Professional Contractor Services

Request for Qualifications
"Proposals for Professional Contractor Services"
The Town of Irmo is requesting proposals from qualified General Contractors to provide
professional construction management services on an "as needed" basis for a two-year term. This
Request for Qualifications (RFQ) for construction services seeks to find a company that will provide
plans, specifications and estimates, review plans, assist with design and master plan projects, and
assist and/or design Town construction projects. The Town of Irmo will select and negotiate with a
team whose responses meet the requirements listed below.
I. Background:
The Town of Irmo is a growing community in the heart of central South Carolina along the I-26
corridor. With our growing population (over 12,000 and rising), the Town is seeking a two-year term
agreement to assist the Town with General Contractor Services design and construction
management.
II. Objective:
This Request for Qualifications (RFQ) is for a team to provide professional general contractor
services. The On-Call GC Services shall generally include, but not be limited to interior fit-out and
repair work; carpentry and finish work; mechanical and plumbing work; electrical work (interior and
exterior); system controls; exterior facade, waterproofing and roofing work; exterior civil/site work,
including excavation; marine construction; testing procedures/probes; work in parks and other
public spaces; landscaping and irrigation; masonry and pavement; and historic preservation. The
selected Proposers shall be prepared to provide the specified types of construction. The On-Call
projects will typically include, but may not be limited to, projects that are relatively straightforward
and/or lower-cost, as well as projects performed in response to emergencies or under time
exigencies.
1. Preparation of plans and specifications for construction projects varying in complexity, for a
portion or the entire project. This may include, but is not limited to:
a. Cost estimates
b. Surveying
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c. Construction
d. Demolition
2. Professional general contractor services, which may include, but are not limited to review
and approval of submittals.
3. Construction management, which may include, but is not limited to, daily construction
observation and documentation, coordinating the contractor's work, and enforcing schedule
commitments.
4. Preparation of permit applications for local, state, and federal requirements applicable to
the projects.
5. Advice on Capital Improvement projects, including consultation on the development of a
cost estimate and priority level.
6. Ability to work effectively with Town staff, the public, and regulatory agencies.
7. The Town of Irmo reserves the right to determine whether offerors have the minimum
qualifications to perform a contract of this type. The determination by the Town concerning
offeror qualifications shall be final.
8. The firm chosen will work with the Town on engineering contracts for $25,000.00 and under,
in accordance with the Town of Irmo procurement policy. Projects over the $25,000.00 cost
will be given priority to the chosen firm, but may need to be bid on a case-by-case
basis. Emergency projects may be exempt from the procurement policy.
III. Submission Instructions
Three (3) paper copies can be delivered in person during Town working hours (Monday - Friday,
8:30 a.m. - 5:00 p.m.) or mailed (PO Box 406, Irmo, SC 29063) by the due date. If emailing a
proposal, emails must also be received no later than the date specified in the schedule below. It is
the responsibility of the Proposer to ensure that emails are successfully delivered to the RFQ
contact. Proposals should be clearly marked "Proposals for Professional Contractor Services" as
shown on the title page of this formal solicitation.
Submit hand-delivered proposals to:
Jim Crosland
7300 Woodrow Street
Irmo, SC 29063
jcrosland@townofirmosc.com
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IV. Withdrawal of Proposal
Submitters may withdraw their submitted Proposal at any time by giving written notice to the RFQ
Contact.
V. Proposal Errors
Submitters are cautioned to verify their Proposal before submission. Negligence on the part of the
submitter in preparing the Proposal confers no right of modification of the Proposal after the closing
time for its receipt. Inadvertent errors (such as the omission of one page of a multi-page document)
that have a correction submitted after the designated submission time may be considered at the
sole discretion of the Town if the submitter submits sufficient information with the correction to
prove that the error was inadvertent. Such amendments are not favored, and in the case of doubt,
requests will be denied.
