RFQI-26-24445: Request for Qualifications for IAD Revitalization Program, Package A

June 12, 2026 | FINAL
Request for Qualifications
Washington Dulles International
Airport Revitalization - Package A
RFQI-26-24445

FINAL JUNE 2026
LIST OF APPENDICES
Appendix A Package A - Existing Conditions
Appendix B Representations and Certifications
Appendix C Insurance Affidavit
LIST OF EXHIBITS
Exhibit 1.1 Washington Dulles Revitalization Package A................................................................................. 5
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1. INTRODUCTION
1.1 BACKGROUND
The Metropolitan Washington Airports Authority (Authority) is advancing multiple capital projects to
transform Washington Dulles International Airport (Dulles or IAD or Airport) into a modern, world-class
gateway for the National Capital Region. The initiatives under consideration include the design and
construction of terminal buildings, passenger conveyance, new cargo facilities (collectively "Airside
Development"); and parking and roadway infrastructure, a hotel, conference and entertainment space,
a Consolidated Rental Car Facility (ConRAC), other real estate and non-aeronautical development, and
other ground transportation facilities (collectively "Landside Development").
The Authority is a public body, corporate and politic, formed in 1987 via an interstate compact between
Virginia and the District of Columbia for the purpose of managing and developing Dulles and Washington
National Airport (now Ronald Reagan Washington National Airport). The federal government transferred
control of the two airports to the Authority under a 50-year lease, which has since been extended to run
through 2100. The Authority is governed by a 17-member Board of Directors, with seven appointments
from the governor of Virginia, four appointments from the mayor of the District of Columbia, three
appointments from the governor of Maryland, and three appointments from the President of the United
States. The Authority is an independent entity and is not a federal agency nor is it a component of the
Commonwealth of Virginia or the Government of the District of Columbia. It is not subject to the
procurement laws or regulations of either of those jurisdictions, nor is it subject to the Federal Acquisition
Regulation or the various statues that generally govern federal procurement. However, as a grant
recipient of federal funds, the Authority is required to incorporate mandatory provisions applicable to
federally funded Contracts.
Dulles opened on November 17, 1962, and is located on approximately 12,000 acres across parts of Fairfax
County and Loudoun County Virginia. Designed by renowned architect Eero Saarinen and including the
distinctively swooped main terminal eligible for listing in the National Register of Historic Places, the Airport
was the first in the world built for the Jet Age.
Dulles served 29 million passengers in 2025, across 45 domestic and international carriers. The Airport
includes 113 airline gates, plus 14 hard stand gates, across five remote concourses. On the landside, the
Airport has more than 21,000 parking spaces across 2 garages, one surface lot at the terminal and a
remote economy lot; nine rental car companies, located at 4 remote locations; two fixed base operator
facilities; and more than 1,000 useable acres for possible real estate and non-aeronautical development.
The current Use and Lease Agreement, effective January 1, 2025, anticipates a $7 billion capital program
at Dulles, including the construction of three quarters of the remote concourse Tier 2 and one quarter of
the remote concourse Tier 3 plus the Automated People Mover station on the east side of Tier 3, as well
as the beginning of construction of a connector between the terminal and the current A/B concourse.
As part of the Request for Information issued by the U.S. Department of Transportation (DOT) requesting
ideas for the acceleration and enhancement of improvements at the airport, the possibility exists for
additional multi-billion dollars in capital projects over the next 10 years, including the acceleration and
expansion of airfield and concourse projects, as well as landside projects to include the expansion of the
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at-terminal parking options, new rental car facilities, new hotel(s), and additional real estate development
opportunities.
The Authority is requesting qualifications from Design-Builders (preferably with Progressive Design-Build
experience) for comprehensive design and construction services related to the "Washington Dulles
Revitalization" (WDR) Package A at Dulles. The scope of work covers comprehensive "cradle to grave"
services, including planning, facility programming, design, program management, program validation,
pre-construction, scheduling, cost management, stakeholder coordination, construction, quality
assurance and quality control, safety management, commissioning, operational readiness, activation
and transition planning, tenant relocations, and closeout for multiple interconnected projects within
Package A, to be completed by 2034. Exhibit 1.1 illustrated in Section 1.3 defines the boundaries of
Package A and the major project elements.
