Project-Based Voucher Program for New Construction in St. Petersburg, Florida

REQUEST FOR PROPOSALS (RFP) # 26-008
FOR ASSISTANCE UNDER THE SECTION 8
PROJECT-BASED VOUCHER PROGRAM FOR
NEW CONSTRUCTION HOUSING UNITS IN
ST. PETERSBURG, FLORIDA
Pinellas County Housing Authority
11479 Ulmerton Road
Largo, FL 33778
MILESTONE DATE / TIME
Issue Date July 29, 2026
Deadline for Questions August 13, 2026, by 2:00 p.m. EST
Deadline for Answers August 14, 2026
Submission Deadline August 28, 2026, by 2:00 p.m. EST
SUBMISSION ADDRESS
Submit electronically to: Mle@pinellashousing.com
Email subject line: "RFP 26-008 PBV for New Construction Housing in St. Petersburg, FL"

TABLE OF CONTENTS
I. Project Summary 3
II. Purpose and Eligibility 4
* Eligible Applicants
III. Threshold Eligibility Requirements 7
IV. Specific Requirements 8
V. Application Instructions & Contents 11
VI. Scoring Criteria 16
VII. Application Forms 18
2 ~ RFP 26-008

I. PROJECT SUMMARY
Project Name: Project Based Voucher for New Construction Housing in St. Petersburg, Florida
Owner: Pinellas County Housing Authority
11479 Ulmerton Road
Largo, FL 33778-1602
Project Description: The Pinellas County Housing Authority ("PCHA") is accepting proposals
from property owner(s) (each, an "Applicant") to provide assistance under the Section 8 Project-
Based Voucher ("PBV") program for new construction housing in St. Petersburg, Florida.
PROPOSAL DUE DATE: Proposals and required documents are due from qualified bidders
no later than August 28, 2026 by 2:00 p.m..
Bid Submission ~ Each firm must submit a proposal via email to mle@pinellashousing.com
Email subject must state -
"RFP #26-008 for New Construction Housing in St. Petersburg, FL"
Any proposals received after the specified time and date will not be accepted. THERE WILL
BE NO EXCEPTIONS. A confirmation email acknowledging receipt of the bid will be sent
within one (1) hour of submission.
Questions and Addenda
Any questions pertaining to this RFP must be emailed to Mle@pinellashousing.com no later than
2:00 P.M., EST on August 13, 2026. All addenda and questions and answers will be published on
PCHA's website and on the Housing Agency Marketplace:
* https://pinellashousing.com/departments/procurement/open_solicitations_and_bid_results.php
* https://ha.internationaleprocurement.com/
All documents will be posted to the above websites, and it is the responsibility of the
proposer to check the sites for updates.
IMPORTANT NOTICE: The PCHA reserves the right to request additional information
and/or submission of documents concerning any and/or all proposals submitted. A request for
additional information will be emailed to the firm within 48 hours of the deadline established
by PCHA for submission of additional information. Firms are strongly encouraged to be
prepared to respond.
3 ~ RFP 26-008

II. PURPOSE AND ELIGIBILTIY
The Pinellas County Housing Authority ("PCHA") is accepting proposals from property owner(s)
and/or developer(s) (each, an "Applicant") to provide assistance under the Section 8 Project-Based
Voucher ("PBV") program. PCHA may use up to 20% of its Section 8 budget authority for project-
based assistance. PCHA estimates that it will be able to provide project-based assistance for
approximately 1 to 10 PBV units of housing located within St. Petersburg, Florida for families and
individuals under the PBV program to support affordable housing opportunities in St. Petersburg,
Florida. PCHA reserves the right to award multiple contracts as deemed to be in the best interest
of PCHA. PCHA may award all or none of the vouchers applied for.
PBVs are a component of PCHA's Housing Choice Voucher Program. PCHA will attach voucher
assistance to a specific project developments. All units must meet the U.S. Department of Housing
and Urban Development ("HUD") housing quality standards ("HQS"), and all rent must be
considered reasonable by PCHA.
The purpose of this Request for Proposals for Assistance Under the Section 8 Project-Based
Voucher Program for Development of New Construction Housing Units in St. Petersburg, Florida
(this "RFP") is to select a project that requires and is eligible to use PBVs for the continued
operation of affordable housing. An award of PBVs will be made pursuant to an agreement
between PCHA and the Applicant, for use under the PBV program and for newly constructed units
within the City of St. Petersburg, Florida.
Applicants should be aware of the following conditions:
1. All required land use approvals must be obtained by the Applicant. Any award of vouchers
is contingent upon the Applicant receiving all required land use approvals.
2. The project must meet all applicable requirements of the HUD Project-Based and Housing
Choice Voucher program regulations (24 CFR 983).
3. The project will be subject to a HUD subsidy layering review, in accordance with HUD
subsidy layering regulations (24 CFR 4.13) to prevent excess subsidy. Successful
Applicants will be required to submit a list of documents to PCHA, which will then be
submitted to HUD for review.
4. The project must comply with design and construction requirements of the Fair Housing
Amendments Act of 1988 and implementing regulations at 24 CFR 100.205, as applicable,
and accessibility requirements of section 504 of the Rehabilitation Act of 1973 (29 U.S.C.
794) and implementing regulations at 24 CFR Part 8.
5. An Environmental Review and/or Assessment of the property will be required. If an
Assessment is required, the cost will be charged to the Applicant.
4 ~ RFP 26-008

