RFQ for a 5-Year Affordable Housing Plan

REQUEST for QUALIFICATIONS (RFQ)

RFQ#2025-425-121425 

TITLE: Affordable Housing Plan

ISSUE DATE: December 14, 2025

SUBMITTAL DEADLINE: January 20, 2026

I. INTRODUCTION

The Town of Carrboro is requesting written qualifications to select a consulting firm (Consultant) to provide a comprehensive 5-Year Affordable Housing Plan. Development of the Affordable Housing Plan will be concurrent with the Town’s Universal Development Ordinance rewrite project. It is anticipated that the Affordable Housing Plan will inform the creation of new development rules and regulations.

The solicitation and selection of a Consultant to enter into a contract shall be conducted in accordance with all state and federal requirements and guidelines. Subconsultants will be permitted under this contract and required to comply with all state and federal standards applicable to the project.

II. COMMUNITY BACKGROUND AND PROJECT SUMMARY

The Town of Carrboro is a richly diverse community of 21,000 people located in Orange County in the central Piedmont of North Carolina. Carrboro anchors the southwestern edge of the Research Triangle Park and is adjacent to Chapel Hill, home of the flagship campus of the University of North Carolina.

Carrboro has a strong history of collaborating with Orange County and the Towns of Chapel Hill and Hillsborough on issues of mutual concern and interest, particularly on affordable housing. Orange County is one of the more expensive housing markets in the state. Currently, 31% of households in the County are cost-burdened, and over 55% of renters have difficulty affording their homes. Of those 55%, at least half are considered severely cost-burdened. The weight of these high costs falls disproportionately on low-income and BIPOC communities. For example, over half of Orange County’s unhoused population identifies as Black, despite Black residents only making up 12% of the total population.

Additionally, constraints such as limited land and environmental concerns, wealth disparities, lack of economic and employment opportunities, proximity to transit corridors, tax base capacity, and needed government services relate to accessing affordable housing.

The Town of Carrboro’s twenty-year comprehensive plan, Carrboro Connects, identified affordable housing goals and strategies for the Town, including increasing the number of permanently affordable housing units, preserving existing affordable housing, identifying and expanding resources for renters and potential homebuyers, increasing housing energy efficiency, and reducing utility costs for low-income households.

The primary objectives of the Affordable Housing Plan will support the achievement of comprehensive plan goals, specifically to: (1) develop a data-driven housing profile of Carrboro; (2) engage community members, nonprofit and local government partners, and other stakeholders; (3) evaluate existing affordable housing tools and resources; (4) prioritize strategies and resources; (5) set appropriate affordable housing development and preservation goals; and (6) craft a 5-year implementation roadmap.

The Town’s Housing and Community Services staff will be responsible for regular communication with and providing necessary data and institutional knowledge to the selected Consultant, overseeing completion of the Plan, and managing its implementation. Carrboro will rely on the selected Consultant’s professional expertise to ensure that all pertinent factors are analyzed and is open to additional or alternative approaches to achieve the overall goal of delivering a comprehensive affordable housing plan and implementation schedule.

Existing plans and studies for reference/inclusion:

Carrboro Connects Affordable Housing Issues and Opportunities

Carrboro Connects Comprehensive Plan - Affordable Housing

Carrboro Connects Comprehensive Plan – Affordable Housing Implementation (Pg. 176-177)

County-wide Manufactured Homes Action Plan

DRAFT Carrboro Downtown Area Plan

Carrboro Universal Development Ordinance (Rewrite project underway)

Greene Tract | Orange County, NC

Orange County Consolidated Plan

Orange County Master Aging Plan
Orange County Comprehensive Plan – Chapter 4: Housing Element

Central Pines Regional Council (data, statistics, reports)

The Chamber for a Greater Chapel Hill-Carrboro 2025 State of the Community

NC Housing Coalition (research and data resources)

III. SCOPE OF WORK AND DELIVERABLES

The scope of work for the project includes, but is not limited to, the following tasks:

1. Carrboro Demographic, Geographic, and Housing Inventory

a. Gather socioeconomic and housing related data including but not limited to demographics, age, households, and employment.

