RFQ FOR DESIGN-BUILD SERVICES FOR TRANSITIONAL AND PERMANENT SUPPORTIVE HOUSING PROGRAM

Community Development
REQUEST FOR QUALIFICATIONS (RFQ)
DESIGN-BUILD SERVICES FOR TRANSITIONAL AND PERMANENT
SUPPORTIVE HOUSING PROGRAM
Phoenix Place Permanent Supportive Housing and Robins Meadow Transitional
Housing Redevelopment
Date of Issue: June 24, 2026
Pre-Submittal Site Walkthrough: June 30, 2026 at 10:00 AM
Questions Due Date: July 2, 2026 at 4:00 PM
Proposal Due Date: July 24, 2026 at 4:30 PM
Direct all inquiries concerning this RFQ to:
Rayshonia Manuel
Community Development Director
Email: cccdinfo@cumberlandcountync.gov
Phone: (910) 323-6112
Proposals shall be submitted in accordance with the terms and conditions of this RFQ and any addenda
issued hereto.

Table of Contents
1.0 PURPOSE AND BACKGROUND .......................................................................................................... 4
2.0 PROPOSAL INSTRUCTIONS & REQUIREMENTS .......................................................................... 5
2.1 REQUEST FOR QUALIFICATIONS DOCUMENT .......................................................................... 5
2.2 PROPOSAL SUBMITTAL ..................................................................................................................... 5
2.3 RFQ QUESTIONS ................................................................................................................................... 6
2.4 PRE-SUBMITTAL SITE WALKTHROUGH ...................................................................................... 6
2.5 RFQ TERMS & CONDITIONS ............................................................................................................. 7
2.6 MINORITY BUSINESS, SMALL BUSINESS, AND SECTION 3 REQUIREMENTS ................... 7
3.0 NOTICES TO VENDOR .......................................................................................................................... 7
3.1 PROHIBITED COMMUNICATIONS AND CONFIDENTIALITY ................................................. 7
3.2 PROPOSAL COMPLIANCE ................................................................................................................. 8
3.3 PROPOSAL EVALUATION PROCESS .............................................................................................. 9
3.4 EVALUATION CRITERIA ................................................................................................................... 9
3.5 METHOD OF AWARD .......................................................................................................................... 9
4.0 SCOPE OF WORK & VENDOR'S PROPOSAL CONTENT REQUIREMENTS .......................... 10
4.1 SCOPE OF WORK ............................................................................................................................... 10
4.2 VENDOR'S PROPOSAL REQUIREMENTS .................................................................................... 14
5.0 CONTRACT TERMS AND CONDITIONS......................................................................................... 15
5.1 IRAN DIVESTMENT ACT .................................................................................................................. 15
5.2 E-VERIFY .............................................................................................................................................. 15
5.3 DIVESTMENT FROM COMPANIES THAT BOYCOTT ISRAEL ............................................... 15
5.4 CONTRACT CHANGES ...................................................................................................................... 15
5.5 CONTRACT TERM .............................................................................................................................. 16
5.6 RECORDS .............................................................................................................................................. 16
5.7 INVOICES .............................................................................................................................................. 16
5.8 PAYMENT TERMS .............................................................................................................................. 16
5.9 APPROPRIATION OF FUNDS ........................................................................................................... 16
5.10 FINANCIAL STABILITY .................................................................................................................... 16
5.11 INSURANCE: ........................................................................................................................................ 16
5.12 BONDS .................................................................................................................................................... 17
5.13 GENERAL INDEMNITY ..................................................................................................................... 17
5.14 NON-WAIVER OF RIGHTS ............................................................................................................... 17
5.15 ENTIRE CONTRACT .......................................................................................................................... 17
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REQUEST FOR QUALIFICATIONS (RFQ) DESIGN-BUILD SERVICES FOR TRANSITIONAL AND PERMANENT
SUPPORTIVE HOUSING PROGRAM