VI. Late Proposals; Misrepresentations
Late Proposals will not be accepted. The Town does not specify the method by which Proposals are
to be delivered; therefore, it cannot be held responsible for any delay, regardless of reason, in the
receipt of Proposals. Proposals delivered by mail or messenger will be considered only when said
Proposals are received on or before the due date and time. The Town does not guarantee that
Proposals received in the building by mail or messenger will be delivered at or before the time the
proposal is due. Any material misrepresentations made by the submitter(s) will void the response
and eliminate the submitter(s) from further consideration. The Town reserves all rights with regard
to this solicitation.
VII. Grounds for Protests
Protest of Contents of Solicitation (Invitation For Bids or RFQs or other solicitation documents,
whichever is applicable, or any amendment to it, if the amendment is at issue): Any Proposer who
is aggrieved in connection with a solicitation document shall file a written protest to the Town
Administrator, jcrosland@townofirmosc.com, within four calendar days of the date of posting of
the solicitation, RFQ, RFP, or other solicitation document or any addendums to it on the Towns's
website.
Protest of Award: Any Proposer who is aggrieved in connection with the award of the contract shall
file a written protest with the Town Administrator within four calendar days of the date the Intent
to Award memorandum is posted on the Town's website. Any matter that could have been raised
pursuant to the section above on protest of contents of solicitation may not be raised as a protest
of award.
Exclusive remedy: The rights and remedies granted in this section to Proposers, either actual or
prospective, are to the exclusion of all other rights and remedies of Proposers against the Town.
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Failure to file a timely protest: If the Proposer fails to request a protest within the four calendar
days, the solicitation or award shall be final.
VIII. Procedures for Protests
Protest: A protest must be in writing, filed with the Town Administrator, and set forth the grounds
of the protest and the relief requested with enough specificity to give notice of the issues to be
decided. The protest must be received by the Town Administrator within the time provided.
Burden of Proof: The protestant bears the burden of proving the validity of the protest or claim
against the Town.
Administrative Review and Decision: The Town Administrator will conduct an administrative review
of all claims set forth within the protest document and shall issue a decision in writing within four
calendar days of receiving the protest.
Appeals of Decision: Any appeal of the Town Administrator's decision pursuant to the above
paragraph must be filed with the Town Administrator, in writing, within four calendar days of the
date of the decision. The Town Council shall hear and decide on any appeals at its next regular or
special council meeting.
Stay of Award: The contract award is stayed until issuance of a final decision by the Town. Once a
final decision is issued, the filing of a petition to appeal that decision does not stay enforcement of
the Town's decision to award the contract.
IX. Incurred Cost and Return of Proposals
All costs incurred in the preparation and submission of Proposals shall be borne by the submitter.
The Town is under no obligation to return any Proposals or materials submitted by the submitter as
a response to this RFQ.
X. Reserved Rights
The RFQ Evaluation Committee shall represent the Town in all matters pertaining to this RFQ and
reserves the right to reject any and all Proposals during any stage of this RFQ, or to modify,
withdraw, cancel, or reissue this solicitation, either in whole or in part, in the event that responses
are deemed inadequate or that it is otherwise in the best interest of the Town.
The RFQ Evaluation Committee also reserves the right to disregard any minor informality in the RFQ
when, in its opinion, the best interests of the Town will be served by such action.
The Town of Irmo reserves the right to enter negotiations with a single company OR may create a
short list of firms, based upon qualifications and pricing, and may conduct interviews, engage in
further discussion, or negotiate pricing terms.
Responses to this RFQ must include the following:
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1. Cover Letter and Table of Contents
The response must include a cover letter giving a brief summary of the contents of the RFP
and a table of contents laying out each section with corresponding page numbers.
2. Introduction and Qualifications
This section will need to contain an overview of the company. The introduction shall indicate
the legal name, address, website, telephone number, and local contact. The company will
provide an overview and history of the company, including identifying all members who will
be working with the Town and their experience. The company will also describe its history
with other local governments for which it has provided similar services in the past.