b. Review existing population forecasting or conduct new forecasts with consistent methodology.

c. Examine income, housing cost-burden, poverty, homelessness, vulnerable populations; the elderly, disabled, etc. and identify any geographic concentrated areas of poverty.

d. Provide an inventory of rental and owner-occupied housing and provide specific metrics for ownership, type of dwelling, age and condition of units, historical status, access to utilities, transportation, employment, etc.

e. Provide an inventory of existing subsidized housing, including availability, new or future subsidized housing, and other dwellings which serve as transitional and emergency housing.

f. Provide an inventory of existing, naturally occurring affordable housing.

g. Consolidate existing data on proposed housing units, planned developments, and housing trends.

Deliverable: Demographic and Housing Profile Summary Report

2. Informal Real Estate Market Review

a. Study market rate for rental units and availability of rental units. Units shall be distinguished by type, number of bedrooms, size, and location in the analysis. Interview rental property managers and owners.

b. Include information on new residential development, types of housing being built and trends.

c. Interview developers to better understand impediments to housing development.

d. Quantify the impact of market forces such as cost and availability of developable land, utilities costs, and any other market forces the Consultant believes are pertinent.

e. Include a summary of trends, historical data, and future projections of the housing market.

f. Use existing data and reports where possible, including but not limited to recent market analyses for the Greene Tract project and the Downtown Area Plan.

Deliverable: Housing Market Review Report

3. Housing Needs Assessment

The results of the demographic study, housing inventory and market analysis conducted above shall be synthesized and presented to determine what deficiencies and surpluses of housing units exist for owner and renter households of various sizes, incomes, and types.

This gap analysis will help identify housing needs in Carrboro and aid efforts to prioritize and develop actions and strategies to address these needs. The overall goal of this assessment report is to provide an estimate of the number of housing units needed (both rental and for sale) to meet the existing and future needs of residents based on unit type, number of bedrooms, price point, and location in relation to income levels, household size, ability status, and age categories.

Deliverable: Housing Needs Assessment Report

4. Public Involvement

The consultant will undertake an inclusive public participation process that engages stakeholders and community members in effective, meaningful ways. To understand the perspectives, preferences, and perceptions of area residents, a public engagement strategy must be included in the response to this request. Careful attention should be given to soliciting response and participation from residents with lived experience of housing insecurity or homelessness, navigating local government programs, and securing housing. Both the approach and methodology proposed by the consultant will be an important selection component.

Upon completion of the Housing Needs Assessment Report, the Consultant shall introduce various stakeholders to the specific housing challenges facing Carrboro and solicit feedback and comments on how to best prioritize an actionable plan. We anticipate meetings with stakeholders to include residents, affordable housing providers, housing developers, elected officials, and both nonprofit and community advocates.

5. Inventory of Housing Strategies and Resources

a. Inventory and create a crosswalk of existing plans, initiatives, organizations, resources, and programs relevant to the Carrboro housing market. This will include Orange County and State initiatives, programs, etc. Ex. Housing Choice Vouchers.

b. Identify necessary capacity (funding and staff resources) and sources of funding for affordable housing initiatives and programs included in inventory.

c. Review inventory to identify redundancy, gaps, and opportunities to leverage resources, coordination, and collaboration.

d. Identify and evaluate existing affordable housing strategies, tools, and resources available to the Town.

Deliverable: Housing Strategies and Resources Inventory

6. Affordable Housing Plan and Implementation

a. Synthesize the Housing Needs Assessment and Housing Strategies and Resources Inventory to prioritize affordable housing strategies and resources and to set appropriate, 5-year affordable housing goals.

b. Provide a 5-year implementation roadmap to achieve these goals.

7. Final Report and Presentation

The Consultant shall provide: (1) an electronic copy of a visually appealing, graphically oriented 5-year Affordable Housing Plan, including an Executive Summary and Implementation Roadmap; (2) a PowerPoint presentation summarizing the Plan’s findings and recommendations; and (3) one electronic copy of all GIS shape files and maps, and other supplementary data. The Affordable Housing Plan will be presented by the Consultant team to the Carrboro Town Council for final adoption/approval.