5.16 CONTRACT CANCELLATION ......................................................................................................... 17
5.17 LAWS AND ORDINANCES ................................................................................................................ 17
5.18 COMPLIANCE WITH LAWS ............................................................................................................. 18
5.19 COUNTY PROJECT MANAGER ...................................................................................................... 18
5.20 NCHFA APPROVAL AND FINAL COMMITMENT ...................................................................... 18
5.21 COST SEGREGATION AND FUNDING ACCOUNTABILITY ..................................................... 18
5.22 ASSIGNMENT AND SUBCONTRACTING ...................................................................................... 18
5.23 DISPUTE RESOLUTION .................................................................................................................... 19
5.24 CONTRACTOR REPRESENTATIONS ............................................................................................ 19
6.0 PROTEST PROCEDURES ........................................................................................................................... 20
ATTACHMENT A: INSTRUCTIONS TO VENDORS ................................................................................... 21
ATTACHMENT B: EXECUTION OF PROPOSAL...................................................................................... 23
ATTACHMENT C: CERTIFICATION OF FINANCIAL CONDITION ...................................................... 24
ATTACHMENT D: CERTIFICATION REGARDING LOBBYING ............................................................ 25
ATTACHMENT E: NONCOLLUSION AFFIDAVIT ..................................................................................... 26
ATTACHMENT F: SEPARATE UNIT PRICE/FEE INFORMATION FORM ........................................... 27
ATTACHMENT G: CERTIFICATION REGARDING BUILD AMERICA, BUY AMERICA ACT (BABAA)
................................................................................................................................................................... 28
ATTACHMENT H: FEDERAL REQUIRED CONTRACT CLAUSES ........................................................ 29
ATTACHMENT I: DESIGN-BUILD DETERMINATION AND STATUTORY CRITERIA .................... 45
ATTACHMENT J: FUNDING AND COMPLIANCE MATRIX ................................................................... 47
ATTACHMENT K: NCHFA FINAL COMMITMENT CHECKLIST.......................................................... 48
ATTACHMENT L: ENVIRONMENTAL CLEARANCE SUMMARY AND APPENDIX REFERENCE 49
ATTACHMENT M: PROJECT TEAM SELECTION OPTION B AND QBS CERTIFICATION ........... 50
ATTACHMENT N: MBE/HUB AND FEDERAL BUSINESS OUTREACH REQUIREMENTS AND FORMS
................................................................................................................................................................... 51
ATTACHMENT N-1: IDENTIFICATION OF MINORITY BUSINESS PARTICIPATION ..................... 53
ATTACHMENT N-2: AFFIDAVIT A - LISTING OF GOOD-FAITH EFFORTS ...................................... 54
ATTACHMENT N-3: AFFIDAVIT B - INTENT TO PERFORM CONTRACT WITH OWN WORKFORCE
................................................................................................................................................................... 55
ATTACHMENT N-4: AFFIDAVIT C - PARTICIPATION EQUAL TO OR ABOVE THE GOAL ......... 56
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REQUEST FOR QUALIFICATIONS (RFQ) DESIGN-BUILD SERVICES FOR TRANSITIONAL AND PERMANENT
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ATTACHMENT N-5: AFFIDAVIT D - PARTICIPATION BELOW THE GOAL AND GOOD-FAITH
DOCUMENTATION .............................................................................................................................. 57
ATTACHMENT N-6: MBE DOCUMENTATION FOR CONTRACT PAYMENTS .................................. 58
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REQUEST FOR QUALIFICATIONS (RFQ) DESIGN-BUILD SERVICES FOR TRANSITIONAL AND PERMANENT
SUPPORTIVE HOUSING PROGRAM
1.0 PURPOSE AND BACKGROUND
Cumberland County Community Development (the "County") requests Statements of Qualifications and
related information from qualified design-build teams (each, a "Design-Builder") to provide integrated
preconstruction, design, permitting, pricing, trade partner/subcontractor procurement, and construction
services for the Phoenix Place Permanent Supportive Housing Project and the Robins Meadow Transitional
Housing Redevelopment/Expansion Project.
The County is transitioning from a sequential design-bid-build delivery model to a design-build delivery
model because of time constraints associated with the Phoenix Place funding and approval process. The
County must complete the items required by the North Carolina Housing Finance Agency (NCHFA) for the
Phoenix Place component before January 2027, including final plans and specifications, signed construction
contract documents, energy efficiency documentation, accessibility certification, Section 3 certification, and
other final commitment materials. The County has determined that a single integrated design-build team
provides the best opportunity to coordinate design, cost estimating, permitting, NCHFA review, and
construction-readiness within the required timeline.
