Professional Real Estate Marketing and Brokerage Services - Addendum - Owners Rep - Responses to Questions
| Location: | California |
|---|---|
| Posted: | Sep 1, 2026 |
| Due: | Sep 10, 2026 |
| Agency: | City of San Buenaventura |
| Type of Government: | State & Local |
| Category: |
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| Publication URL: | To access bid details, please log in. |
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ADDENDUM NO. 1 — RESPONSES TO QUESTIONS
Request for Proposals for Professional Real Estate Marketing and Brokerage Services — HUD Section 18 Disposition
(RFP dated July 21, 2026)
Issued: August 27, 2026
Ventura Housing received the questions below regarding the Request for Proposals for Professional Real Estate
Marketing and Brokerage Services (HUD Section 18 Disposition). Pursuant to RFP Section 4.04 and HUD-5369-B,
Instructions to Offerors, this Addendum No. 1 sets forth Ventura Housing's responses to all questions received and
is hereby incorporated into and made a part of the RFP. Except as expressly modified below, all other terms,
conditions, and requirements of the RFP remain unchanged and in full effect. This Addendum is being distributed to
all firms that submitted an Intent to Respond.
I. Schedule, Procurement Process & Contract Terms
1. Anticipated Project Schedule
General
Following the submittal deadline, what is the anticipated timing for selection, contract award, notice to
proceed, listing agreement execution, delivery of property/title info, property access, relocation completion,
inspections, marketing authorization, offers/auction, and closing?
Response: Specific target dates for post-award milestones — listing agreement execution, delivery of property and
title information, completion of relocation, commencement of inspections, authorization to begin marketing, and
closing — will be established in coordination with the selected broker following award.
2. Board of Commissioners Approval of Purchase Agreements
General
Will each purchase agreement/completed sale require Board of Commissioners approval, or has authority
been delegated to staff?
Response: Board of Commissioners approval is not required for each individual transaction. Staff hold delegated
authority to approve transactions that meet HUD and Ventura Housing requirements.
3. Correction — Six Properties, Nine Dwelling Units
Page 9 of 13, Section 3.01, Item 4
Please confirm the initial assignment is six properties containing nine dwelling units (three single-family
homes, three duplexes), and that the RFP's references to “ten properties”/“ten units” are errors.
Response: Confirmed. This Addendum formally corrects the RFP's references to “(ten units)” in Section 1.03, and
“ten properties” in Sections 2.03 and 3.01, to read six (6) properties comprising nine (9) dwelling units — three
single-family homes and three duplexes.
ADDENDUM NO. 1
2
4. Exclusive Representation
General
Will the selected broker have exclusive representation for each of the six properties for the listing period?
Response: Ventura Housing reserves the right, at its sole and absolute discretion, to determine whether exclusive
representation is granted for the marketing and sale of each property.
5. Purchase Agreement Form and Buyer Due Diligence Terms
General
Will Ventura Housing require its own purchase agreement form, or use the broker's (or a standard CAR)
form with VHA-approved addenda?
Response: Ventura Housing requires use of a standard California purchase agreement (e.g., a CAR form). Proposals
built around a custom real estate auction purchase agreement will not be accepted. Ventura Housing reserves the
right to review and approve any addenda and to set its position on standard contingencies and terms on a
transaction-by-transaction basis.
6. Form of Listing Agreement
Page 8 of 13, Section 2.03, Item 10 / Section 4.01
May a proposer using an auction methodology submit its proprietary auction listing agreement and addenda,
rather than a standard CAR Exclusive Authorization and Right to Sell form?
Response: No. As Ventura Housing is not accepting an auction-based methodology for this procurement, a
proprietary auction listing agreement is not applicable. Each firm's standard exclusive listing agreement, submitted
per Section 2.03, Item 10, will be used, subject to Ventura Housing's review and negotiation.
7. Insurance — Certificate at Proposal Stage vs. Before Work Begins
Page 8 of 13, Section 2.03 / Section 4.02
May a proposer submit evidence from its insurer/broker confirming required coverage can be obtained upon
award, with formal Certificates of Insurance furnished before work begins?
Response: Yes. Section 2.03, Required Item 11 expressly allows either a current certificate of insurance, or a letter
from the firm's insurer or licensed insurance broker showing the firm carries — or can obtain upon award — the
coverages and limits required in Section 4.02. Formal Certificates of Insurance (and any required endorsements) are
then due before the selected firm commences work, per Section 4.02.
8. Fee Proposal — Buyer Premium
Page 8 of 13, Section 2.03
If a Buyer Premium structure is permitted, would a Fee Proposal built around a Buyer Premium satisfy the
RFP's Fee Proposal requirement?
Response: Ventura Housing will not consider a Buyer Premium compensation structure. Fee proposals should be
structured as a traditional Ventura Housing-paid commission, per Section 2.03, Item 5.
9. Broker Qualifications — Local vs. Statewide/National Experience
Page 6 of 13, Section 1.05 / Page 9 of 13, Section 3.01
ADDENDUM NO. 1
3
Will Ventura Housing consider firms with substantial statewide/national residential disposition experience that
supplement their team with local market expertise, given the RFP's preference for City of Ventura
experience?
Response: Yes. City of Ventura sales experience is one factor within the 25-point “Qualifications & Experience”
evaluation criterion (Section 3.01), alongside DRE license/MLS standing, affordable-housing/HUD-related experience,
the 5-years-in-7 experience preference, and staff resumes — it is a scored preference, not an absolute threshold
requirement. Firms with broader statewide or national disposition experience remain eligible to submit and will be
evaluated under the full matrix; local-market depth can be addressed through the qualifications of assigned
personnel.