IV. RESPONSE FORMAT

All qualifications must address each task and/or deliverable under the scope of work, explain methodology, identify personnel, amount of effort, and any other information that demonstrates the applicant’s capability to successfully perform the required scope of work.

Applicant RFQ responses shall include the following items:

a) Cover Letter (Identify Project Manager);

b) Title Page: Include the company name and Federal ID number or Social Security number;

c) A written narrative response to address the Project Organization;

d) A written narrative response to address the Technical Approach;

e) Consultant Experience and Qualifications.

Information in the Qualifications must be organized and include the information outlined below:

Section 1 – Introduction

The Introduction should demonstrate the Consultant’s overall qualifications to fulfill the requirements of the scope of work and should contain the following elements of information:

1. Expression of interest in the work;

2. Statement regarding possible conflict of interest for the work;

3. Summation of information contained in the statement of qualifications; and

4. Acknowledgement of receipt of any addenda.

Section 2 – Project Organization

Consultant shall describe the organizational and operational structure it proposes to utilize for the scope of work described in this RFQ and identify the responsibilities to be assigned to each person the Consultant proposes to staff the work.

Section 3 - Technical Approach

The Consultant shall provide information on its understanding of, and approach to accomplish this project, including their envisioned scope of work and any innovative ideas/approaches, and a schedule to achieve the timeline outlined in this RFQ.

Public Records

Information submitted to the Town of Carrboro is public information and is available upon request in accordance with the North Carolina Public Information Act. As provided by North Carolina statute rule, the Town will consider keeping confidential the trade secrets, which the respondent does not wish to be disclosed. For such information, the respondent must mark each page in boldface at the top and bottom as “CONFIDENTIAL”. In spite of what is labeled as a trade secret, the determination of whether it is or not will be determined by North Carolina General Statutes 131-1.2(1).

Section 4 – Team Qualifications

This section should elaborate on the general information presented in the introduction, to establish the credentials and experience of the applicant to undertake this type of effort. The following must be included:

1. Identify similar projects the Consultant, acting as primary contractor, has conducted which demonstrate its ability to conduct and manage the project.

2. Provide a synopsis of each project and include the date completed and contact person.

3. If subconsultants are involved, provide corresponding information describing their qualifications as requested in the bullet above.

Section 5 – Team Experience

This section must provide the names, classifications, and location of the Consultant’s North Carolina employees and resources to be assigned to the advertised work; and the professional credential and experience of the persons assigned to the project, along with any unique qualifications of key personnel.

Although resumes for key personnel should be included, please also identify pertinent team experience to be applied to this project. Specifically, the Town is interested in the experience, expertise, and total quality of the Consultant’s proposed team. If principals will not be actively involved in the project, do not list them.

The submittal shall clearly indicate the Consultant’s Project Manager, other key Team Members, and their qualifications for the proposed work.

Also, include the Team’s organizational chart AND a capacity chart/graph (available work force). Any other pertinent information should also be listed in this section.

NOTE: If a project team or subconsultant encounters personnel changes, or any other changes of significance dealing with the company, the Town should be notified immediately.

V. PROPOSED CONTRACT TIME

The selected Consultant shall complete the work approximately 6 months from the date of the Notice to Proceed.

VI. PROPOSED CONTRACT PAYMENT TYPE

The selected consultant will submit monthly invoices detailing tasks accomplished, which will be paid within 30 days of the receipt of an invoice.

VII. MINORITY AND WOMEN-OWNED BUSINESS UTILIZATION

The Town of Carrboro encourages minority participation in all procurement activities and has set a goal for minority and women-owned business enterprise participation for public projects. This goal is ten percent (10%) for each. The Town, as awarding authority for projects, and the contractors and subcontractors performing the contracts awarded, shall cooperate and in good faith do all things, legal, proper, and reasonable to achieve the goal of ten percent (10%) for participation by minority or women-owned businesses in each project. Contract awards shall be in compliance with North Carolina General Statutes 143-128.