The project includes two related components on a coordinated supportive housing campus:
* Schedule A - Phoenix Place: ten (10) new single-family, three-bedroom homes for permanent supportive
housing. This component is funded with a combination of State and Federal funding, including HOME-
American Rescue Plan (HOME-ARP) funds administered by HUD and SHARP funds provided through
NCHFA, together with any County match or related project funds approved by the Board of
Commissioners.
* Schedule B - Robins Meadow: redevelopment/expansion of the existing transitional housing program to
exceed the current twelve (12) units, including rehabilitation/redevelopment of the front office/resource
center at 503 Old Wilmington Road. This component is funded with local County funds unless otherwise
modified by the County in writing.
The Phoenix Place and Robins Meadow parcels are co-located and will ultimately function as a coordinated
supportive housing campus. The County intends to enter into a single design-build agreement, while
maintaining separate schedules of work, budgets, schedules of values, invoicing, cost tracking, compliance
documentation, and reporting for the federally/state-assisted Phoenix Place component and the locally
funded Robins Meadow component.
Funding and compliance distinctions are summarized in Attachment J. The final contract may include
separate notices to proceed or construction authorizations for each component to preserve grant compliance,
NCHFA review requirements, environmental review conditions, budget control, and local/federal funding
accountability.
Anticipated Project Budget. The anticipated total project budget is $9,083,715, consisting of $3,748,700 for
Schedule A - Phoenix Place and $5,335,015 for Schedule B - Robins Meadow. The County may adjust
allocations between eligible cost categories or project components only through authorized written action
and, where applicable, NCHFA or HUD approval. The stated budget is not a representation that all funds
will be included in the initial contract or construction authorization.
Minority Business, Small Business, and Section 3 Notice. Cumberland County has established a verifiable
fifteen percent (15%) Minority Business Enterprise participation goal for the total value of building
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REQUEST FOR QUALIFICATIONS (RFQ) DESIGN-BUILD SERVICES FOR TRANSITIONAL AND PERMANENT
SUPPORTIVE HOUSING PROGRAM
construction work. This is a good-faith participation goal and not a quota, set-aside, or basis for selecting the
Design-Builder based on ownership status. The County and the selected Design-Builder shall comply with
N.C.G.S. 143-128.2 and the County's minority business outreach requirements. For the federally assisted
Phoenix Place component, the County and Design-Builder shall also provide the consideration and outreach
required by 2 C.F.R. 200.321 for small businesses, minority businesses, women's business enterprises,
veteran-owned businesses, and labor surplus area firms. Section 3 requirements are separate and shall apply
as required by HUD regulations and the funding award.
This procurement is conducted pursuant to North Carolina law governing design-build procurement,
including N.C.G.S. 143-128.1A and Article 3D of Chapter 143, and applicable federal procurement
standards, including 2 CFR Part 200, Subpart D, as applicable to the federally assisted component. The
County reserves the right to seek review, concurrence, or approval from NCHFA, HUD, the County
Attorney, the County Finance Officer, or other reviewing authorities before award, contract execution,
issuance of a notice to proceed, or approval of construction pricing.
2.0 PROPOSAL INSTRUCTIONS & REQUIREMENTS
2.1 REQUEST FOR QUALIFICATIONS DOCUMENT
The RFQ is comprised of the base RFQ document, all attachments, exhibits, appendices, and any addenda
released before contract award. All attachments and addenda issued for this RFQ are incorporated by
reference. By submitting a proposal, the vendor agrees to meet all stated requirements and comply with the
specifications, terms, and conditions in this RFQ.
Vendors shall complete all attachments requiring vendor information and include an authorized signature
where requested. Failure to include required documents or signatures may result in rejection of the proposal
as non-responsive.