The Authority is seeking a qualified team, who can execute a modern intervention for the historic Eero
Saarinen main terminal utilizing modern principles, materials, and systems. The project requires integrating
21st century technological improvements in a manner that harmoniously preserves the terminal's symbolic
significance as an airport, which was designed specifically for the new jet age in 1962. The planned
expansion must address current operational requirements and enhance the overall passenger
experience, supporting the function of the Nation's most significant gateway. The expansion is
anticipated to add 2.5 million to 3 million square feet at an estimated cost of $4.5 billion to $5 billion USD.
The redevelopment shall position Washington Dulles International Airport as a world-class gateway for the
Nation's capital - one that matches or exceeds the passenger experience, operational performance,
and design quality of the world's leading international hub airports across all functional areas of the
terminal complex.
The Authority's objectives include the following:
Ensure that IAD remains operational throughout the entire duration
Transform and expand the current facilities to achieve world-class standards commensurate with the
Nation's capital international gateway
Enhance the overall passenger experience
Establish a strong sense of place that is unique to IAD
Future proof to support elimination of mobile lounges and planemates
Design and construct within the allocated budget
Optimize safety and security for passengers and employees
Preserve and honor the architectural heritage of the Eero Saarinen terminal
Minimize disruption to airline operations, tenants, and stakeholders during construction
Integrate modern technology and sustainable design principles
Ensure regulatory compliance across all applicable federal, state, local, and Authority requirements
Design for future scalability and adaptability to accommodate long-term growth
Complete the execution of all project elements by 2034.
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1.2 DEFINITIONS
"Airport," "Dulles," or "IAD" means Washington Dulles International Airport.
"Airports Authority," "Authority," and "Owner" mean the Metropolitan Washington Airports Authority.
"Authority Contracting Manual" is the document that sets forth the contracting policies and procedures
of the Authority, and which is known as the Metropolitan Washington Airports Authority Contracting
Manual.
"Compensation/Fee" means the amount the Authority intends to offer the Shortlisted Offerors that submit
a responsive Proposal to the Request for Proposal, but who are not awarded the Contract, in
consideration for, among other things, ownership of the information provided in their proposals.
"Contract" means the Progressive Design-Build agreement to be entered into between the Authority and
the Design-Builder for the Project, including all exhibits, appendices, amendments, and change orders
thereto.
"Contracting Officer" or "CO" is a person delegated authority in writing by the Authority to bind the
Authority with respect to a Contract following a solicitation. The Contracting Officer is responsible, solely
for the benefit of the Authority, for ensuring performance of all necessary actions and compliance with
the terms of the Request for Qualifications and safeguarding the interests of the Authority.
"Design-Builder" means the Offeror selected by the Authority for the Project and who receives the Award.
"Offer," "Statement of Qualifications," or "SoQ" mean the documents submitted by an Offeror to the
Authority in response to, and in accordance with, this Request for Qualifications.
"Offeror" means one who submits an Offer to the Authority.
"Open-book pricing" is a collaborative approach to establish construction pricing based on competitive
proposals obtained by the Design-Builder. The details (including pricing details) of the competitive
proposals are transparent to the Authority, and the preferred proposal is selected based on established
objectives and criteria. The Authority pays the actual costs, plus an agreed-upon markup or fee for
overhead and profit to the Design-Builder.
"Package A" means all the project elements including: Enabling Projects, Main Terminal Transformation
and Expansion, Terminal Gates, Processor Expansion, Terminal Connector to Concourse A, Concourse A
Redevelopment and Regional Gates Concourse Replacement.
"Phase-Gate Notice to Proceed (NTP)" means the structure through which work will be authorized by the
Authority. The conditions for each phase-gate NTP include but is not limited to: (i) approval of a phase-
specific open-book cost estimate; (ii) approval of a phase-specific design quality control plan; and (iii)
confirmation of applicable regulatory authorizations for the relevant scope elements.
"Preconstruction Services" means services performed by the Design-Builder concurrently with design
development to develop design optimization and constructability, value engineering, construction
phasing, packaging, schedules, etc. and pricing through a competitive open-book process.
"Progressive Design-Build" means a form of Alternative Project Delivery method wherein the Design-
Builder performs designs and pre-construction services, and subsequent construction in a phased manner.
