Request for Proposal for Owners Representative Services for Twelve Gardens, Pasteur Court, and Santa Clara Apartments

501(c)3
Homecomings, Inc. Nonprofit Affiliate
Of Ventura Housing
Request for Qualifications
For OWNER'S REPRESENTATIVE SERVICES for TWELVE GARDENS, PASTEUR
COURT, and SANTA CLARA APARTMENTS - three affordable housing developments
in the City of Ventura, California, totaling 222 units.
By Homecomings, Inc.
Nonprofit affiliate of Ventura Housing (Housing Authority of the City of San
Buenaventura)
Submittal Deadline All questions regarding this Request must be
submitted via email to:
4:00 PM PST Marco Valencia
Thursday, September 10, 2026 Project Manager
mvalencia@venturahousing.org
The responsibility for submitting a response to this Request on or before the
stated time and date will be solely and strictly the responsibility of the Contractor.
Homecomings, Inc. will in no way be responsible for delays caused by any
occurrence.
MAIN OFFICE Phone/Fax TDD/TDY RFQ
995 Riverside Street (805) 648-5008 ENG: 1-800-735-2929 Owners Rep
Ventura CA 93001 (805) 643-7984 ESP: 1-800-855-3000 8/20/2026

Homecomings, Inc. | RFQ FOR OWNER'S REPRESENTATIVE SERVICES
Part I - Project information 4
Section 1.01 About Homecomings, Inc. 4
Section 1.02 Overview 4
Section 1.03 Project Description 4
Section 1.04 Design and Ownership Team 5
Section 1.05 Funding Requirements 5
Section 1.06 Scope of Services 6
Part II - Submitting your proposal 10
Section 2.01 RFQ Submission and Format 10
Section 2.02 Submission Timeline 11
Section 2.03 Required Submittal Contents 11
Part III - Selection 12
Section 3.01 Evaluation Criteria & Scoring of Qualifications 12
Section 3.02 Selection Process and Criteria 13
Part IV - CONTRACT & Terms 14
Section 4.01 Contract Type 14
Section 4.02 Insurance 14
Section 4.03 Terms and Conditions 14
Exhibits 15
EXHIBIT A - Project Descriptions 15
(A-1 Twelve Gardens; A-2 Pasteur Court; A-3 Santa Clara Apartments) 15
EXHIBIT B - Form of Professional Services Agreement 15
(including insurance requirements) 15
Exhibit A 16
Project Descriptions 16
(A-1 Twelve Gardens; A-2 Pasteur Court; A-3 Santa Clara Apartments) 16
Exhibit B 17
Form of Professional Services Agreement (including insurance
requirements) 17
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Homecomings, Inc. | RFQ FOR OWNER'S REPRESENTATIVE SERVICES
RFQ SCHEDULE
RFQ Released Thursday, August 20, 2026
Submit Intent to Respond Thursday, August 27, 2026
Submit all questions regarding this RFQ on or before: Tuesday, September 1, 2026
Responses to Questions/ Addendum will be issued Friday, September 4, 2026
Submittals Due: 4:00 PM PST Thursday,
September 10, 2026
Interviews (if held, at Homecomings' discretion) Week of September 14, 2026
Consultant Selection (Estimated) Thursday, September 17, 2026
Notice to Proceed Week of September 28, 2026
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Homecomings, Inc. | RFQ FOR OWNER'S REPRESENTATIVE SERVICES
PART I - PROJECT INFORMATION
Section 1.01 About Homecomings, Inc.
Homecomings, Inc. is a California nonprofit public benefit corporation and the nonprofit
affiliate developer of Ventura Housing (Housing Authority of the City of San Buenaventura
- HACSB). Homecomings acts as the Sole/Managing Member of the General Partner in
affordable housing limited partnerships, developing and preserving affordable multifamily
housing throughout the City of Ventura. Projects developed by Homecomings utilize a
range of funding sources including Project-Based Vouchers (PBVs), HOME Investment
Partnerships Program funds, Low Income Housing Tax Credits (LIHTC), Rental Assistance
Demonstration (RAD) program conversions, Restore-Rebuild program funds, and other
local, state, and federal housing programs.
Section 1.02 Overview
Homecomings, Inc. ("Owner"), on behalf of the project-specific limited partnerships
identified in Section 1.04, is requesting Statements of Qualifications from qualified
owner's representative and construction management firms to provide Owner's
Representative services during predevelopment, construction, and close-out for the
Twelve Gardens, Pasteur Court, and Santa Clara Apartments projects. Through this RFQ,
Homecomings also intends to establish a pool of pre-qualified firms from which it may
select Owner's Representatives for future development projects. A detailed Scope of
Services is provided in Section 1.06.