3. Cost Breakdown
Provide a fee schedule, including hourly rates for professional services, construction
management, surveying services, and any necessary support staff.
4. References
Provide at least three references for which the firm has performed similar services within
the last five (5) years. Provide the reference contact name, address, email address,
telephone numbers, summary, and date of services provided (including specific projects
related to the above criteria and cost).
XI. Term of Award
The Town intends to award the contract(s) for an initial two-year period with the option to renew
for two additional years or a maximum of four years. The decision to renew the contract(s) will be at
the sole discretion of the Town. Proposers must agree to fix contract fees for at least the first two
years. If the company intends to revise its fee schedule after the initial period, it must give written
notice to the Town at least ninety (90) days in advance of any fee change. Fees may be changed only
on the contract anniversary date. These fees are subject to negotiation and approval by the Town.
XII. Termination
The Town reserves the right to cancel the contract at any time, without cause and without penalty,
with a minimum of thirty (30) days' written notice.
Termination or cancellation of the contract will not relieve the Proposer of any obligations for any
deliveries entered into prior to the termination of the contract (i.e., reports, statements of
accounts, etc., required and not received).
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XIII. Evaluation
A Town Staff Team will evaluate the proposals based on the factors outlined within this RFQ, which
shall be applied to all eligible, responsive proposals in selecting the successful submitter. The Town
Team reserves the right to disqualify any proposal, but not limited to person or persons or proposals
it deems as non-responsive and/or non-responsible; a failure to respond to each section; or whose
experience does not describe the competencies required. The Town Team reserves the right to
make such investigations into the qualifications of the proposer as it deems appropriate. An award
for any project may be made without discussion with proposers after responses are received. The
Town reserves the right to cease contract negotiations if it is determined that the Proposer cannot
perform services specified in their response. Proposals will be evaluated on the following factors:
1. Experience in construction management
2. Experience with local governments and public works-related projects
3. Past performance with The Town of Irmo and/or other local government agencies
4. Ability to provide "real-time" service to clients and projects
5. Ability to meet schedule deadlines and budget constraints
6. Quality of submittal
7. Familiarity with State and/or federally funded projects and requirements
XIV. Questions, Contact, Timeline
Any questions about this RFQ shall be submitted via email to jcrosland@townofirmosc.com. The
deadline for all submissions is May 22, 2026, at 4:00 p.m.
XV. Additional Information
Issuance of this RFQ and receipt of proposals do not commit the Town to award a contract. The
Town reserves the right to postpone receipt or selection date, accept or reject any or all proposals
received in response to this RFQ, or to negotiate with any of the firms submitting an RFQ, or to
cancel all or part of this RFQ process.
XVI. Freedom of Information Act
All proposals will be treated as public information unless it is specifically requested that portions of
the bid be exempt from disclosure under the Freedom of Information Act, SC Code of Laws Section
30-4-40 (a) (1). It is the Proposer's responsibility to notify the Town of any proprietary information
listed in proposals submitted. Any information that the proposer considers proprietary MUST be
clearly marked "proprietary" next to the relevant part of the text for it to be treated as such. If a
contract is signed with your institution, the contract document is not exempt from disclosure.
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All Freedom of Information (FOIA) requests must be sent to the Town Clerk, PO Box 406, Irmo, SC
29063, or submitted online at https://irmo.rja.revize.com/forms/4082
XVII. Equal Employment Opportunity
Contractor agrees that it will not discriminate in hiring, promotion, treatment, or other terms and
conditions of employment based upon race, sex, national origin, age, disability, or in any way violate
Title VII of the 1964 Civil Rights Act and amendments or the South Carolina Human Affairs Law,
except as permitted by said laws.