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Construction pricing, schedules, and terms/conditions are developed through competitive open-book
pricing and negotiated between the Authority and the Design-Builder prior to authorization for
construction. In this method, the Authority and Design-Builder collaborate in the design and pre-
construction services to optimize designs, schedules, and construction costs.
"Project" means Package A or an element of Package A, as determined by the context.
"Proposal" means the documents to be submitted by a Shortlisted Offeror to the Authority in response to,
and in accordance with, the Request for Proposals issued following completion of the RFQ evaluation
process. A Proposal is a distinct and separate submittal from an Offer or Statement of Qualifications and
is not required at the RFQ stage.
"RFQ" means Request for Qualifications.
"RFP" means Request for Proposals.
"Shortlisted Offerors" means Offerors who have, through the RFQ process, been selected to receive and
respond to a subsequent RFP.
"USD" means United States Dollar, the official currency of the United States of America.
1.3 SCOPE OVERVIEW
As a significant component of the ultimate WDR as depicted in Exhibit 1.1, Package A is envisioned as a
transformed passenger terminal complex, designed consistent with DOT's vision detailed in Revitalizing
Washington Dulles International Airport1 to serve as "a symbol of the might and prestige of the United
States" and as a "source of pride for Americans." Package A encompasses the following major project
elements, together with the necessary specialized airport systems, apron and infrastructure
enhancements required for a fully enhanced and operational passenger terminal complex for the
Nation's capital:
Enabling Projects
(A) Main Terminal Transformation and Expansion
(B) Terminal Gates
(C) Processor Expansion
(D) Terminal Connector to Concourse A
(E) Concourse A Redevelopment
(F) Regional Gates Concourse Replacement
The projects included in this scope are subject to compliance with the National Environmental Policy Act
(NEPA), National Historic Preservation Act (NHPA), and other special purpose laws. On May 4, 2026, the
Federal Aviation Administration (FAA) issued a Finding of No Significant Impact/Record of Decision
(FONSI/ROD) for the Programmatic Environmental Assessment (EA) for the Terminal Concourse
1 Department of Transportation Office of the Secretary [Docket DOT-OST-2025-1887] Revitalizing Washington Dulles International
Airport Request for Information, December 5, 2025
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Redevelopment and Associated Development, which includes the Terminal Connector to Concourse A
and the Concourse A Redevelopment elements (Base Scope). All other elements subject to future
NEPA/NHPA approvals are designated as Additive Scope. No Additive Scope element will be authorized
without the Authority's written authorization and confirmation of applicable regulatory approvals. The
Main Terminal Expansion, Terminal Gates, and Enabling Work will be subject to a separate NEPA/NHPA
coordination effort. Certain Base Scope elements may remain subject to additional environmental
permitting requirements, the details of which will be identified in the RFP. Offerors are advised that known
and previously identified archaeological sites exist within or adjacent to the Package A footprint. Specific
avoidance buffer requirements, monitoring protocols, and inadvertent discovery procedures will be
established in the Contract.
The Authority expects that the transformed and enhanced facilities reflect the advancements of the
aviation industry.
EXHIBIT 1.1 WASHINGTON DULLES REVITALIZATION PACKAGE A
B
A
C
F
B D
E
E
SOURCE: Metropolitan Washington Airports Authority, March 2026.
1.3.1 ENABLING PROJECTS
The Enabling Projects involve relocating multiple facilities south, and east and west of the current Main
Terminal, creating space for its expansion and renovation, as well as adding ten new wide body swing
gates. Additionally, expanding the Processor and building the Terminal Connector to Concourse A will
ultimately lead to the complete decommissioning of the current Mobile Lounge operations. In addition,
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moving the operation of the Mobile Lounges elsewhere in the terminal complex will allow more efficient
construction of the Processor and Connector.
Refer to Appendix A - Package A Existing Conditions for additional description for the existing conditions
of the area known as the Dulles "Central District" and other facilities impacted in Package A. The facilities
requiring relocation, re-purpose, or phased elimination include, without limitation, the following:
International Arrivals Building
TSA Security Checkpoints
Baggage Facilities
Historic Air Traffic Control Tower
Mobile Lounges Operation to Concourse D
H and Z Gates
Concourse A-B Walk-Back Tunnel
North Central Utility Plant (CUP)
Aviation Fueling Building
The selected Offeror will be responsible for comprehensive "cradle to grave" services including planning,
facility programming, design, program management, program validation, pre-construction, scheduling,
cost management, stakeholder coordination, construction, quality assurance and quality control, safety
management, commissioning, operational readiness, activation and transition planning, and relocation
of the facilities and their occupants to new locations; as well as coordination with the appropriate
stakeholders.
