Skip to Main Content
NH LC
menu
Public Housing Section 8 Learning Centers Scholarships EnVision Learning Centers Icon EnVision Center
Norwalk Housing Foundation Logo Norwalk Housing Learning Centers Logo
Accessibility Translate This Site Translate

RFQ 79 South Main Construction Manager

REQUEST FOR QUALIFICATIONS 


Sound Communities, an affiliate of the Norwalk Housing Authority (NHA), is seeking qualification packages from construction management companies and general contractors with experience in affordable housing for the demolition and new construction of 68 senior residential units in Norwalk, CT. 

KEY INFORMATION

RFQ RELEASE DATE: 5/22/2025 

SUBMISSION DEADLINE: Qualification packages must be submitted on or before Monday, June 23, 2025, at 5:00PM EST. Submissions received after the deadline will not be considered. 

SUBMISSION PROCESS: Qualification packages must be submitted via email to lmarlin@soundcommunitiesct.org

STAFF CONTACT: Requests for Information (RFIs) should be directed via email to Leala Marlin, Development Project Manager, at lmarlin@soundcommunitiesct.org by Friday, June 13th, 2025, at 5 pm.

A site tour will be held at 79 S. Main Street on Tuesday, June 10th, 2025, at 10am. Interested parties are asked to RSVP to Leala Marlin at lmarlin@soundcommunitiesct.org

I. INVITATION TO SUBMIT QUALIFICATION PACKAGES 

Sound Communities Inc. is soliciting qualification packages from construction management companies, general contractors, and other qualified firms to provide preconstruction and construction activities for an affordable housing development in Norwalk, CT. To be considered, respondents must submit a complete qualification package in the manner described in this RFQ. The proposed contract to be awarded through this RFQ is AIA A133 and A201 General Conditions. This project is expected to be subject to state prevailing wage and Davis Bacon.

After review of all factors, including without limitation, qualifications, past performance and the bid amounts, Sound Communities, Inc. reserves the right to accept or reject any or all proposals or any part thereof, to waive defects in same, to waive technicalities, to accept any proposal and to award the contract to the bidder that Sound Communities, Inc., in its sole discretion, determines as the most responsible and qualified bidder, which may not necessarily be the lowest bidder.

Any contact related to this procurement with members of the Sound Communities' Board of Directors, NHA Board of Commissioners, or their employees, other than the contact person shown above, during the procurement process, could result in disqualification of an application.

II. SOUND COMMUNITIES BACKGROUND AND MISSION

Sound Communities, Inc. (Sound), a 501(c)3 non-profit organization established in 2020, is the development arm of the Norwalk Housing Authority (NHA).  Sound exists to redevelop NHA's aging public housing and create high quality, affordable housing in Fairfield County.

Building on the success of NHA's Choice Neighborhoods Initiative (CNI), which transformed Washington Village into the modern Soundview Landing, Sound has continued to lead significant development projects in Norwalk. These include Oak Grove, which adds 69 affordable units and a Learning Center, and the planned redevelopment of Meadow Gardens, set to create 59 new units and community spaces. Future projects include the transit-oriented redevelopment at the South Norwalk Train Station and the rehabilitation of a recently acquired 55-unit scattered-site portfolio.

Sound combines public and private funding sources, including Low Income Housing Tax Credits, state and federal grants, and debt, to create affordable housing for families, seniors, and individuals with varying income levels. With support from NHA's extensive experience and a committed leadership team, Sound is dedicated to creating sustainable, inclusive communities and improving the quality of life for Norwalk residents.

III. PROJECT OVERVIEW:  79 S. MAIN STREET, NORWALK CT

• SITE
Sound Communities intends to redevelop a 0.5-acre site at 79 S. Main Street (and 6 & 8 Chestnut Street) in Norwalk (Site). The Site currently has five structures: three multifamily buildings with 16 total units, a maintenance shed, and three retail storefronts. All existing structures (23,738 SF combined) are to be abated and demolished as part of this Contract . The multifamily housing is currently occupied; Sound must relocate all tenants prior to demolition in accordance with applicable regulations. 

• SITE STUDIES
Eagle Environmental has completed a Phase I Environmental Site Assessment of the Project Site and identified no Recognized Environmental Conditions and four (4) areas of concern (AOCs) including:

• AOC-1 Former Fuel Oil UST
• AOC-2 Unknown Floor Pipe
• AOC-3 Two Fuel Oil ASTs
• AOC-4 Dumpster (79 South Main Street)

Eagle Environmental also completed a Hazmat Report excluding Radon Testing which will be conducted after tenant relocation is completed. Results included the presence of lead and asbestos.