6. Due to the above conditions and requirements, Applicants should be aware of the significant
lead time necessary to secure all required approvals prior to commencement of
construction.
7. Execution of an Agreement to enter into a Housing Assistance Payments Contract
("AHAP") is contingent upon the completion of all of the above requirements, which must
be signed before construction of the proposed development begins. Upon final inspection
of the work, the owner of the property and PCHA will execute a Housing Assistance
Payments Contract ("HAP Contract").
8. Applicants should note that upon execution of the AHAP, the owner of the property will
be required to comply with all federal requirements imposed by the AHAP, including the
use of the federal Davis-Bacon construction wage guidelines, participation of Section 3
and minority-owned and women-owned business enterprise businesses and the need to
obtain National Environmental Policy Act environmental clearance. A copy of the form of
AHAP can be found at HUD.Gov and includes forms 52531A and 52531B.
9. Any award is contingent upon PCHA's receipt of adequate funding and necessary approvals
from HUD.
10. Any development receiving at least 9 PBVs will be subject to Davis-Bacon construction
requirements.
The following housing types are not eligible for PBV awards under this RFP:
1. Shared housing units;
2. Units on the grounds of a penal, reformatory, medical, mental or similar public or private
institution;
3. Nursing homes or facilities providing continuous psychiatric, medical, nursing services,
board and care or intermediate care (however, PBV assistance may be provided in
assisted living facilities);
4. Units that are owned or controlled by an educational institution or its affiliate and are
designated for occupancy by students;
5. Manufactured homes;
6. Cooperative housing;
7. Transitional Housing;
8. High-rise elevator project for families with children;
9. Units occupied by an owner of the housing; or
10. Units occupied by a family ineligible for participation in the PBV program.
5 ~ RFP 26-008

In addition, PBV assistance will not be provided to:
1. A public housing unit;
2. A unit subsidized with any other form of Section 8 assistance;
3. A unit subsidized with any governmental rent subsidy;
4. A unit subsidized with any governmental subsidy that covers all or any part of the operating
costs of the housing;
5. A unit subsidized with Section 236 rental assistance payments (12 U.S.C. 1715z-1) (except
that PCHA may attach assistance to a unit subsidized with Section 236 interest reduction
payments);
6. A unit subsidized with rental assistance payments under Section 521 of the Housing Act of
1949, 42 U.S.C. 1490a (a Rural Housing Service Program);
7. Section 202 project for non-elderly persons with disabilities (assistance under Section 162
of the Housing and Community Development Act of 1987, 12 U.S.C. 1701q note);
8. Section 811 project-based supportive housing for persons with disabilities (42 U.S.C.
8013);
9. Section 202 supportive housing for the elderly (12 U.S.C. 1701q);
10. A Section 101 rent supplement project (12 U.S.C. 1701s);
11. A unit subsidized with any form of tenant-based rental assistance (as defined at 24 CFR
982.1(b) (2)) (e.g., a unit subsidized with tenant-based rental assistance under the HOME
program, 42 U.S.C. 12701 et seq.); or
12. A unit with any other duplicative federal, state or local housing subsidy, as determined by
HUD or by PCHA in accordance with HUD requirements. For this purpose, "housing
subsidy" does not include the housing component of a welfare payment; a social security
payment; or a federal, state or local tax concession (such as relief from local real property
taxes).
ELIGIBLE APPLICANTS
Applicants proposing new construction affordable housing for low or moderate income families,
veterans and individuals in St. Petersburg, Florida, with priority given to units located in St.
Petersburg, Florida.
BUILD AMERICA, BUY AMERICA ACT (as applicable)
The bidder/proposer must comply with the requirements of the Build America, Buy America
(BABA) Act, 41 USC 8301 note, and all applicable rules and notices, as may be amended, if
applicable to the PCHA's infrastructure project. Pursuant to HUD's Notice, "Public Interest Phased
Implementation Waiver for FY 2022 and 2023 of Build America, Buy America Provisions as
Applied to Recipients of HUD Federal Financial Assistance" (88 FR 17001), any funds
obligated by HUD on or after the applicable listed effective dates, are subject to BABA
requirements, unless excepted by a waiver.
6 ~ RFP 26-008