2.2 PROPOSAL SUBMITTAL
Proposals shall be received at the address indicated below no later than July 24, 2026, at 4:30 PM. This
solicitation is being advertised for a 30-calendar-day period beginning June 24, 2026. It is the sole
responsibility of the vendor to ensure physical delivery by the deadline. Any proposal received after the
deadline will be rejected.
Mailing address for delivery of proposal Office address of delivery by any other method
via US Postal Service (special delivery, overnight, or any other carrier)
PROPOSAL TITLE: PROPOSAL TITLE:
Phoenix Place Permanent Supportive Housing & Phoenix Place Permanent Supportive Housing &
Robins Meadow Transitional Housing Design-Build Robins Meadow Transitional Housing Design-Build
Services Services
Cumberland County Community Development Cumberland County Community Development
Attn: Rayshonia Manuel, Director Attn: Rayshonia Manuel, Director
PO Box 1829 707 Executive Place
Fayetteville, NC 28302-1829 Fayetteville, NC 28305
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REQUEST FOR QUALIFICATIONS (RFQ) DESIGN-BUILD SERVICES FOR TRANSITIONAL AND PERMANENT
SUPPORTIVE HOUSING PROGRAM
Submit one (1) signed original proposal response, two (2) photocopies, and one (1) electronic copy on a flash
drive. The electronic copy shall be in PDF format, not password protected, and capable of being copied to
other media.
The proposal shall be submitted in a sealed package clearly marked with: (1) Vendor name; (2) RFQ title;
and (3) due date and time.
Separate Unit Price/Fee Information. Vendors shall submit Attachment F in a separate sealed envelope
marked "Separate Unit Price/Fee Information - Do Not Open With Qualifications." Attachment F will not be
opened, reviewed, scored, or used in establishing the initial qualifications ranking. Before any federally
funded construction phase is authorized, the County will document applicable compliance with 2 C.F.R.
200.320 and 200.324, including cost or price analysis, open first-tier subcontractor competition, and any
required HUD or NCHFA review.
All addendums and/or corrections will be posted on the Cumberland County Vendor Self Service site
https://ccmunis.co.cumberland.nc.us/vss/Vendors/VBids/Default.aspx. The County anticipates posting
responses and any necessary addendum by July 7, 2026 at 5:00 PM. If a final corrective addendum is needed,
the County anticipates issuing it no later than July 9, 2026, at 5:00 PM. Vendors shall rely only on written
material contained in an addendum.
2.3 RFQ QUESTIONS
Written questions shall be emailed to cccdinfo@cumberlandcountync.gov by July 2, 2026, at 4:00 PM.
Vendors should enter "RFQ Phoenix Place and Robins Meadow Design-Build Services: Questions" as the
subject line. Questions will not be answered by phone. Questions shall include a reference to the applicable
RFQ section.
Questions received before the deadline, County responses, and any additional terms deemed necessary by the
County will be posted by addendum to the Cumberland County Vendor Self Service site,
https://ccmunis.co.cumberland.nc.us/vss/Vendors/default.aspx. The County anticipates posting responses and
any necessary addendum by July 7, 2026, at 5:00 PM. If a final corrective addendum is needed, the County
anticipates issuing it no later than July 9, 2026, at 5:00 PM. Vendors shall rely only on written material
contained in an addendum.
2.4 PRE-SUBMITTAL SITE WALKTHROUGH
The County will conduct a non-mandatory pre-submittal site walkthrough on June 30, 2026, at 10:00 AM at
503 Old Wilmington Road, Fayetteville, NC 28301. Attendance is strongly encouraged due to existing site
conditions, the redevelopment/expansion of Robins Meadow, the integration of Phoenix Place and the front
office/resource center, and the accelerated schedule associated with NCHFA final commitment requirements.
The walkthrough is for observation only. County staff may provide general site orientation; however, any
questions requiring an official response must be submitted in writing in accordance with Section 2.3 RFQ
Questions. Verbal statements made during the walkthrough shall not modify the RFQ and shall not be
binding on the County. Any material clarifications, corrections, or additional information will be issued only
by written addendum and made available to all prospective proposers.
