construction field that have depths of knowledge and
resources in principles of general contracting, scheduling, contract coordination
and compliance, budget control, and familiarity with State, County, and City laws,
ordinances, and codes.
C. Project Assumptions
The CM/GC firm should prepare the proposal with the understanding that it will
commit, at a minimum, a Project Manager and Job Superintendent.
CM/GC, as a part of its Pre-Construction Services, will assist with developing a
strategy for the best approach for the successful completion of the Project. For
example, without limitation, the CM/GC will provide guidance and assistance in
the preparation of a schedule and a reliable cost estimate.
D. Insurance/Bond/Licensing
Prior to the award of a GMP Contract, the CM/GC shall provide the Owner with a
100% performance and payment bond for its faithful performance. Bonding for
subcontractors will not be allowed without written acceptance from the Architect
and the Owner.
To protect the interests of the Owner, the CM/GC shall obtain and maintain in
effect during the life of the Contract, the following insurance coverages:
1. Worker's Compensation:
a. State: Statutory
b. Employers Liability:
$50,000.00 Each Accident
$50,000.00 Disease Policy Limit
$50,000.00 Disease Each Employee
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2. Comprehensive General Liability (including Premises-Operations;
Independent Contractors Protective; Products and Completed
Operations; Broad Form Property Damage; X-C/U Explosion,
Collapse and Underground Coverage):
a. $2,000,000.00 General Aggregate
b. $2,000,000.00 Products/Completed & Operations Aggregate
c. $1,000,000.00 Each Occurrence
d. $1,000,000.00 Personal & Advertising Injury
e. $1,000,000.00 Fire Damage - Any One Fire
3. Comprehensive Automobile Liability:
$1,000,000.00 Combined Single Limits
4. Umbrella Excess Liability:
a. $1,000,000.00 General Aggregate
b. $1,000,000.00 Products/Completed & Operations Aggregate
c. $1,000,000.00 Each Occurrence
d. $1,000,000.00 Personal & Advertising Injury
e. Completed Value/Builders Risk including interests of the Owner,
Contractor, Subcontractors, and Sub-subcontractors and covering
the entire project including materials stored offsite and materials in
transit.
5. Evidence of required bonds and insurance shall be presented prior to the
execution of the Contract; insurance policies to be carried under the
Contract shall not be changed, canceled, or allowed to expire without
thirty (30) days prior written notification to the Owner. Self-insurance or
own maintenance policy will not be acceptable.
CM/GC shall be responsible for the payment of any required taxes or fees
associated with the execution of the Contract. CM/GC shall also be
responsible for compliance with all acceptable codes and statutes. All
deductibles shall be included within the CM/GC responsibilities. All
installation and construction work shall be done by subcontractors
licensed in the State of Georgia.
6. CM/GC will be required to use the E-Verify system and provide
documentation to the Owner for compliance.
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7. Funding of the Project will be with local and state funds.
II. General Instructions
A. Building Program
1. General
The Project will be designed and constructed to a level of quality and
timeliness that reflects the use of a Public-owned facility.
The Project will include HVAC and Roofing Modifications at Marlow
Elementary School, as well as fire alarm, intercom, and painting upgrades.
2. Construction Budget
The construction budget has not been determined.
3. Construction Schedule
The construction of this Project will take place from May 22, 2027 to July
27, 2027.
4. Owner - CM/GC Agreement
The Contract will be Actual Cost - Plus a Percentage Fee. The Project will
be Open Book. All savings, including unused contingency, will be
returned to the Owner. The established fee submitted will be a minimum
of 8.0% and a maximum of 12.0% for the Project. The fee includes
corporate overhead, profit, and General Conditions.
5. Contract
The Contract will be Actual Cost - Plus a Percentage Fee not to exceed the
GMP. The Project will be Open Book. All unused contingency will be
returned to the Owner. The Contract will be AIA document A133-2019
and General Conditions AIA A201-2017, as amended by the Owner.
CM/GC will be responsible for providing a 2-year warranty on the entire
Project.
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Upon completion of the selection process, the Owner will issue a letter of
intent to enter into the Contract with the CM/GC firm. Listed below is the
process for developing a GMP and signing the Contract:
a. Signing of A-133-2019 without mandatory Amendment #1
including General Conditions AIA-A201-2017.
b. CM/GC to perform a Pre-Construction phase, including schedule,
budgets, and estimates.
c. Upon agreement of a construction schedule and preliminary cost,
the CM/GC will solicit bids from qualified contractors where a
GMP will be generated.
d. A Contract will be signed with A-133-2019 with Amendment #1.
This shall constitute a full Contract for the Project. The previously
developed construction schedule will also become a contractual
obligation. The signing of the Contract will be considered the start
of construction. All input prior to Amendment #1 will be
considered Pre-Construction.
e. In the event a GMP cannot be agreed upon by all parties, the
CM/GC shall receive $100.00 in compensation.
B. Selection Process
1. Georgia Code Title 50 Chapter 22
Selection of the CM/GC will be a multi-step process. Owner will generally
follow the requirements of Georgia Code Title 36 Chapter 91 with respect
to the selection of a CM/GC for the proposed Project.
