27-001-LH Modular Housing Developer for Macon-Bibb County Affordable Housing Fund (8/6/26)

MACON-BIBB COUNTY, GEORGIA
Request for Qualifications of Professional Services (RFQ)
FOR
MODULAR HOUSING DEVELOPER FOR THE MACON-BIBB
COUNTY AFFORDABLE HOUSING FUND
27-001-LH
MACON-BIBB COUNTY
ISSUE DATE: July 7, 2026
DUE DATE: August 6, 2026
MBE/WBE/DBE Participation: Minority, Women Owned, and other Disadvantaged Business
Enterprises are encouraged to participate in the solicitation process. Additionally, respondents
are encouraged to use M/W/DBE sub-consultants where possible. Small and other disadvantaged
businesses requiring assistance with the competitive process can contact Cherise Stephens of
Small Business Affairs at (478) 300-2297 or cstephens@maconbibb.us
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I. GENERAL
A. Invitation
Notice is hereby given that Macon-Bibb County will receive responses to the Request for Qualifications
Professional Services (original plus 3 copies and flash drive) in the Procurement Department, 700 Poplar
Street, Suite 308 Macon, Georgia 31201, until 12:00 o'clock NOON at the time legally prevailing in Macon,
Georgia on Thursday, August 6, 2026, for Modular Housing Developer for Macon- Bibb County Affordable
Housing Fund.
NO LATE RESPONSES WILL BE CONSIDERED
The names of responding firms will be publicly read on Thursday, August 6, 2026, at 2:00 P.M. in the
Macon-Bibb County Procurement Department Conference Room, located at 700 Poplar Street Suite 308,
Macon Georgia 31201. All questions must be submitted by email to Ntharpe@maconbibb.us Deadline to
submit questions is Friday, July 24, 2026, by 3:00 p.m.
B. Definitions
Wherever the term "Owner", "County", or "Macon-Bibb County" occur in this document, it shall mean Macon-
Bibb County, a political subdivision of the State of Georgia acting through the Macon-Bibb County Board of
Commissioners.
C. Solicitation Documents
1. Bid documents may be examined and obtained on Macon-Bibb County website to be viewed
and downloaded from one of the links included below:
Georgia Procurement Registry website
http://ssl.doas.state.ga.us/PRSapp/PR_custom_index.jsp?agency=61100
Macon-Bibb County Procurement Page www.maconbibb.us/purchasing
D. Insurance Requirements
Insurance coverage shall be carried with an insurance company licensed to do business in the State of Georgia.
All coverage should be written with insurance companies with a Best Rating of A or better. Insurance shall be
obtained prior to commencement of work and shall remain in force throughout the period of the contract.
MBCAHF, Inc. shall be named as additional insured on the policy.
Workers' Compensation: Statutory
Errors and Omission: $1,000,000
General Liability: $1,000,000
E. Submittals
Responses must be sealed and identified on the outside of the package as and delivered to
"RFQ # 27-001-LH - Modular Housing Developer"
Macon-Bibb County Procurement Department
700 Poplar Street
Suite 308
Macon, Georgia 31201
Telephone: (478) 803-0550
Submissions may not be withdrawn for a period of one hundred and twenty (120) days after the deadline for
closing. Macon- Bibb reserves the right to reject any and all submissions and to waive technicalities and
formalities. Respondents shall carefully read the information contained herein and submit a complete response
to all requirements and questions as directed. Submittals and any other information submitted by in response to
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the RPF shall become the property of Macon-Bibb County.
F. Responsiveness
In order to be considered "responsive" the submission must include completed copies of the following
documents:
* Proposer Qualification Form
* List of Sub-Consultants
* Minority Participation Goal
* Financial & Legal Stability Statement
* Georgia Security and Immigration Compliance Act (E-Verify) Affidavit
* Non-Collusion Affidavit
G. Responsibility
In order to be considered "responsible" the submitting firm must meet the following minimum qualifications:
* Three (3) years of experience providing the services included herein
* Licensed to do business in the State of Georgia
* Financially and legally responsible to perform the services included herein
H. Reservations
Macon-Bibb County will not provide compensation to Respondents for any expenses incurred by the
Respondent(s) for submittal preparation or for any demonstrations that may be made, unless otherwise
expressly stated or required by law.
Each submission should be prepared simply and economically, providing a straightforward, concise description
of your firm's ability to meet the requirements of this RFQ. Emphasis should be on completeness, clarity of
content, responsiveness to the requirements, and an understanding of the Owner's needs.