Section 1.03 Project Description
Twelve Gardens - Rehabilitation of 148 units of existing public housing (including one
manager's unit) across twelve scattered sites throughout the City of Ventura, converting
to long-term affordability through the HUD Rental Assistance Demonstration (RAD)
Section 18 Blend program. Work includes new flooring, building system upgrades, ADA
accessibility improvements, window, roof, appliance, and cabinet replacement as
necessary, management office improvements, full electrification where feasible, solar
photovoltaic, and site landscaping. Financing includes a tax-exempt permanent loan,
seller carryback, CDLAC 4% LIHTC equity, and RAD rental subsidy. Construction is
anticipated to begin in 2027 and will be performed with residents in place, with temporary
relocation.
Pasteur Court - A new 33-unit permanent affordable housing community on a 0.60-acre
vacant parcel adjacent to 5818 Valentine Road, serving 15 households experiencing
homelessness and 17 low-income households at 30-60% AMI. The development is a
single three-story elevator building with 30 one-bedroom and 3 two-bedroom units,
community space, three offices, common laundry, rooftop deck, and 24 parking spaces.
Funding includes City Encampment Resolution Funding, City and County HOME-ARP,
deferred impact fees, 8 Project-Based Vouchers, and a planned 9% LIHTC application in
the second round of 2026. Construction is anticipated to begin in 2027 with a 22-month
duration.
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Homecomings, Inc. | RFQ FOR OWNER'S REPRESENTATIVE SERVICES
Santa Clara Apartments - Demolition of an aging 28-unit public housing complex at
1216 E Santa Clara Drive and replacement with a new 41-unit multifamily community
serving 15 special needs households, including households experiencing homelessness,
and 25 low-income households at 30-80% AMI. The development consists of three-story
building masses over a 30-stall podium parking garage, with 13 one-bedroom, 26 two-
bedroom units, and 2 three-bedroom units around a central courtyard. Funding includes
a Ventura Housing loan, County general funds, HHAP 6, BHSA, deferred impact fees, 30
Project-Based Vouchers through a RAD/Section 18 blend conversion, and a planned 9%
LIHTC application in the second round of 2026. Construction is anticipated to begin in
2027 with a 24-month duration.
A full Project Description for each project, including site details, unit mix, construction
type, sustainability features, entitlement status, and utility information, is provided in
Exhibit A.
Section 1.04 Design and Ownership Team
The team assembled for each project is identified in that project's Project Description in
Exhibit A. Firms selected through this RFQ will be expected to coordinate directly with
relevant team members as needed to complete their scope of work.
ROLE ENTITY
Owner / Contracting Entity Homecomings, Inc., on behalf of the project-specific Limited
Partnership (Pasteur Court LP; Santa Clara Ventura LP; Twelve Gardens
LP)
Developer Ventura Housing / Homecomings, Inc.
Architect Varies by project - see Exhibit A
Owner's Representative To be selected through this RFQ
Civil Engineer Varies by project - see Exhibit A
Other Consultants Varies by project - see Exhibit A
Section 1.05 Funding Requirements
These projects are funded in part by federal and state sources including HUD Rental
Assistance Demonstration (RAD) Section 18 Blend rental subsidy, Project-Based
Vouchers, HOME-ARP funds, City Encampment Resolution Funding, County general
funds, HHAP, BHSA, and Low-Income Housing Tax Credits. Certain federal and state
requirements flow directly to the selected contractor and must be reflected in the
contractor's rate schedule, staffing plan, and project administration. The following are
applicable to these projects:
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Homecomings, Inc. | RFQ FOR OWNER'S REPRESENTATIVE SERVICES
REQUIREMENT APPLIES WHEN CONTRACTOR OBLIGATION
Federal Davis-Bacon Construction or rehabilitation Pay applicable federal prevailing wages; submit
Prevailing Wage using federal funds (HOME, certified payroll (Form WH-347) weekly; post
RAD, HUD grants) current federal wage determination on-site
California State Any construction contract Pay applicable California DIR prevailing wages
Prevailing Wage awarded by a public agency - where both federal and state prevailing
or using state funds (HCD, wage apply, the more restrictive rate governs;
Homekey, CDLAC) submit DIR-compliant certified payroll
Section 3 - Contracts using HUD Ensure 25% of total labor hours performed by
Economic financial assistance Section 3 workers; 5% by Targeted Section 3
Opportunities workers; submit labor hour reports as required
Homecomings will retain qualified compliance monitors to assist with prevailing wage and
Section 3 reporting - the project team will work collaboratively with the selected
contractor to meet all applicable requirements, but ultimate compliance responsibility
rests with the contractor.