Tectonic Engineering Consultants performed a Geotechnical Engineering Study pending results. 

Environmental and Geotech reports are available upon request. 

• PROJECT SCOPE

Demolition, including any remediation necessary, will be followed by the new construction of 68 units of senior, affordable housing. The schematic design proposes a 6-over-1 podium-structured building with two elevators. There will be shared laundry and a small lounge/library on each floor. There will be community rooms and a manager's office on the ground floor, as well as 35 surface parking spaces. The Project includes installation of a storm water retention system and underground utilities. The development team is considering using prefabricated wall panels. The Project will be built to EnergyStar standards with possible additional sustainability goals incorporated during design development.  Sound Communities is targeting a construction start date of January 2027 and anticipating a Project timeline of 15 months. 

• Lead Architect: Amenta Emma Architects
• Civil Engineer: Redniss & Mead, Inc.
• Landscape Architect: Eric Rains Landscape Architecture, LLC
• Structural Engineer: Michael Horton Associates, Inc.
• Mechanical, Electrical, Plumbing, and Fire Protection Engineer: Consulting Engineering Services, Inc.
• Sustainability Consultant: TBD
• Licensed Environmental Professional: Eagle Environmental, Inc. 

IMPORTANT:  The Project must adhere to Connecticut Housing and Finance Authority (CHFA), Connecticut Department of Housing (DOH) and U.S. Department of Housing and Urban Development (HUD) standards and guidelines, which will be included as Exhibits to the Contract, in regard to procurement, construction, environmental considerations, labor and wages, and other matters, depending on final Project funding sources. 

NOTE: The Project will be subject to the higher of Davis Bacon and CT Prevailing Wage rates. The Project is assumed to be subject to Building (not Residential) labor wage rates given the height of the proposed building. 

IV. PROJECT BUDGET AND MILESTONES

Hard costs (Divisions 2-16) are roughly estimated to be $32 million, based on Schematic Design and including demolition. Additional hard cost estimates and a budget analysis of prefabricated wall panels must be provided by the Selected Contractor during pre-construction. 

Major Project milestones are estimated as follows:

Estimated Timeline Project Milestone
May 2025 Schematic Design and Site Plan
Phase I Environmental, Hazmat, Geotechnical Reports Completed
Submit CHFA/DOH Pre-Application 
June 2025 Begin Tenant Relocation
Onboard Construction Manager/GC
July 2025 Planning and Zoning Site Plan Approval
August - September 2025 Design Development
October 2025 40% Construction Documents
CHFA/DOH Full Application Submission
January 2026 90% Construction Drawings
February - April 2026 Subcontractor Bidding and Awarding
April 2026 Relocation Completed
May - August 2026 Financial Closing
Building Permits
August 2026 Construction Commencement
December 2027 Construction Completion 

V. SCOPE OF SERVICES 

Sound Communities is seeking construction management (CM) services from a qualified firm with demonstrated experience in affordable housing development. 

The selected firm must be able to begin work immediately upon being selected. The firm selected will be contracted to perform the following services in addition to any relevant services required by the Project, which are subject to change during contract negotiations.

Pre-Construction:
• Participate in the design development process by attending meetings (in person or virtually) and giving input on construction methods and materials, including an assessment of panelized wall systems;
• Provide input and recommendations on the project's energy efficiency goals and how to meet them;
• Evaluate the constructability of project plans and provide informed recommendations in written form to the design team; 
• Provide value engineering recommendations to the design team; 
• Estimate construction costs as required and participate in meetings with the independent estimator to reconcile any discrepancies;
• Support the CHFA/DOH Consolidated Application with written input and supplemental information as needed to secure state funding; 
• Create construction schedule;
• Develop plans for site logistics;
• Liaise with Commission for Human Rights and Opportunities (CHRO) regarding subcontractor bidding and selection to ensure compliance;
• Liaise with utilities companies and other service providers as needed; and
• Liaise with the Norwalk Building Department and other City Agencies to secure Zoning, Foundation, and Superstructure Permits.