II. Disposition Policy & Marketing Strategy
10. First-Time Homebuyer Preference — Implementation
Page 3 of 13, Section 1.03
How will Ventura Housing implement the First-Time Homebuyer (FTHB) preference if a non-FTHB offer is
higher-priced than an FTHB offer that meets FMV?
Response: The RFP establishes the outcome — sale at or above the State-certified appraised Fair Market Value, with
preference given to first-time homebuyers. The specific tie-break mechanics will be determined in collaboration with
the selected broker following award, consistent with that Fair Market Value floor.
11. Duplex Properties — Does the FTHB Preference Apply?
Page 3 of 13, Section 1.03
Does the first-time homebuyer preference apply equally to the three duplex properties?
Response: Yes. The First-Time Homebuyer preference applies to all six properties, including the three duplexes and
the single-family homes.
12. Competitive Auction Methodology
Page 4 of 13, Section 1.05
Would Ventura Housing consider a proposal using a competitive real estate auction methodology?
Response: Ventura Housing will not accept proposals built around a competitive auction methodology for this RFP.
Ventura Housing has set a preference for selling the properties to first-time homebuyers through a traditional listing
and marketing process.
13. Buyer Premium Compensation Structure
Page 4 of 13, Section 1.05
If an auction process is permitted, would Ventura Housing allow the broker's compensation to be structured
as a disclosed Buyer Premium?
Response: Not applicable. As noted in Question 12, above, Ventura Housing is not accepting an auction-based
methodology for this procurement, so a Buyer-Premium compensation structure does not apply.
14. Single Coordinated Marketing Campaign / One Auction Event
Page 5 of 13, Section 1.05(b)
ADDENDUM NO. 1
4
Would Ventura Housing consider all six properties marketed as one coordinated campaign culminating in a
single auction event?
Response: Ventura Housing will not consider an auction-based sale. Each property will be marketed and sold
separately.
15. Simultaneous Marketing of All Six Properties
Page 5 of 13, Section 1.05(b)
Would Ventura Housing permit simultaneous marketing of all six properties under a single coordinated
campaign?
Response: Ventura Housing will not permit simultaneous marketing of all six properties as a single coordinated
campaign.
16. Fair Market Value Compliance in a Competitive Auction
Page 5 of 13, Section 1.05
If an auction is authorized, how will the appraised FMV be applied to the bidding process?
Response: Not applicable. As noted in Question 12, above, Ventura Housing is not accepting an auction-based
disposition methodology for this procurement.
17. Broker Price Opinions vs. State-Certified Appraisals
Page 5 of 13, Section 1.05(a)
What is the purpose of the required Broker Price Opinions given that State-certified appraisals already
establish Fair Market Value?
Response: The State-certified appraisals continue to serve as the foundation for Fair Market Value compliance.
Ventura Housing is separately requesting each broker's price opinion (BPO) in order to help optimize marketing and
final sale price.
18. Who Sets the Initial Listing Price
Page 5 of 13, Section 1.05(a)
Will the initial listing price be set by Ventura Housing based on the appraisal, or will the broker be expected
to recommend it?
Response: The broker prepares the BPO and advises Ventura Housing on pricing and market positioning, and is
expected to bring a pricing recommendation consistent with — or higher than — the appraised value. Final approval
of each listing rests with Ventura Housing's Chief Executive Officer before a property is listed.
19. Appraisal Status and Purpose of the Broker's Opinion of Value
General
Have appraisals been completed on each property? Will those appraisals set the list price, or is Ventura
Housing looking for an opinion of value with suggested pricing?
Response: Appraisals have been completed for each of the six properties and will be shared with the selected broker
upon award. The appraisals establish the Fair Market Value floor; Ventura Housing is separately seeking the selected
broker's professional opinion of value (via BPO) on marketing and listing-price positioning, as described in Question
17, above.
ADDENDUM NO. 1
5
20. Marketing Budget / Expense Reimbursement
Page 5 of 13, Section 1.05(b)
Will Ventura Housing provide a marketing budget, or must the broker advance and be reimbursed, or absorb
these costs in its commission?
Response: The broker shall be solely responsible for all direct costs incurred in performance of the scope. The
scope does not provide for a Ventura Housing-funded marketing budget.
21. Additional Assignments — Anticipated Volume and Property Types
Page 5 of 13, Section 1.05
Approximately how many additional properties does Ventura Housing anticipate assigning during the initial
three-year term?
Response: At this time, only the six properties associated with this RFP are under active consideration. Ventura
Housing is not able to offer an estimate of additional-assignment volume, and none is guaranteed under the resulting
contract.
III. Property Information & Due Diligence
22. Property Addresses and APNs
General
Please confirm the official address for each property, including whether “6064–6072 Woodland Avenue”
should be “Woodland Street,” and that the Birch Street duplex is “3772–3774 Birch Street.”
Response: 3772–3774 Birch Street is confirmed as a duplex. The Woodland property address is corrected to read
6064–6072 Woodland Street (not Avenue). Ventura Housing will share the APN and legal description for each
property with the selected broker after award.
23. Property and Unit Configuration
General
Please provide basic physical configuration for each property: unit count, bed/bath, square footage, lot size,
parking, and separate utility metering for the duplexes.
Response: This information will be provided to the selected broker after award.
24. Property Due-Diligence Information
General
Which due-diligence items are currently available (APNs, legal descriptions, permit history, Phase I ESAs,
lead-paint disclosures, termite/roof/sewer-lateral reports, preliminary title reports, etc.)?
Response: This information will be provided to the selected broker after award.
25. Availability of Existing Appraisal Reports
Page 5 of 13, Section 1.05(d)
Will the completed State-certified appraisal reports be made available to proposers before the deadline, or to
the selected broker upon award?
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