Section 1.06 Scope of Services
Homecomings, Inc. is seeking Statements of Qualifications from qualified owner's
representative and construction management firms to provide Owner's Representative
services for the Twelve Gardens, Pasteur Court, and Santa Clara Apartments projects
and for future Homecomings development projects.
(a) The selected Consultant shall:
Homecomings is seeking an Owner's Representative to interface with and direct
consultants and contractors on its behalf to meet critical project deadlines and
deliverables, and to review technical and budgetary issues and make recommendations
for action. The scope below applies to each project for which the Consultant is engaged.
Not every task applies to every project; the tasks applicable to a given project, together
with site visit frequency, staffing levels, and reporting cadence, will be established in that
project's Professional Services Agreement.
Predevelopment and Design
1. Review and evaluate construction drawings at each design milestone for accuracy,
completeness, consistency, constructability, and compliance with the project
program and applicable codes.
2. Review and evaluate specifications.
3. Assist with proposed value engineering and prepare impact analysis.
4. Evaluate new consultant design or design-build proposals, as needed, prior to
selection.
5. Coordinate among consultants to avoid conflicts and resolve design issues.
6. Attend and, where requested by Homecomings, organize meetings with the City,
Owner, and design team as required to complete the scope of work.
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Homecomings, Inc. | RFQ FOR OWNER'S REPRESENTATIVE SERVICES
7. Evaluate proposed construction costs, including the General Contractor's budgets
and cost proposals, and assist with value engineering proposals from the General
Contractor and its subcontractors. Independent cost estimating is performed by a
separate estimator retained by the Owner; the Consultant shall review and comment
on estimates prepared by others but is not required to produce independent
estimates.
8. Review the General Contractor's proposed construction schedule(s) for feasibility.
9. Evaluate the Owner-General Contractor contract and the General Contractor's
GMAX pricing proposal.
10. Evaluate the Owner's contracts with all consultants, design professionals, testing
agencies, and third parties as necessary.
11. Assist Homecomings in obtaining all items required prior to issuance of the Notice to
Proceed.
12. Coordinate with consultants to confirm that all applicable codes and requirements are
met.
13. Review and assist with lender and funder-related documents and funding
applications.
14. Perform a review of all contract documents, including drawings, specifications,
addenda, and bid documents, to ensure a complete understanding prior to the start
of construction.
Construction
15. Observe and comment on quality of materials and workmanship, construction
progress and schedule, and conformance with plans and specifications; provide
notification when potential problems or delays are observed, together with
recommendations or solutions.
16. Conduct jobsite observations at the frequency established for that project in the
Professional Services Agreement, and in no event fewer than once per week per
active construction site once site activities have commenced.
17. Monitor contractor and subcontractor performance by reviewing logs, field changes,
RFIs, CORs, and submittal and shop drawing logs.
18. Monitor testing and inspection activities scheduled by the Contractor and assist in
resolving issues arising from them.
19. Review the Contractor's monthly schedule submission and require corrective action
as needed.
20. Evaluate all PCORs, CORs, and change orders; assist the Owner with negotiation of
Change Order Requests; review CORs for suitability with the plans and specifications
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Homecomings, Inc. | RFQ FOR OWNER'S REPRESENTATIVE SERVICES
as well as budget constraints; and ensure the timely processing of all CORs. Track
the projects change order log.
21. Review and evaluate submittals, RFIs, substitution requests, ASIs, CCDs, and any
other revisions to the Contract Documents.
22. Attend and organize all relevant meetings, including OAC meetings.
23. Attend weekly job-site meetings; author meeting minutes and distribute them prior to
the subsequent meeting.
24. Attend ad hoc meetings required to address complex issues or disputes, if any.
25. Provide written construction status and issue-resolution reports at least monthly, or
more often as required. The content and format of these reports shall be established
at the start of each project so that they satisfy the reporting requirements of that
project's funders and lenders.
26. Interface with the building department and inspectors as needed to expedite field
approvals and signoffs and facilitate delivery of temporary and final certificates of
occupancy and other critical permits.
27. Review site conditions, construction progress, and quality control.
28. Review testing and inspection reports and evaluate their impact on the project.
29. Work with contractors and consultants to resolve issues as they arise.
Occupied-Site Rehabilitation and Relocation Coordination
The following tasks apply to Twelve Gardens and Santa Clara Apartments, where
construction will occur at or adjacent to occupied units and residents will be temporarily
relocated.