Macon-Bibb County makes no guarantee that an award will be made because of this RFQ and reserves the right
to accept or reject any or all submittals, with or without cause, waive any formalities or minor technical
inconsistencies, or delete any item/requirement from this RFQ or contract when deemed to be in the Owner's
best interest.
Macon-Bibb County will consider only representations made within the submission in response to this RFQ.
Owner will not be bound to act by any previous knowledge, communication, or submission by the firms other
than this RFQ.
Failure to comply with the requirements contained herein may result in the submission being deemed "non-
responsive" or "non-responsible". Non-responsive submissions will not be reviewed for potential awards.
I. Local Preference
Macon-Bibb County reserves the right to award bids to County businesses and merchants whose bid is
within 5% (five percent) of the lowest responsive and responsible bid which conforms to the
Invitation to Bid.
II. BACKGROUND
In 2023, MBCAHF was founded with $7.5 million by Macon-Bibb County through the American Rescue
Plan Act. The funding is allocated to provide affordable housing solutions in Macon-Bibb County to
households at 80%-120% area median income. This income range represents what is commonly referred to
as "workforce housing" as one or two members of the household work in essential fields where income has
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not kept pace with housing costs. This income gap, along with supply chain shortages, interest rates, and
other factors, has created a housing crisis in Macon-Bibb County.
Housing solutions include transitional, rental, and ownership developments primarily led by developers
applying to MBCAHF's loan product. While low interest, favorable term lending is an essential tool to
making development more feasible, it does not address some of our more challenging areas.
In addition to lending to affordable housing developers, MBCAHF is leading development of affordable
workforce housing in neighborhoods that are often overlooked by private developers. Current areas of
interest include South Macon off Houston Ave and Payne City. The Land Bank Authority has strategically
been acquiring lots in these areas and has agreed to sell lots to MBCAHF with the end use required to be
affordable housing.
MBCAHF and the Land Bank Authority are selecting lots in focus neighborhoods for a large-scale
scattered site project. A modular developer would be ideal in bringing down costs and creating high-quality
housing that is desperately needed. Development efforts will be strategically focused on areas of
concentrated blight to support neighborhood revitalization; however, the overall approach will primarily
consist of scattered-site infill development. Projects may involve the development of approximately 10 lots
at a time, with lot sizes varying based on location and site conditions, requiring flexibility in design and
construction.
III. SCOPE OF SERVICES
Macon-Bibb County is seeking qualifications from experienced and qualified modular housing developers
to support the planning, renovation, and new construction of single-family and duplex housing units on
vacant and/or blighted lots.
The firm selected will be expected to provide comprehensive services that include, but are not limited to,
the following:
1. Pre-Construction Planning
* Conduct site assessments and feasibility studies for designated lots.
* Collaborate with County staff, architects, and engineers to develop project plans.
* Prepare detailed construction schedules, cost estimates, and phasing strategies.
* Assist in securing necessary permits and ensuring compliance with all applicable building codes,
zoning ordinances, and environmental regulations.
2. Design and Engineering Support
* Work in coordination with design professionals to ensure that all single-family home designs are
cost-effective, energy-efficient, and meet local housing standards.
* Provide input on constructability, materials selection, and value engineering to optimize project
outcomes.
* Ensure all designs incorporate accessibility and sustainability best practices where feasible.
3. Construction Services
* Perform demolition and site preparation as needed.
* Construct new single-family homes or renovate existing structures to meet modern housing
standards.
* Ensure all work is completed in accordance with approved plans, specifications, and timelines.
* Maintain quality control and safety standards throughout the construction process.
4. Project Management
* Provide a dedicated project manager to serve as the primary point of contact.
* Manage subcontractors, suppliers, and construction crews to ensure timely and cost-effective
delivery.
* Monitor project budgets and manage change orders in accordance with County procedures.
5. Post-Construction and Closeout
* Coordinate final inspections and obtain certificates of occupancy.
* Complete all punch list items and ensure homes are move-in ready.
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* Provide warranty documentation and post-construction support as required.
IV. SUBMITTAL FORMAT AND REQUIREMENTS
Submissions must be organized in a manner to display the required information in easily accessible Table
of Contents with labelled tabs:
Consultant Background
Letter of Interest
History of the Consultant (including years in business)
Contact information (including address(es), telephone/Fax numbers, email, etc.