During Construction:
• Perform all necessary duties as General Contractor (GC) of the project per contract details;
• Manage entire construction of project according to Owner-approved plans and specifications;
• Purchase materials and supplies in timely fashion using a Submittal process;
• Oversee and enforce prevailing wage requirements; enforce Section 3 and WMBE hiring requirements and meet goals;
• Lead weekly construction meetings and coordinate with all parties, including the Contract Administrator assigned by the Architect
• Submit accurate payment requisitions in compliance with certified payroll and wage requirements; and
• Track Section 3 and WMBE recruitment and hiring activities and submit reports to CHRO and Owner as required.

Post-Construction:
• Develop, coordinate and monitor the resolution of "punch list" items;
• Coordinate, monitor and resolve all warranty issues to the satisfaction of Sound Communities, Inc. one year from substantial completion (beyond such date where applicable);
• Develop and maintain an effective program of all operating manuals, maintenance manuals, and any preventative maintenance data and deliver of the foregoing Sound Communities, Inc.;
• Provide on-site staff to address commencing issues following occupancy;
• Provide a complete formal owner training of all systems installed as part of the Contract; and
• Schedule and conduct a "pre-end of warranty" walk-through.

VI. REQUIRED QUALIFICATIONS
Firms must possess the following qualifications:
• Experience in construction management of senior, affordable housing development projects that utilize CHFA, DOH and HUD funding sources, including Low Income Housing Tax Credits;
• Experience working in Fairfield County, CT;
• Meets standard requirements in regards to financial strength, bonding capacity, and insurance;
• Track record of successful multifamily projects completed on time and on budget; 
• Experience with prefabricated wall systems; 
• Experience using Cross-Laminated Timber (CLT);
• Experience with certified payroll, prevailing wage, Davis Bacon, and related; and 
• Have established relationships with skilled subcontractors in Fairfield County and surrounding areas.

VII. SUBMISSION INSTRUCTIONS 

Firms responding to this RFQ are required to submit by e-mail a complete, signed qualification package by 5:00PM EST on Monday, June 23, 2025, to lmarlin@soundcommunitiesct.org with the subject line "79 S. Main - CM RFQ." Late submissions will not be considered. 

Qualification Package/Proposals must include the following:


1. Proposal Cover Sheet.
Complete and sign the attached Proposal Cover Sheet (Appendix 1).

2. Company Information.
a. Brief company overview, including commitment to diversity in hiring and subcontracting.
b. Descriptions or Tear Sheets of at least three (3) recently completed affordable housing projects where firm was engaged as a GC/CM, including project location, total project costs, unit count, and if CHFA and/or DOH provided funding.
c. List of projects currently underway, including Project Name, Site Address, Developer, Project Costs, and Estimated Completion Date.
d. Copy of Connecticut Major Contractor's License.

3. Project Team.
a. Indicate how Company will staff the Project.  
b. Provide one-page resumes for each member of the proposed team, indicating role, responsibilities and experience with affordable construction in Connecticut. It is a requirement of the RFQ that assigned staff for the Project remain involved from pre-construction through construction and closing out.  

4. Safety and Bonding Capacity.
a. Briefly discuss your firm's proactive approach to safety and OSHA compliance, specifically what will be done to maintain a safe environment for workers and visitors.  
b. Provide a letter from your insurance carrier indicating your EMR rating for the last three years.  This must be the company-wide rating, not a rating for a single division or service.  
c. Provide the name of your bonding company, bonding limitation, best rating, name and telephone number of your agent.

5. References.
Provide the names and contact information of three (3) clients for whom you performed services of a similar nature. 

6. M/WBE and Section 3 Subcontractor Participation.
Describe your firm's method to involve M/WBE and Section 3 subcontractor participation in the performance of the work on a first-tier basis.

7. Past Claims or Disputes.
Indicate any claims, disputes, or arbitration proceedings that have occurred on any projects in the last five (5) years. Indicate who they were with and the current status of each, even if pending. 

8. Forms.
a. Fill out the Fee Proposal Form (Appendix 4) and attach as a separate PDF when submitting your qualifications package via email. Save the file as "79 S Main Fee Proposal-COMPANY NAME." 
b. Signed RFQ Certification
c. Signed Debarment Certification

In submitting a qualifications package, the respondent acknowledges that neither NHA nor Sound Communities will compensate the respondent for any submission or contract negotiation costs, including costs for preparation, appearances, interviews, and/or travel expenses. 