2. Selection Committee
The selection of a CM/GC firm will be by a Selection Committee
composed of representatives of the Architect and the Owner.
3. Written Submittal
The Selection Committee will receive and review Written Submittals for
Construction Management Services (Request for Qualifications or
"RFQ"). Review of responses by Selection Committee representatives
may result in a shortlist of firms to be interviewed. Responses to the RFQ
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will first be evaluated against a set of weighted criteria to determine those
firms most qualified and suited for this Project. The Fee Proposal is to be
submitted in a sealed envelope with written qualifications. The Fee will be
a contributing, not deciding factor in the selection. Owner will then
negotiate a Contract with the highest-ranked firm. If negotiations are not
successful, the Owner will then negotiate with the second-ranked firm, and
so on. Qualifications alone will narrow or determine the field to one who
may be invited to interview or awarded the contract. RFQ responses will
be due on or before October 29, 2026, at 11:00 am EST., at the
Effingham County Board of Education offices. If interviews are
determined to be held, a date will be determined in the future.
C. Proposal Instructions
Written Submittals
No submittals will be accepted after the time set for receipt. Qualifications and
proposals submitted via facsimile, telegraph, or Mailgram will be rejected.
The Selection Committee will perform evaluation of the qualification submittals.
Submit the qualifications and proposal to the following address:
Effingham County Board of Education
405 North Ash Street
Springfield, GA 31329
Except for submission of questions, discussed further below, proposing firms shall
not contact any elected members or employees of the Owner or the Architect
regarding any aspect of this procurement until after the award of the Contract.
Contact with the persons mentioned above could be grounds for elimination.
Contact only the persons listed below.
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Questions relating to the project may be asked of the Owner:
Ron Womack, Chief Operations Officer
912 656-5953
Email: rwomack@effingham.k12.ga.us
Questions relating to the Request for Qualifications (RFQ) or Request for Proposal
(RFP) may be asked by fax or email to:
James W. Buckley & Associates
PO Box 727
114 North Green Street
Swainsboro, Ga 30401
Attn: Craig Buckley
Telephone (478) 237-6467
Email: crb@jwbuckley.com
It is the responsibility of each proposing firm to examine the entire RFQ and RFP,
seek clarification in writing, and review its submittal for accuracy before
submitting the document. Once the submission deadline has passed, all
submissions will be final. Owner will not request clarification from any individual
proposing firm relative to its submission, but reserves the right to ask for
additional information from all parties that have submitted qualifications.
It is the Owner's intent to limit the cost to proposing firms in responding to this
solicitation, so the proposers are encouraged to be brief and succinct. Page limits
for the qualification and proposal submittals are identified. Thick volumes of
background and general marketing material will not be appreciated and will not
curry favor with the reviewers. Owner is seeking thoughtful, tightly focused
qualification submittals that document the proposing firm's suitability for this
Project and understanding of the Project and the Owner. Each firm must describe
experience if there are multiple firms proposed as one team. Please indicate, by
firm, those qualifying as a minority firm.
D. Information Regarding Scope of Work During Phases of Project
CM/GC services shall include a Pre-Construction design phase and a Construction
phase. During the design phase, the CM/GC will provide cost estimates and cost
evaluation, value engineering recommendations, design analysis, constructability
reviews, and technical input on methods of construction, materials, details, and
bidding formats and types of separate bidding packages. Not later than 90%
complete design documents, the CM/GC shall issue a GMP backed by a surety
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bond. The Project shall be constructed within this GMP. CM/GC shall also
develop and maintain a master Project schedule. During the Construction phase,
which includes any previously awarded early bid packages, the CM/GC will be
responsible for methods of construction, safety programs, general conditions,
prequalification of potential subcontractors and bidding of all work, certification
of work in place and monthly payment requests, and coordination and scheduling
of all work of all construction contracts and miscellaneous contracts required for
the completion of the Project within the predetermined budget and schedule.
CM/GC will assist the Owner and Architect/Engineering team in management and
administration of the Project, except that the Owner shall at all times retain
complete contractual control of all prime CM/GC and Architect/Engineering
contracts, project funds, and disbursements.
The Architect shall retain all normal architectural responsibilities for professional
design, cost control, schedule, and quality assurance, including normal
construction administration responsibilities.
The following is a listing of some of the representative services to be provided by
the CM/GC:
1. Pre-Construction Phase
a. Review and confirm the Owner's construction budget is correct for
the proposed Project scope.
b. Develop the construction budget in accordance with the General
Provisions of the Contract.
c. Provide detailed construction cost estimates and cost modeling and
reconcile these estimates with the Owner's budget. Evaluate cost
for alternate means, methods, materials, and construction methods
within specific trades and systems.
d. Evaluate the design, providing an analysis report of alternate
constructing methods and materials for potential quality, cost, and
schedule enhancements for review by the Owner and Architect.
e. Develop a construction schedule in accordance with coordinating
activities to accomplish the completion of the Project by the
earliest date possible within the stipulated construction budget
without sacrificing quality.
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