Building & Development Review Services

CITY OF LAGO VISTA, TEXAS
REQUEST FOR QUALIFICATIONS
RFQ-26-09
As-Needed Contract Services for Building Inspections, Plan Review,
Floodplain Review, and Development Code Review
Department: Development Services
RFQ Number: RFQ-26-09
Contract Type: As-needed contract services
Compensation Method: Authorized services billed by approved service rate schedule
Anticipated Process Duration: Approximately four to six weeks from publication to
selection, negotiation, or award
Issue Date: 6/29/2026
Submittal Deadline: 7/16/2026 at 1:00 PM CST
I. PURPOSE
The City of Lago Vista is requesting Statements of Qualifications from qualified firms to
provide as-needed contract services for building inspections, plan review, floodplain
review, zoning review, local design criteria review, and related development code review
services.
The intent of this RFQ is to establish one or more contracts with qualified firms that can
supplement the Development Services Department when workload, specialized
expertise, turnaround needs, staff capacity, or project complexity require outside
support. Services will be requested only when authorized by the City and will be billed
according to an approved rate schedule by service type.
This RFQ is not intended to create a monthly retainer, guaranteed workload, or
exclusive service arrangement. The City may use selected firms on an as-needed basis
and may assign work based on qualifications, availability, specialization, turnaround
time, performance, cost, or project-specific need.
The City may select one firm for all services, multiple firms by service category, or a pool
of qualified firms to provide services under future work authorizations.
II. BACKGROUND
The City of Lago Vista administers building permitting, inspections, zoning compliance,
site and development review, floodplain administration, and related development
services. Development activity within the City may involve residential construction,
commercial construction, remodels, additions, accessory structures, pools, retaining
walls, site improvements, steep topography, drainage constraints, floodplain
considerations, and locally adopted development standards.
Because the City's development environment requires careful coordination between
building codes, local ordinances, floodplain regulations, site design standards, approved
plans, and inspection practices, the City is seeking firms that can provide technically
sound and consistent support. The selected firm or firms must be able to apply adopted

codes and local requirements without creating unsupported requirements or
substituting preferences for adopted standards.
The Development Services Department will remain responsible for City policy decisions,
final code interpretations, permit issuance, approvals, denials, waivers, variances,
floodplain determinations, and enforcement decisions. Selected firms will provide
technical review, inspection, recommendations, and support under the direction of City
staff.
III. PROCUREMENT STRUCTURE
This RFQ is intended to result in one or more as-needed contract services agreements.
The City may award contracts in any manner determined to be in the best interest of the
City, including but not limited to:
1. One firm for all requested services;
2. Multiple firms by service category;
3. A primary and secondary firm structure;
4. A pool of qualified firms available for future task assignments;
5. A firm limited to inspections only;
6. A firm limited to plan review only;
7. A firm limited to floodplain review only;
8. A firm limited to zoning, site, or local design criteria review only; or
9. Any combination of the above.
Services shall be performed only after written authorization by the City. Authorization
may be provided through a task assignment, written request, permit-specific
assignment, work order, email authorization, or another method approved by the City.
No selected firm shall begin work, incur billable time, contact applicants on behalf of the
City, or represent that a review or inspection has been assigned unless the City has
authorized the work.
The City does not guarantee any minimum quantity of work, minimum payment
amount, or minimum number of assignments.
IV. ANTICIPATED PROCUREMENT SCHEDULE
The City intends for the RFQ process to take approximately four to six weeks from
publication through selection, negotiation, or award..
The schedule below is tentative and may be modified by the City as needed.
Event Proposed Timeline
RFQ published and posted 6/29/2026
Deadline for questions 7/8/2026 at 5:00 P.M. CST
Statements of Qualifications due 7/16/2026 at 1:00 P.M. CST
Staff review and evaluation Week 4