III. THRESHOLD ELIGIBILITY REQUIREMENTS FOR PROPERTIES AND APPLICANTS
RECEIVING PROJECT-BASED VOUCHERS FROM PCHA
1. The property must be located in the City of St. Petersburg, Florida;
2. The Applicant must prove ownership of the site or control of proposed site by a purchase
contract, purchase or lease option, deed or, lease, in each case, where such control extends
through the proposed date for acquiring title to the site;
3. The Applicant must be incorporated, formed or organized in the State of Florida;
4. The Applicant must have policies and procedures including admission policies, rules for
resident behavior, procedures for involuntary discharge and a complaint procedure;
5. The Applicant must have in place the following insurance which shall be written by
companies authorized to do business in the state of Florida and acceptable to PCHA:
a. Comprehensive general liability insurance at limits not less than One Million
Dollars ($1,000,000.00) combined single limits;
b. Commercial general liability insurance including contractual liability coverages in
the amount not less than One Million Dollars ($1,000,000.00) combined single
limits; and
c. Workers Compensation Insurance as required under Florida law.
6. The Applicant must comply with the laws and regulations of the City of St. Petersburg,
including but not limited to laws involving the use, maintenance and operation of structures,
including building permits, zoning, code enforcement and rental certificates of compliance;
7. The Applicant must not be involved in any current litigation or contractual dispute with
PCHA, the City of St. Petersburg or any municipality in Pinellas County;
8. The Applicant must designate a point of contact for PCHA staff; and
9. The Applicant must provide to PCHA, HUD or its agents reports, financial and other
information as requested that may be needed to ensure compliance with local, state and
federal laws and regulations.
10. The Applicant, or the owner of the property, as applicable, must be able to enter into an
AHAP and start the project for which PBVs have been requested within a 24-month period
after the announcement of award of PBVs or PCHA reserves the right to withdraw the
award. PCHA may extend the 24-month period upon request of the Applicant.
7 ~ RFP 26-008

IV. SPECIFIC REQUIREMENTS
IV. SPECIFIC REQUIREMENTS
Resident Choice and Continued Assistance. When a family or individual moves out of
a unit with PBV assistance, it will be replaced by a family/individual that is referred from
PCHA's waiting list or a Veteran's wait list of a Veterans Affairs Supportive Housing
Voucher. This will ensure that the specified number of subsidies continue to be used at the
project throughout the term of PCHA's HAP Contract with the owner.
HAP Contract. A form of the HAP Contract can be found at HUD.Gov.
Contract Term and Extension. PCHA has the discretion to set the initial contract term
for any period of time up to a maximum of twenty (20) years, subject to the availability of
adequate annual appropriations. The initial contract may be less than twenty (20) years at
PCHA's discretion and may be extended for a period of up to twenty years if PCHA
considers such extension appropriate to achieve long-term affordability or to expand
housing opportunities. At PCHA's option, the initial contract may bind the Applicant to
accept extensions offered by PCHA.
HQS and Inspections. Each unit identified to receive project-based assistance must pass
a HQS inspection before a HAP Contract may be signed. PBV contracts are subject to the
same annual/biennial inspection requirements as tenant-based vouchers.
Rent. PCHA's contract with the owner sets the rent for each unit with PBV assistance.
The amount of the rent may not exceed the lower of the applicable maximum level, as
explained below, or the "reasonable" rent in light of the rents charged for comparable
unassisted units in the area. The applicable maximum level is the maximum voucher
payment standard which is 110 percent of the HUD-determined fair market rent ("FMR").
Up to this maximum, the rent for a unit is allowed if the rent is reasonable. In some cases,
HUD may approve at their discretion exception rents for as much as 120 percent of the
HUD-determined FMR. An independent reasonable rent study in accordance with HUD
requirements will be prepared to determine the initial contract rent. The total rent to the
Applicant for PBV assisted units consists of the tenant rent (the portion of the rent to owner
paid by the family) and the rental assistance paid by PCHA in accordance with the HAP
Contract.
Rent Increases. Rent increases during the term of the contract may be approved by PCHA
so long as the increased rents do not exceed the above rent limits and are reasonable.
HUD's annual adjustment factors do not apply.
Individual or Family Share of the Rent. Individuals or families with PBVs pay 30
percent of their adjusted income for rent and utilities.
Waiting List. PCHA may, at its discretion, maintain a separate waiting list for any project
eligible for PBV assistance. Owners are responsible for selecting tenants for units assisted
8 ~ RFP 26-008