VIII. RFIs AND SITE TOUR.

Requests for Information (RFIs) may be submitted via email to lmarlin@soundcommunitiesct.org with the subject line "RFI - CM RFQ" on or before June 13th. Inquiries will be responded to via email and all RFIs and their responses will be posted to the Norwalk Housing Authority website on the "Doing Business" page under "About Us."  

A representative of Sound Communities will be offering a site tour of 79 S. Main Street on Tuesday, June 10th at 10:00 AM. Interested parties are asked to RSVP to Leala Marlin at lmarlin@soundcommunitiesct.org. 

It is not a requirement that applicants submit an RFI or attend the site visit. 

IX. SELECTION PROCESS 

All qualification packages submitted on or before Monday, June 23rd, 2025, at 5:00PM EST will be reviewed by a member of the Sound Communities or Norwalk Housing Authority team for compliance with the submission requirements of RFQ. A selection committee will evaluate each complete response. Interviews with Respondents may or may not be required. 

Sound Communities intends to negotiate with the top-ranked firm(s) to reach an agreement on a fair and reasonable price for basic services. If an agreement cannot be reached, Sound Communities will terminate negotiations with the firm and proceed to the next highest rated firm until a price determined to be fair and reasonable to both parties is obtained.

Upon successful negotiation of an agreement, Sound Communities will recommend an award pending the approval of the Sound Communities Board of Directors.


X. INSURANCE REQUIREMENTS.

The company and its subcontractors must comply with the insurance requirements of the Project funders, at no additional cost to the Owner/Developer. 

The company shall furnish evidence of the following forms of insurance from a company with A rating or better in the current edition of Best's Rating Guide. 

• General Liability: $2,000,000 
• Automobile Liability: $1,000,000 per accident, covering all owned, non-owned, leased or rented motor vehicles
• Workers' Compensation: Statutory 
• Employers' Liability: Bodily Injury by Accident: $1,000,000 
• Bodily Injury by Each Employee: $1,000,000
• Professional Liability: $5,000,000 

The company must provide a copy of each applicable policy. Insurance coverage must be maintained until completion of the project. All insurance must include the following endorsements: 

Sound Communities, Inc.
c/o The Housing Authority of the City of Norwalk
24 ½ Monroe Street 
Norwalk, CT 06854 

XI. TERMS AND CONDITIONS 

The Respondent may change or withdraw a response at any time prior to the response submission deadline. All changes or withdrawals must be made in writing. Oral/Verbal changes, modifications, or withdrawals will not be recognized and will be disregarded. Written modifications will not be accepted after the RFQ Submission Deadline. 

Sound Communities reserves the right to request clarifications of information submitted and to request any necessary supporting documentation or information of one or more responders after the RFQ Submission Deadline.

Submissions shall be firm for a period of 90 days following the RFQ Submission Deadline.

Submissions shall be considered public information unless advised otherwise by the responder. The responder shall include a separate letter stating which parts of the submission are deemed confidential and/or proprietary information not to be released.

Sound Communities reserves the right to reject any and all submissions, to waive informalities or irregularities in the submissions received, and reject nonconforming, nonresponsive, conditional or qualified submissions, and to select the submission and consultant which, in the judgment of Sound Communities, best serves the interests of Sound Communities. 

All submissions shall be made without any prior understanding, agreement, or accord with any other person submitting a qualification package for the same service. By delivering a response to this RFQ, the Respondent represents that their submission is in all respects bona fide, fair, and not the result of any act of fraud or collusion with another person engaged in the same line of business or commerce. 

The Respondent certifies by submission of a proposal that it is not a debarred, suspended, or ineligible contractor by any Agency of Federal of State government. No proposal received from a debarred, suspended, or ineligible contractor will qualify for an award. 

Termination for Cause and for Convenience 
Sound Communities may terminate this contract in whole, or from time to time in part, for Sound Communities' convenience or the failure of the Contractor to fulfill the contract obligations (cause/default). Sound Communities shall terminate by delivering to the Contractor a written notice of termination specifying the nature, extent, and effective date of termination. Upon receipt of the notice, the Contractor shall: (1) immediately discontinue all services affected (unless the notice directs otherwise), and (2) deliver to Sound Communities all information, reports, papers, and other materials accumulated or generated in performing the contract, whether completed or in process. If the termination is for the convenience of Sound Communities, Sound Communities shall be liable only for payment for services rendered before the effective date of the termination. 