Event Proposed Timeline
Interviews, if needed Week 5
Selection of preferred firm or firms Week 5
Contract negotiations and final rate confirmation Week 5 to Week 6
Council consideration or contract authorization, if
Week 6
required
Contract execution and authorization to begin
Following approval and execution
services
The City reserves the right to modify this schedule, extend deadlines, issue addenda,
request additional information, conduct interviews, negotiate rates and contract terms,
cancel the RFQ, or reissue the RFQ if determined to be in the City's best interest.
V. SCOPE OF SERVICES
The selected firm or firms may be asked to provide one or more of the services described
below. Respondents are not required to submit for every service category. Respondents
should clearly identify the service categories for which they are qualified and the
personnel proposed for each category.
A. Building Inspection Services
The selected firm may provide residential and commercial building inspection services
as assigned by the City. Inspections shall be performed in accordance with the City's
adopted building codes, adopted local amendments, approved plans, permit documents,
applicable City ordinances, and applicable state law.
Inspection services may include, but are not limited to:
1. Residential building inspections;
2. Commercial building inspections;
3. Foundation inspections;
4. Framing inspections;
5. Mechanical inspections;
6. Electrical inspections;
7. Plumbing inspections;
8. Energy code inspections;
9. Insulation inspections;
10. Fire-rated assembly inspections, where applicable;
11. Pool and spa inspections;
12. Accessory structure inspections;
13. Remodel, addition, and alteration inspections;
14. Retaining wall or site-related building inspections;

15. Final inspections;
16. Certificate of occupancy inspections;
17. Re-inspections;
18. Emergency or priority inspections, if requested;
19. Documentation of inspection results;
20. Preparation of written correction notices; and
21. Consultation with City staff regarding inspection findings.
Inspection reports shall be clear, concise, and sufficiently detailed to explain whether
the inspection passed, failed, or requires additional information. Failed inspection
results shall identify the reason for failure and the applicable code, plan sheet, approved
detail, ordinance provision, or permit requirement whenever practical.
Inspectors shall not approve work that conflicts with approved plans, adopted codes,
local amendments, City ordinance, or City direction. Any unusual field condition,
potential code interpretation issue, or conflict between approved plans and field
conditions shall be elevated to the City before final resolution.
B. Building Plan Review Services
The selected firm may provide residential and commercial plan review services for
compliance with adopted codes, adopted local amendments, approved City
requirements, and applicable state law. Plan review may include initial reviews, re-
reviews, expedited reviews, discipline-specific reviews, and consultation with City staff.
Plan review services may include review under the following codes and standards, as
adopted and amended by the City:
1. International Building Code;
2. International Residential Code;
3. International Existing Building Code;
4. International Energy Conservation Code;
5. International Mechanical Code;
6. International Plumbing Code;
7. International Fuel Gas Code;
8. International Swimming Pool and Spa Code;
9. National Electrical Code;
10. Accessibility requirements, where applicable;
11. City local amendments;
12. City permit submittal requirements; and
13. Other applicable adopted codes or standards.

Plan review comments shall be organized, specific, and code-supported. Comments
should identify the applicable code section, ordinance provision, plan sheet, calculation,
report, or adopted standard whenever practical.
The City expects comments to distinguish between:
1. Required corrections;
2. Items requiring clarification;
3. Items requiring City determination;
4. Advisory comments; and
5. Recommendations that are not conditions of approval.
The selected firm shall not impose requirements that are not supported by adopted
code, approved local amendment, ordinance, approved plan, or written City direction.
C. Zoning, Site, and Local Design Criteria Review
The selected firm may provide review support for zoning compliance, site development
criteria, local design standards, subdivision-related requirements, and other City
development regulations. This work may be assigned independently or in coordination
with building plan review, site plan review, plat review, floodplain review, or permit
review.
Services may include, but are not limited to:
1. Zoning district compliance review;
2. Permitted use verification;
3. Setback review;
4. Building height review;
5. Lot coverage review;
6. Impervious cover review;
7. Parking and loading review;
8. Driveway and access review;
9. Landscaping and screening review;
10. Signage review, if requested;
11. Site plan review;
12. Grading and drainage coordination;
13. Retaining wall coordination;
14. Local design criteria review;
15. Review of plat notes and recorded restrictions applicable to City review;
16. Review of conditions of approval;
17. Review of planned development standards or development agreement
requirements;