The North CUP on the east side of the terminal and associated utility tunnel are essential to the terminal
complex and existing Concourse A-B operation. Its relocation, potential expansion, and upgrades to
support the Central District and new facilities will need close coordination with the Authority Operations
and Maintenance Departments. Before decommissioning the existing CUP, the new CUP must be fully
tested, commissioned, and operational, with redundancy in place to ensure a safe and seamless
transition. Potential sites for the new CUP are being evaluated, with one option located on the east side
of Runway 1R-19L, north of the Fuel Farm.
In addition to the enabling facilities identified above, Package A involves coordination with, and is subject
to interface obligations arising from, the following anticipated enabling infrastructure elements shown in
the Authority's master plan and composite development plan: AeroTrain extension and new station, Flight
Line Road realignment and tunnel, southern Crossfield taxiway system, new apron frontage, passenger
loading bridges, and central utility plant. These elements may fall within Package A scope, constitute
associated works, or impose interface obligations on the Design-Builder; their precise scope, phasing
requirements, and procurement responsibility will be fully defined in the RFP and Contract. Offerors are
advised to account for these elements in assessing their team qualifications and approach.
Concurrent with this solicitation, the Authority is requesting proposals for the development of an
approximately 238-acre site located south of the Airport's terminal and concourses, referred to as the
"Southside Development Area." Essential back-of-house operations are slated for relocation as part of
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enhancements to aeronautical support infrastructure. The following facilities impacted in Package A are
to be relocated to the Southside Development Area:
LSG Sky Chefs
Equipment Maintenance Building No. 1 (Shop 1)
Shops and Warehouse Buildings
Vehicle Maintenance Facility West
The Offeror shall not be responsible for the design or construction of the replacement facilities within the
Southside Development Area; however, the Offeror may be responsible for coordinating and scheduling
the relocation of the buildings and their occupants with the Authority and the Southside Developer. Close
collaboration among the Authority, the Offeror, and the Southside Developer will be required throughout
the duration of the enabling work. This enabling work will be subject to a separate NEPA/NHPA
coordination effort, including any associated environmental permitting that may be required.
The following additional program elements are anticipated within the broader development program
and may impose interface, coordination, or scheduling obligations on the Design-Builder. Scope,
procurement responsibility, and interface requirements for each will be fully defined in the RFP and
Contract. Offerors are advised to account for these elements in assessing team qualifications and project
approach: catering and flight kitchen facilities, fuel farm expansion, and belly cargo development.
1.3.2 MAIN TERMINAL TRANSFORMATION AND EXPANSION
The main terminal, originally designed by renowned Finnish-born master architect Eero Saarinen, will
undergo a modern intervention and expansion of its primary functional areas to enhance the level of
service and operational efficiencies expected in a 21st century airport for the Nation's capital. The
Authority intends for the transformed terminal to achieve, as a minimum performance threshold, IATA
Optimum Level of Service standards for passenger processing areas; Offerors are expected to
demonstrate how their proposed designs will exceed these baseline standards to deliver a superior
passenger experience. Baseline level of service criteria and performance benchmarks will be established
in the RFP. The Authority intends to maintain the iconic architectural design while undertaking a
comprehensive transformation of the interior spaces. Envisioned enhancements include using intuitive
wayfinding for passenger flows, improving the overall ambience, upgrading check-in technology and
equipment and reorienting ticketing islands from an east-west to a north-south configuration which will
require rework of the outbound baggage system. In addition, the terminal will be expanding
approximately 300 feet to the east and west respectively preserving the original iconic facade design
with its organic piers and the steel mullioned glass curtain walls sloping outward. The Terminal Expansion
will require NEPA review.
1.3.3 TERMINAL GATES
IAD serves as the primary entry point for international arrivals to the United States capital. To enhance the
convenience of international passengers in relation to the terminal complex and minimize walking
distances, plans include maximizing the number of international gates. The expansion is conceived in
three levels along the southern face of the expanded Main Terminal. Relocation of the support functions
and buildings listed as enabling projects will require NEPA review.
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