30. Assist with preparing the request for the general contractor's bid package and be a
part of the bid and contractors interview committee. Coordinate construction
sequencing and phasing with the Owner's relocation consultant and property
management so that unit turnover, temporary relocation, and resident return align
with the construction schedule.
31. Monitor the relocation process with existing residents and provide the relocation
consultant and the Owner with advance notice of schedule changes that affect
resident move dates.
32. Review and comment on the Contractor's plans for resident safety, site security, dust
and noise control, utility interruption, and site access at occupied properties.
33. For scattered-site work, coordinate mobilization and demobilization across sites and
confirm that concurrent work at multiple sites does not exceed the relocation capacity
available to the Owner.
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Homecomings, Inc. | RFQ FOR OWNER'S REPRESENTATIVE SERVICES
34. Track and report unit-by-unit completion status and readiness for resident return.
Funding Draw, Lender, and Investor Coordination
35. Review payment applications from consultants, design professionals, and the General
Contractor for accuracy and, for consistency with work actually completed, and
confirm that all insurance, bonds, and lien waivers are current each month.
36. Take the lead in assembling and reviewing monthly construction draw packages and
coordinate their review with lenders, tax credit investors, public funders, and their
inspectors. Homecomings remains responsible for submission of and final approval
authority over all draws.
37. Accompany and support lender, investor, and funder construction inspectors on site
visits and respond to their inspection reports.
38. Track contingency drawdown and cost-to-complete against the approved
construction budget and notify the Owner promptly of any projected shortfall.
Close-Out and Warranty
39. Ensure that all permits are closed and permit approvals are secured.
40. Coordinate with the architect, contractor, and building inspectors to establish and
complete the final punch list and to ensure that no outstanding issues or problems
remain before final close-out.
41. Monitor delivery of as-built drawings and specifications, product manuals, warranties,
and maintenance schedules; secure close-out documents, final affidavits, and other
required confirmation letters from all consultants and design professionals.
42. Review General Contractor and consultant final contract documents and final
invoicing.
43. Assist in training property management staff in the operation and maintenance of the
project.
44. Conduct an eleven (11) month warranty walk-through prior to expiration of the one-
year construction warranty, prepare a written list of warranty items, and coordinate
the Contractor's completion of that work.
45. Coordinate the resolution of warranty claims arising during the warranty period.
All work performed shall be at the direction of Ventura Housing's Chief Executive Officer,
acting as Contract Officer, or the Director of Real Estate Development.
(b) General Consultant Responsibilities:
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Homecomings, Inc. | RFQ FOR OWNER'S REPRESENTATIVE SERVICES
The following responsibilities apply to all engagements regardless of service
type.
* All costs incurred during proposal preparation and submission are borne solely
by the Respondent. Homecomings will not reimburse proposal costs under any
circumstances.
* The Consultant shall be solely responsible for all direct costs incurred in
performance of the scope, including travel, lodging, postage, shipping,
reproductions, and subcontracts, unless expressly stated otherwise in the scope.
* All project communications shall be directed in writing to the Homecomings
Project Manager identified on the cover page. No other Homecomings OR
Ventura Housing staff may be contacted during the RFQ without written
authorization.
* The Consultant shall maintain all required licenses, certifications, and insurance
26-21throughout the term of the contract. Lapse in required coverage is grounds
for contract termination.
* All work product, reports, and deliverables produced under this contract shall
become the property of Homecomings, Inc. upon delivery and acceptance.
* The Consultant shall not assign or subcontract any portion of the work without
prior written consent of Homecomings.
PART II - SUBMITTING YOUR PROPOSAL
Section 2.01 RFQ Submission and Format
Please submit your Statement of Qualifications no later than the date of the Submission
Deadline via email addressed to:
Email to: Marco Valencia, Project Manager.
mvalencia@venturahousing.org
Subject line: "Owner's Representative Services - [Firm Name]."
Firms intending to respond should submit a brief email to the contact listed on the cover
page by the date above with the subject line "RFQ Owner's Rep - Intent to Respond."
No formal format is required - firm name and primary contact information is sufficient.
All questions, responses to questions, and any addenda issued during the solicitation
period will be distributed to firms who have submitted an Intent to Respond. Submitting
an Intent to Respond is encouraged but does not obligate your firm to submit, and failure
to submit one will not disqualify your submittal.
Submissions must be made by email.
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