XVIII. Indemnification
1. The contractor and any of its subcontractors shall indemnify, defend, hold harmless and
reimburse the Town, their agents, officers and employees from and against all losses,
liabilities, expenses, and all claims for damages of any nature whatsoever, relating to or
arising out of any action or failure to act, by the contractor, its subcontractors, officers,
agents and employees, or relating to or arising out of the performance or failure to perform
by the contractor, its subcontractors, officers, agents and employees of any of the
obligations under this Agreement. Losses, liabilities, expenses and claims for damages shall
include, but not be limited to, civil and criminal fines and penalties, a taking, whether direct
or indirect (inverse), loss of use and/or services, bodily injury, death, personal injury, or
injury to real or personal property, defense costs, legal fees and costs and attorney's fees for
an appeal.
2. The Town of Irmo shall promptly notify the contractor of any civil or criminal action filed
against it or of any notice of violation from any federal or state agency or of any claim as
soon as practical. The contractor, upon receipt of such notice, shall have the right at its
election to defend all actions or suits or join in the defense. Nothing herein shall be
construed to prevent the Town from defending its own interest.
XIX. Subcontracting
If any part of the work covered by this RFQ is to be subcontracted, the contractor shall identify the
subcontracting organization and the contractual arrangements made therewith. All subcontractors
must be approved by the Town of Irmo. The successful offeror will also furnish the corporate or
company name and the names of the officers of any subcontractors engaged by the offeror.
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XX. Insurance
The amount and types of insurance required should be commensurate with the hazards and
magnitude of the undertaking, but in no event of lesser amount nor more restrictive than the limits
of liability and schedule of hazards below described. Without limiting its liability under the contract
agreement, the contractor shall procure and maintain, at its expense, the life of this contract,
insurance of the types in the minimum amounts stated below:
Schedule Limit
Workers' Compensation Statutory
(as required by the State of South Carolina)
Commercial General Liability
Premises Operations $1,000,000 (Per Occurrence)
Single Limit
Contractual Liability
Independent Contractors
Personal Injury
Products - Completed Operations
Professional Liability $1,000,000 (Per Occurrence)
$2,000,000 (Aggregate)
Automobile Liability
(all owned, non-owned, and hired) $1,000,000 Combined
(Per Occurrence or tort claim liability
whichever is greater)
The contractor's comprehensive general liability policy shall also include blanket contractual liability
coverage or shall be endorsed to cover the liability assumed by the contractor. Said insurance shall
be written by a company or companies approved to do business in the State of South Carolina and
acceptable to the Town. Before commencing any work hereunder, certificates evidencing the
maintenance of said insurance shall be furnished to the Town. The Town of Irmo, its officials,
employees and volunteers are to be covered as insured's as respects: liability arising out of activities
performed by or on behalf of the contractor, including the insured's general supervision of the
contract; products and completed operations of the contractor; premises owned, occupied or used
by the contractor; or automobiles owned, leased, hired or borrowed by the contractor. The
coverage shall contain no special limitations on the scope of protection afforded to the Town of
Irmo, its officials, employees, or volunteers. To accomplish this objective, the Town of Irmo shall be
named as an additional insured under the contractor's insurance as outlined above.
The contractor shall take out and maintain, during the life of this contract, the statutory Workmen's
Compensation and Employer's Liability Insurance for all of his employees to be engaged in work on
the project under this contract, and in case any such work is sublet, the contractor shall require the
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subcontractor similarly to provide Workmen's Compensation and Employer's Liability Insurance for
all of the latter's employees to be engaged in such work.
Contractor shall include all subcontractors as insured under its policies or shall furnish separate
certificates and endorsements for each subcontractor. All coverage for subcontractors shall be
subject to all the requirements stated herein.
XXI. Worker's Compensation Coverage
The contractor shall comply with the State law known as the Workers' Compensation Act. The
contractor shall maintain such insurance as will protect both the contractor and the Town from
claims under Worker's Compensation Acts and from any other claims for damages for personal
injury, including death, which may arise from operations under this contract, whether such
operations are by the contractor, or anyone directly or indirectly employed in the work.
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