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REQUEST FOR QUALIFICATIONS (RFQ) DESIGN-BUILD SERVICES FOR TRANSITIONAL AND PERMANENT
SUPPORTIVE HOUSING PROGRAM
Failure to attend the walkthrough will not disqualify a proposer. Each proposer remains responsible for
reviewing the RFQ, all addenda, available site information, and applicable requirements before submitting a
response.
2.5 RFQ TERMS & CONDITIONS
It shall be the vendor's responsibility to read the instructions, the County's terms and conditions, all relevant
exhibits and attachments, and any other components made a part of this RFQ, and comply with all requirements
and specifications herein. Vendors also are responsible for obtaining and complying with all Addenda and
other changes that may be issued in connection with this RFQ.
Questions, issues, or exceptions regarding any term, condition, or other component within this RFQ, must be
submitted as questions in accordance with the instructions in Section 2.3 RFQ Questions. Vendor's proposal
shall constitute a firm offer.
If a vendor desires modification of the terms and conditions of this solicitation, it is urged and cautioned to
inquire during the question period, in accordance with the instructions in this RFQ, about whether specific
language proposed as a modification is acceptable to or will be considered by the County. It is the County's
sole discretion to accept or reject requested modifications and/or exceptions.
2.6 MINORITY BUSINESS, SMALL BUSINESS, AND SECTION 3 REQUIREMENTS
The County's fifteen percent (15%) MBE participation goal applies to the construction work. At the SOQ
stage, respondents shall submit the outreach plan described in Section 4.2. The statutory affidavits and
identification forms in Attachment N are included in this RFQ but are not required with the initial SOQ
because first-tier trade packages and subcontractors have not yet been selected under Project Team Selection
Option B.
Before soliciting first-tier subcontractor bids, the selected Design-Builder shall submit a project-specific
MBE/HUB compliance plan for County approval. The Design-Builder shall then conduct and document the
outreach, notifications, open competition, good-faith efforts, and federal business consideration measures
required by Attachment N. The applicable Identification of Minority Business Participation form and
Affidavit A or Affidavit B shall be submitted with each construction pricing or GMP package as directed by
the County. Affidavit C or Affidavit D and supporting documentation shall be submitted within the time
established by the County after first-tier bids are received.
No respondent will receive a preference or evaluation credit merely because of ownership status. Evaluation
will focus on the respondent's demonstrated compliance capacity, outreach strategy, and ability to perform
the required good-faith and federal consideration steps. Nothing in this RFQ requires award of a contract or
subcontract to a firm that is not responsible, responsive, qualified, properly licensed, or competitively priced
under the applicable selection method.
3.0 NOTICES TO VENDOR
3.1 PROHIBITED COMMUNICATIONS AND CONFIDENTIALITY
PROHIBITED COMMUNICATION: Each vendor submitting a proposal, including its representatives,
subcontractors, and suppliers, is prohibited from having any communication with any employees or members
of the board of commissioners of the County except those employees of the County's Department as designated
in this RFQ. A vendor who does not comply with this provision may be disqualified from award of a contract.
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REQUEST FOR QUALIFICATIONS (RFQ) DESIGN-BUILD SERVICES FOR TRANSITIONAL AND PERMANENT
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CONFIDENTIAL INFORMATION: The proposal must not contain any information marked as
"confidential" or as a "trade secret" or in any other manner as to indicate that it is information protected by the
Trade Secrets Protection Act ( the "Act") as set out in Article 24 of Chapter 66 of the North Carolina General
Statutes, unless the vendor has noticed the County Department of its intent to designate any information
in the proposal as such and received permission from the County Department to do so in writing.
Vendor's notice to the County Department must be in writing and must describe the information for which
confidentiality is requested and explain how the information is a "trade secret" as defined in G.S. 66-152(3).
If the County Department determines the information for which confidentiality is requested is a "trade secret"
covered by the Act, it will notify the vendor how to mark the information in the proposal and will identify the
measures that County will take to protect the confidentiality of the information. Vendor's submission of a
proposal after receipt of this notice from the County Departments shall be deemed to be acceptance of the
County Department's statement of how it will maintain confidentiality. If the County Department determines
the information for which confidentiality is requested is not a "trade secret" covered by the Act, it will notify
vendor of that determination. Any proposal marked with any information as "confidential" or as a "trade
secret" or in any other manner as to indicate that it is information protected by the Act in violation of this
section shall be regarded as not responsive to the request for qualifications and shall not be considered.