18. Review of subdivision or plat-related technical items;
19. Review for consistency with adopted City ordinances and criteria; and
20. Preparation of written comments for applicants and City staff.
Because local zoning and development criteria often involve policy-sensitive issues, the
selected firm shall coordinate closely with City staff before making applicant-facing
statements about interpretation, approval, denial, waiver, variance, nonconformity,
vested rights, or enforcement matters.
The selected firm may identify technical issues and provide recommendations, but the
City retains final authority over interpretation and application of local ordinances.
D. Floodplain Review and Floodplain Administration Support
The selected firm may provide technical review and support for floodplain management
and flood damage prevention requirements. Respondents proposing to provide
floodplain services should demonstrate experience with municipal floodplain
administration, FEMA requirements, floodplain development permitting, and review of
elevation and flood hazard documentation.
Services may include, but are not limited to:
1. Review of floodplain development permit applications;
2. Review of site plans for floodplain compliance;
3. Review of FEMA Flood Insurance Rate Map information;
4. Review of Base Flood Elevation data;
5. Review of finished floor elevations;
6. Review of elevation certificates;
7. Review of flood openings and flood-resistant construction requirements;
8. Review of no-rise certifications, where applicable;
9. Review of engineering documentation related to floodplain impacts;
10. Review of grading, fill, and development activity in or near flood hazard areas;
11. Review of substantial improvement or substantial damage documentation;
12. Support for CLOMR, LOMR, LOMA, or related FEMA processes, where
applicable;
13. Floodplain site inspection support, if requested;
14. Written technical comments related to floodplain compliance;
15. Coordination with the City's Floodplain Administrator;
16. Meeting attendance or applicant coordination, if authorized; and
17. General floodplain management support.
Floodplain review comments shall clearly identify the applicable standard, missing
information, required correction, or issue requiring City determination. The selected

firm shall not waive floodplain requirements or make final floodplain determinations
unless expressly authorized by the City.
E. General Development Review and Staff Support
The selected firm may be asked to provide general technical assistance to the
Development Services Department. This work may be used to support complex projects,
unusual code questions, high-volume review periods, internal process improvements, or
specialized technical issues.
Services may include, but are not limited to:
1. Attendance at pre-application or development review meetings;
2. Attendance at internal staff meetings;
3. Applicant coordination, when authorized by the City;
4. Written technical memoranda;
5. Code research and technical analysis;
6. Assistance with standard comments, checklists, or review templates;
7. Review of unusual or complex permit applications;
8. Staff consultation on inspection or plan review issues;
9. Training for City staff;
10. Support for process improvement or standard operating procedures;
11. Assistance with development review tracking and documentation; and
12. Other related services requested by the City.
The selected firm shall perform general support services only when requested and
authorized by the City.
VI. SERVICE EXPECTATIONS
Selected firms shall provide services in a professional, timely, consistent, and well-
documented manner. The City expects selected firms to operate as an extension of City
staff while recognizing that final authority remains with the City.
At a minimum, selected firms shall:
1. Assign qualified personnel with appropriate certifications, licenses, and
experience;
2. Maintain familiarity with City codes, ordinances, adopted amendments, and
procedures;
3. Provide clear inspection reports and review comments;
4. Identify supporting code sections, ordinance provisions, plan sheets, or adopted
standards whenever practical;
5. Avoid vague, unsupported, or preference-based comments;

6. Separate required corrections from advisory comments;
7. Coordinate through designated City staff unless otherwise authorized;
8. Meet agreed turnaround times;
9. Notify the City promptly if deadlines cannot be met;
10. Maintain accurate records of work performed;
11. Keep applicant and project information confidential as required by law;
12. Avoid conflicts of interest;
13. Provide invoices in the format required by the City;
14. Participate in performance reviews or coordination meetings if requested; and
15. Comply with all applicable federal, state, and local requirements.
The City places a high value on consistency. Reviewers and inspectors assigned to City
work should apply the same standards across similar projects and should elevate
unclear issues before issuing inconsistent comments or inspection results.
VII. COMMUNICATION AND AUTHORITY
The selected firm shall work under the direction of the Development Services
Department. The City will identify the appropriate staff contact or contacts for
assignments, questions, submittals, comments, and invoices.
Unless specifically authorized by the City, the selected firm shall not:
1. Issue permits;
2. Approve or deny applications;
3. Grant waivers or variances;
4. Make final code interpretations;
5. Make final floodplain determinations;
6. Direct applicants to revise plans based on unsupported requirements;
7. Represent that a project is approved by the City;
8. Commit the City to a position;
9. Initiate enforcement action; or
10. Communicate policy decisions to applicants.
The selected firm may communicate technical review comments, inspection results, or
requests for clarification when authorized by the City. The City may require that all
comments be routed through City staff or the City's permitting system.
VIII. TURNAROUND TIMES
Respondents shall provide proposed standard turnaround times for each service
category included in their response. The City may negotiate final turnaround times
before contract execution.