with PBVs from among the persons or families referred by PCHA from its waiting list. An
Applicant may refer persons or families that apply directly to the project to PCHA to be
placed on the waiting list. No person or family is required to accept PBV assistance;
persons or families that reject an offer of PBV assistance or are rejected by the owner and
are on the tenant-based voucher waiting list retain their place on that list.
Targeting. The income of persons or families selected for PBV units is considered by
determining whether PCHA has complied with the requirement that at least 75 percent of
new admissions to the voucher program each year must have incomes at or below 30
percent of the area median income.
Feasibility. Proposed developments must be new construction, financially feasible and
operationally viable, as demonstrated via submission of development and operating pro-
formas. Proformas must show the need for the PBV to make the development feasible.
This will be demonstrated by providing proformas with and without PBV.
Priority Projects.
1. Projects utilizing PBV to ensure project feasibility (to increase debt for Gap financing)
will be given priority over projects that do not require PBV for financial feasibility.
2. Projects that allow PCHA to share in the ownership interest of the development will be
given priority.
3. Projects that are located in an area that is part of a revitalization that may or may not
include a site that is or was Public Housing.
4. Projects that serve a special needs population such as homeless,physically disabled, at
risk of being or are homeless, youth aging out of foster care, survivors of domestic violence,
persons with severe and persistent mental illness or persons with intellectual or
developmental disabilities.
Location. PCHA will provide PBV assistance with the goal of expanding housing and
economic opportunities to the maximum extent feasible. Proposed developments located
in St. Petersburg, Florida and in close proximity to social, recreational, educational,
commercial and health facilities and other municipal facilities and services, either on site
or off-site.
It is PCHA's goal to select sites for PBV assistance that provide for deconcentrating poverty
and expanding housing and economic opportunities. In complying with this goal, PCHA
will limit approval of sites for PBV assistance in census tracts that have poverty
concentrations of 25 percent or less. However, PCHA will grant exceptions to the 25
percent standard where PCHA determines that the project-based assistance will
complement other local redevelopment activities designed to deconcentrate poverty and
expand housing and economic opportunities in census tracts with poverty concentrations
greater than 25 percent, such as:
9 ~ RFP 26-008

* A site which is located in a HUD-designated Enterprise Zone, Economic
Community, or Renewal Community;
* A site which is located in a census tract where the concentration of assisted units
will be or has decreased as a result of public housing demolition and HOPE VI
redevelopment;
* A site which is located in a census tract in which the proposed development will be
located is undergoing significant revitalization as a result of state, local, or federal
dollars invested in the area;
* A site which is located in a census tract where new market rate units are being
developed where such market rate units will positively impact the poverty rate in
the area;
* A site which is located in a census tract where there has been an overall decline in
the poverty rate within the past five years;
* A site which is located in a census tract where there are meaningful opportunities
for educational economic advancement; or
* A site which currently is or previously was a Public Housing Development and is
proposing a revitalization to a mixed income development.
Supportive Services. An Applicant intending to make supportive services available at a
project must make such supportive services available to all residents receiving PBV
assistance in the project, but the residents do not actually have to accept and receive
supportive services for the unit to be considered an "excepted unit" (as such term is defined
in 24 CFR Part 983), however, the family occupying such excepted unit must be eligible
to receive the supportive services for such unit to be considered an excepted unit). It is not
necessary that the services be provided at or by the project but must be reasonably available
to residents receiving PBV assistance at the project and designed to help families in the
project achieve self-sufficiency or live in the community as independently as possible.
PCHA may not require participation in the supportive service as a condition of living in
the excepted unit, although such services may be offered.
NOTE: Clinical Services, except for drug and alcohol treatment, cannot be used to meet
the minimum required services for a PBV unit to be considered an excepted unit.
Applicants who can offer the minimum level of supportive services as may be required by
Florida Housing Finance Corporation in connection with the award of low-income housing
tax credits will be given priority.
PCHA may not enter into an AHAP for new construction developments until it has determined that
the site complies with the HUD required site and neighborhood standards set forth at 24 CFR
983.55(e).
10 ~ RFP 26-008