If the termination is due to failure of the Contractor to fulfill its obligations under the contract (cause/default), Sound Communities may (1) require the Contract to deliver to it, in the manner and to the extent directed by Sound Communities, any work described in the Notice of Termination; (2) take over the work and prosecute the same to completion by contractor of otherwise, and the Contractor shall be liable for any additional cost incurred by Sound Communities; and (3) withhold any payment to the Contractor, for the purpose of set-off or partial payment, as the case may be, of amounts owned by Sound Communities by the contractor. In the event of termination for cause/default, Sound Communities will be liable to the Contractor for reasonable costs incurred by the Contractor before the effective date of the termination. Any dispute shall be decided by the Contracting Officer. 

In the event that funding is unavailable in any fiscal period for this project, then Sound Communities, shall have the unqualified right to terminate the Work Order(s), or Agreement upon written notice to the Contractor, without any penalty or expense to Sound Communities. No guarantee, warranty or representation is made that any particular work will be assigned to any firm(s).

APPENDIX 1

PROPOSAL COVER SHEET

Company Name:

Company Address:

Proposal Contact Person:

Phone: Email: 

Company Diversity Metrics

Company Ownership / Company Employees
Percentage of company owners and/or executive management who identify as: 
%  Black/African American 
%  Native American 
%  Asian 
%  Latino/Hispanic 
%  Women Percentage of full and part-time employees who identify as: 
%  Black/African American 
%  Native American 
%  Asian 
%  Latino/Hispanic 
%  Women 
NOTE: Percentages will not total 100%. Informed estimates are acceptable.

WMBE Certification Number (if applicable, not required):
Verification Statement
The undersigned proposer hereby states that by completing and submitting this form s/he is verifying that all information provided in this proposal is, to the best of his/her knowledge, true and accurate, and agrees that if NHA discovers any information herein is false, that shall entitle NHA to not consider nor make award or to cancel any award with the undersigned party. 

Signed: Date:
Print Name:

APPENDIX 2
RFQ CERTIFICATION

I certify that any and all information contained in this RFQ is true. 

I certify that this RFQ is made without prior understanding, agreement, or connections with any corporation, firm or person submitting a RFQ for the same materials, supplies, equipment, or services and is in all respects fair and without collusion or fraud. 

I agree to abide by all terms and conditions of the RFQ. 

Company Name:
Address:
 
Phone:

Authorized Representative: 
Name
Title

Company
Signature
Date

APPENDIX 3 
DEBARMENT CERTIFICATION

The undersigned, a Respondent of the Request for Qualifications (RFQ) issued by Sound Communities, hereby certifies to Sound Communities on behalf of itself and each member of Respondent's team, as follows: 

In accordance with HUD 24 CFR 85.35, Respondent certifies that neither Respondent nor any member of the Respondent's team is debarred or suspended or is otherwise excluded from or ineligible for participation in Federal Assistance programs under Executive Order 12549 "Debarment and Suspension."

 Authorized Representative: 

Name
Title
Com

APPENDIX 4

FEE PROPOSAL BID FORM:  Fill out the Fee Proposal Form (Appendix 4) and attach as a separate PDF when submitting your qualifications package via email. Save the file as "79 S Main Fee Proposal-COMPANY NAME". 
Email as a separate PDF from other documents submitted. 

PROJECT: 79 S. Main Street, Norwalk CT 


CM FIRM: _____________________________________________________ 

Fee and Compensation Structure for both Pre-construction and Construction Phase Services.

NOTES:  
1. Schematic Design hard cost estimate is approximately $32,000,000. 
2. Construction schedule assumed to be 18 months including demolition. 
3. Pre-construction activities begin upon award. 
4. Owner carries Contingency and Building Permit Fees. 
5. Contractor payment and performance bond fees are considered pass-through costs and should not be included below. 
6. Submitting this Form is understood to be the Respondent's fixed bid as part of the RFQ Selection.

Description / Fixed Bid
Pre-Construction Services as a Fixed Fee per Month
$____________________/ month
 
General Requirements (Div 1) as a Lump Sum per Month
$_____________________/ month
Construction Manager's Profit as a Percentage of Hard Costs (Div 2-16) (CHFA maximum is 6%)
_________%
Construction Manager's Overhead as a Percentage of Construction Hard Costs
_________%