Respondents should provide turnaround times for the following, as applicable:
1. Residential building plan review;
2. Residential building re-review;
3. Commercial building plan review;
4. Commercial building re-review;
5. Residential inspections;
6. Commercial inspections;
7. Same-day or next-business-day inspection availability;
8. Floodplain development permit review;
9. Elevation certificate review;
10. No-rise or engineering documentation review;
11. Zoning compliance review;
12. Site plan or local criteria review;
13. Expedited review availability; and
14. Emergency or priority assignments.
Turnaround times should be realistic and based on available staffing. Respondents
should identify any conditions that may affect turnaround time, including project
complexity, incomplete submittals, high-volume periods, applicant responsiveness, or
need for City interpretation.
IX. RATE SCHEDULE AND COMPENSATION
Respondents shall submit a proposed rate schedule by service type. The rate schedule is
a required component of the response.
Because this RFQ is for as-needed contract services, rates should be organized in a
manner that allows the City to assign and pay for specific services without requiring a
separate proposal for every routine assignment. Respondents may propose hourly rates,
per-inspection rates, per-review rates, per-project rates, or other service-based rates,
provided the basis for each rate is clear.
The City may negotiate final rates, billing units, reimbursable expenses, and contract
terms before award.
The rate schedule should identify, at minimum, the following:
1. Service type;
2. Billing unit;
3. Proposed rate;
4. Staff classification, if applicable;
5. Assumptions;
6. Minimum charges, if any;

7. Reimbursable expenses, if any;
8. Travel charges, if any;
9. After-hours or emergency rates, if any;
10. Expedited service rates, if any; and
11. Any exclusions or limitations.
Fees not included in the approved rate schedule may not be eligible for payment unless
approved in writing by the City before the work is performed.
A. Inspection Services Rate Schedule
Service Type Billing Unit Proposed Rate Notes
Residential building inspection Per inspection / hourly $____
Commercial building inspection Per inspection / hourly $____
Mechanical inspection Per inspection / hourly $____
Electrical inspection Per inspection / hourly $____
Plumbing inspection Per inspection / hourly $____
Energy inspection Per inspection / hourly $____
Pool / spa inspection Per inspection / hourly $____
Retaining wall / site-related inspection Per inspection / hourly $____
Final inspection Per inspection / hourly $____
Certificate of occupancy inspection Per inspection / hourly $____
Re-inspection Per inspection / hourly $____
After-hours inspection Per inspection / hourly $____
Emergency or priority inspection Per inspection / hourly $____
B. Plan Review Services Rate Schedule
Service Type Billing Unit Proposed Rate Notes
Residential building plan review Per review / hourly $____
Residential building re-review Per review / hourly $____
Commercial building plan review Per review / hourly $____
Commercial building re-review Per review / hourly $____
Mechanical plan review Per review / hourly $____
Electrical plan review Per review / hourly $____
Plumbing plan review Per review / hourly $____
Energy code review Per review / hourly $____
Accessibility review Per review / hourly $____
Existing building / remodel review Per review / hourly $____
Expedited plan review Per review / hourly $____
C. Zoning, Site, and Local Criteria Review Rate Schedule
Service Type Billing Unit Proposed Rate Notes
Zoning compliance review Per review / hourly $____
Use verification Per review / hourly $____
Setback / height / lot coverage review Per review / hourly $____
Impervious cover review Per review / hourly $____
Site plan review Per review / hourly $____
Local design criteria review Per review / hourly $____