Structure of the firm (include principal(s), project team, if applicable)
Experience
Resume(s) of key personnel
Reference list
List of projects with similar scopes and size - preferable examples of completed affordable
housing projects
Project Approach
* Blueprints, designs and budgets for single-family (1bed/1bath, 2bed/2bath, and 3beds/2bath) and
duplex modular housing units
* Provide a project schedule outlining completion for orders of 1, 5, and 10 units
Project Cost
* Estimated cost per unit-by-unit type for single-family (1bed/1bath, 2bed/2bath, and 3beds/2bath) and
duplex modular housing units
* Identification of cost savings at increased order volumes
* Pricing tiers (e.g., 1 unit vs. 5 units vs. 10 units)
* Any cost assumptions or exclusions
V. SCORING (total possible number of points = 100)
Experience - Maximum 25 points
Project Approach - Maximum 35 Points
Project Cost - Maximum 40 Points
VI. AWARD BASIS
Awards will be recommended to the respondent with the highest number of points.
VII. CONFIDENTIALITY AND OPEN RECORDS
A. In order to ensure compliance with Georgia's Open Records Act, the following language must be included
in all Macon-Bibb County contracts and will be a required term for any contract entered into as a result of
this solicitation.
The Parties acknowledge that both Vendor and County are required to comply with the Georgia Open
Records Act, O.C.G.A. 50-18-70, et seq. See, Milliron v. Antonakakis, 905 S.E.2d 657 (Ga. 2024). As
a result, Vendor acknowledges and agrees that County may make such disclosures as are authorized or
required under the Georgia Open Records Act, notwithstanding any claims of confidentiality asserted by
Vendor as to any records or data in the County's possession.
Upon execution of this Agreement, Vendor shall designate in writing that one or more of its officers shall
be the open records officer for Vendor in accordance with the Open Records Act. In the event that
Vendor receives a request for records under the Open Records Act, Vendor shall notify County within two
business days by sending an email, return receipt requested, to
OpenRecordsNotices@maconbibb.onmicrosoft.com. The vendor shall provide the County with copies of
all records proposed for production prior to responding to such requests. The vendor shall assert all
exemptions and exceptions available to the fullest extent of the law and shall not produce any records
which are subject to withholding under the Open Records Act or any other state or federal law. Vendor
shall have a duty to consult with independent legal counsel concerning which records are or are not
subject to production prior to making any production, and shall certify to County at the time the proposed
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production is provided to County that the records contained therein have been reviewed by counsel for
responsiveness and that all information that is protected or protectable from release under the law has been
redacted therefrom. Vendor shall be responsible for calculating response costs and billing requestors for
all requests sent in accordance with the Open Records Act, and Vendor's complete compliance with the
provisions of this section shall be performed at no cost to County.
Vendor assumes all civil and criminal liability for its own compliance with the Open Records Act. In the
event that Vendor produces material records that are subject to withholding under the Open Records Act,
and it would be impossible or very difficult to accurately estimate the damage and harm caused to County
by such production, then Vendor shall pay County the sum of $10,000.00 per request as liquidated
damages. The Parties intend that these liquidated damages shall constitute compensation, and not a
penalty, and that the liquidated damages are a reasonable estimate of the anticipated or actual harm that
might arise from a breach by Vendor. Where actual damages are calculable, then the County shall reserve
the right to seek actual damages for the harm caused by such production instead of liquidated damages.
Nothing herein shall be construed as limiting in any way the County's right to seek injunctive, declaratory,
or other relief to prevent the release of protected information prior to any such production being made.
VIII. SUBCONTRACTOR REPORTING REQUIREMENTS
A. Contractor shall submit a "Subcontractor/Supplier Participation Report" on this contract quarterly to the
Macon-Bibb County Office of Small Business Affairs which shall include the following:
1. The name of each subcontractor or supplier participating in the contract.
2. A description of the work to be performed, materials, supplies, and services provided by each
subcontractor or supplier.
3. Whether each subcontractor or supplier is a minority owned, woman owned, LGBTQIA+ owned,
veteran owned, disabled person owned, Certified Disadvantaged Business Entity, non-profit, or
local business.
4. Whether each subcontractor is a supplier, subcontractor, or other.
5. The dollar value of each subcontract or supply agreement.
6. The actual payment to date of each subcontractor or supplier participating in the contract
B. The report shall be updated during the applicable quarter by the Contractor whenever any of the approved
subcontractors or suppliers have completed the portion of the work they were contracted to perform. Copies
of this report should be transmitted promptly to the Macon-Bibb County Office of Small Business Affairs.
C. The County may withhold any payment due to the Contractor on any project for failure to submit the
Subcontractor/Supplier Report within thirty (30) days following the end of the calendar quarter or for the
failure to submit updates to the quarterly report within thirty (30) days of any subcontractor or supplier
having completed the portion of work they were contracted to perform.
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