VIII. EVALUATION

The following considerations, with weighted importance, will be utilized for evaluation of all qualifications submitted:

1. Consultant’s overall experience, knowledge, familiarity, and past performance relating to delivery of the requested services – 30%

2. Experience of the Consultant’s proposed staff to perform the required work – 40%

3. Consultant’s proposed project approach and management plan and demonstrated ability to provide sound recommendations, solutions, and advice to the Town – 30%

IX. SELECTION PROCESS

The following is a general description of the selection process:

1. All questions concerning this RFQ should be directed to Anne-Marie Vanaman, Housing and Community Services Director, at amvanaman@carrboronc.gov by 5:00pm on January 6, 2026.

2. To be considered for selection, applicants must submit complete Qualifications by the specified deadline. Failure to submit all information by the deadline will result in disqualification.

3. The Town of Carrboro will form a Selection Committee that will review all RFQ submittals.

After reviewing submittals, the Selection Committee MAY choose to short-list a minimum of three applicants to be interviewed. Dates of short-listing and possible dates for interviews are shown in the submission schedule below.

X. SUBMISSION SCHEDULE

RFQ Release	December 14, 2025
Deadline for Qualifications Submission	January 20, 2026
Interview Respondents (if desired)	February 2026
Notice to Proceed	February 20, 2026

XI. CONTRACT ADMINISTRATION

Project Manager and Customer Service

The Consultant shall designate and make available to the Town of Carrboro a project manager. The project manager shall be Carrboro’s point of contact for contract related issues and issues concerning performance, progress review, scheduling and service.

Post Award Management Review Meetings

The Consultant, at the request of Carrboro, shall meet monthly with the Town for Project Review meetings. The purpose of these meetings will be to review project progress reports, discuss Consultant and the Town’s performance, address outstanding issues, review problem resolution, provide direction, evaluate continuous improvement and cost saving ideas, and discuss any other pertinent topics.

XII. CORRECTIONS AND ADDENDUMS

Any corrections or addendums to this RFQ will be posted at the following web page:
Bid Opportunities | Carrboro, NC - Official Website

Applicants are responsible for monitoring this page for any corrections or addendums. In the event that a correction or addendum is posted, applicants must include within their Cover/Introductory Letter a statement acknowledging that applicants have read and understand it.

XIII. SUBMITTAL REQUIREMENTS

All qualifications SHALL be received by email, mail, or hand-delivery by 4:00 PM EST, on January 20, 2025. Qualifications received after this deadline will not be considered.

One original submission should be addressed to Chaz Offenburg, CFO, and the second original submission should be addressed to Anne-Marie Vanaman, Housing and Community Services Director. The submissions must clearly identify on the outside of the package and/or cover letter:

Firm Name

Address

Telephone Number

E-Mail Address

Contract Person for this RFQ

The cover letter should also identify the RFQ title, RFQ number, and date of submission.

The addresses for email, mail, and hand-delivery are:

Chaz Offenburg, Finance Director Anne-Marie Vanaman, HCS Director

Town of Carrboro Town of Carrboro

301 W. Main St. 301 W. Main St.

Carrboro, NC 27510 Carrboro, NC 27510
coffenburg@carrboronc.gov amvanaman@carrboronc.gov

The applicant must have the financial ability to undertake the work and assume liability. The selected Consultant will be required to furnish proof of Professional Liability insurance coverage in the minimum amount of $1,000,000. The consultant must have an adequate accounting system to identify costs chargeable to the project.

Qualifications are limited to thirty (30) pages inclusive of the cover sheet and shall be typed on 8-1/2” x 11’ sheets, single-spaced, and double-sided.

Consultants are encouraged to carefully check for conformance to the requirements stated above, and those incorporated by reference. If qualifications do not meet ALL of these requirements, they will be disqualified. No exception will be granted.

Attachment A

REFERENCES

Consultants must supply three references of clients for whom similar work was performed. Consultants may fill out this form by hand or substitute a typed form containing all the information requested below. This section does not count against the thirty (30)-page limit of the Qualifications, but firms are encouraged to keep reference information to one page.

REFERENCE 1

Reference Company Name: _______________

Contact: ______________

Address: ____________

REFERENCE 2

Reference Company Name: _______________

Contact: ______________

Address: ____________

REFERENCE 3

Reference Company Name: _______________

Contact: ______________

Address: ____________