3.2 PROPOSAL COMPLIANCE
It is in the best interest of vendors to submit proposals that are clear, concise, and easily understood. Proposals
should provide information essential for a straightforward and concise description of vendor capabilities to
satisfy the requirements of the RFQ specifications.
Vendor may include any optional data not provided for elsewhere and considered to be pertinent to this bid as
an addendum.
Vendors are urged and cautioned to read the RFQ completely through as noncompliance with requirements
may result in bid rejection. Section 4.0 requirements and request for information must be in the same order
with the same titles as listed in Section 4.0. Vendor proposals should be easy to follow and all sections should
be easily identified.
The specifications included in this package describe the services that the County feels are necessary to meet
the performance requirements of this RFQ and shall be considered the minimum standards expected of the
Proposer. However, the specifications are not intended to exclude potential bidders.
If the vendor is unable to meet any of the specifications as outlined therein, vendors are advised to submit
questions and concerns regarding the specifications during the question and answer period described in Section
2.3.
If the vendor does not indicate or submit questions or concerns regarding the specifications, the County shall
assume it is able to fully comply with these specifications. The County shall be the sole and final judge of
compliance with all specifications.
The County further reserves the right to determine the acceptability or unacceptability of any and all
alternatives or deviations.
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REQUEST FOR QUALIFICATIONS (RFQ) DESIGN-BUILD SERVICES FOR TRANSITIONAL AND PERMANENT
SUPPORTIVE HOUSING PROGRAM
3.3 PROPOSAL EVALUATION PROCESS
The County shall review all responses to this RFQ to confirm responsiveness and minimum qualifications.
Following evaluation, the County will rank the three most highly qualified Design-Builders. The County is not
required to hold interviews; however, it may interview some or all respondents and may request clarification
of information submitted. Qualifications and technical information will be evaluated without access to
Attachment F.
After the final qualifications ranking, staff will attempt to negotiate scope, terms, and fair and reasonable
compensation with the highest-ranked firm and develop a mutually acceptable contract for County approval.
If the County and the highest-ranked firm cannot reach agreement, the County will formally terminate
negotiations and proceed to the next highest-ranked firm. Fee information for lower-ranked firms shall remain
sealed until the County begins negotiations with that firm.
The County reserves the right to reject any and all proposals.
Three-Response Requirement. If fewer than three responses are received from qualified Design-Builders
after the first solicitation, the County shall solicit again in accordance with N.C.G.S. 143-128.1A(d). If fewer
than three qualified responses are received after the second solicitation, the County may proceed with
evaluation and negotiations with the highest-ranked qualified Design-Builder.
3.4 EVALUATION CRITERIA
Responsive Statements of Qualifications will be evaluated solely on qualifications using the criteria below.
Attachment F will not be scored or considered in the qualifications ranking. Compliance and outreach are
evaluated based on the respondent's plan and demonstrated capacity, not on the ownership status of the
respondent or its team members:
1. Firm Qualifications 15 points
2. Relevant Experience 25 points
3. Project Approach, Schedule, Compliance, and Outreach 25 points
4. Project Team Qualifications and Option B Selection Strategy 30 points
5. Firm References 5 points
6. TOTAL 100 points
3.5 METHOD OF AWARD
The County will use a qualifications-based design-build selection process consistent with N.C.G.S. 143-
128.1A and Article 3D of Chapter 143. The County will rank firms based on qualifications, relevant
experience, technical approach, schedule, compliance capacity, team qualifications, the required Project
Team Selection Option B strategy, and references. Price or fee information will not be used to establish the
qualifications ranking.
The County may shortlist and conduct interviews and may request additional information before establishing
final rankings. Under Project Team Selection Option B, each respondent shall identify the licensed
contractor or contractors and design professionals proposed for the project and shall outline its strategy for
open selection of first-tier subcontractors under Article 8 of Chapter 143. The selected Design-Builder may
self-perform some work with its own employees but shall not enter into negotiated contracts with first-tier
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