Construction Management Services for Complex

REQUEST FOR PROPOSALS
TO PROVIDE CONSTRUCTION MANAGEMENT SERVICES
FOR THE CONSTRUCTION OF:
RENOVATIONS & MODIFICATIONS TO:
CALHOUN ELEMENTARY SCHOOL
&
CALHOUN PRIMARY SCHOOL
101 & 102 Raymond King Dr.
CALHOUN, GEORGIA 30701
CALHOUN CITY SCHOOL DISTRICT
CALHOUN, GEORGIA
SAE Project Number: 01-639-027
The Calhoun City Board of Education reserves the right to reject any and all proposals and to waive technicalities.
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INTRODUCTION
The Calhoun City School District is requesting a proposal from interested and qualified Construction
Management Firms for the Construction of "Renovations & Modifications to: Calhoun Elementary
School and Calhoun Primary School". The general scope of work of all Phases consists of the
following:
* Flooring resurfacing of all common areas and cafeteria/kitchen floor resurfacing, including a
portion of the classrooms.
* Ceiling tile replacement throughout the entire facility.
* Repainting of all hallways and common areas.
* Replacement of HVAC equipment.
* Upgrades to four (4) playground areas, including grading and storm water modifications,
replacement of playground equipment, and installation of synthetic turf.
* Replacement/refinishing of doors throughout.
* Lighting upgrades.
* Replacement of the intercom system.
* Updates to low-voltage cabling/wiring throughout.
* Replacement of restroom fixtures/appliances.
* Miscellaneous renovations and modifications as deemed necessary.
The School District has set a $5,000,000 construction budget for Phase 1 of the project, with work for
this phase to be completed by July 21, 2027. The Construction Management Firm will assist the Owner
and Architect in determining the Scope of Work that can be completed within the time frame and budget
of Phase 1. Any remaining items within the listed Scope of Work will be completed as Phase 2 of the
budget, with the budget and project schedule coordinated between the Owner, Architect, and
Construction Manager.
A mandatory pre-proposal meeting will be held on September 29, 2026 @ 10:00 am at Calhoun
Elementary School, located at 101 Raymond King Dr., Calhoun, Georgia, 30701. Proposals submitted
by CMs who do not attend the conference will NOT be accepted.
The Calhoun City School District plans to select the most qualified Construction Management Firm
(hereinafter referred to as CM) to enter into a CM at Risk contract for the construction of the above-
referenced project. The proposed fee to be submitted as part of the CM Proposal will include "Overhead
and Profit," awarded as a percentage, and "General Conditions," awarded as a fixed fee.
The services to be performed by the CM will have as their objective the efficient, economical, and
timely delivery of the project by managing construction within time and cost limitations and established
quality requirements. The services will be performed during the pre-construction phase, construction
phase and post construction phase including working with the owner in estimating, value engineering,
arrangements of bid packages, bidding and award of the trade contracts, and management of
construction until occupancy is achieved, and implementing the one (1) year warranty and one (1) year
warranty inspection.
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The procedures for public works construction contracts, as established by the Georgia Local
Government Public Works Construction Law, O.C.G.A., 36-91-1, shall be followed. Final selection will
be made in accordance with the policies and administrative directives of the School District and any
other statutory provisions.
Responses must be received by the Calhoun City Board of Education at 334 South Wall Street,
Calhoun, Georgia 30701, on or before 2:00 p.m. EST on October 19, 2026, after which they will no
longer be accepted. Late responses will be returned unopened and will not be considered. To be
accepted, all responses must be submitted in a sealed package marked "Renovations & Modifications
to: Calhoun Elementary School and Calhoun Primary School". Six (6) copies of each proposal,
along with one digital copy on a thumb drive, must be forwarded or delivered to:
Dr. Peter Coombe
Assistant Superintendent
Calhoun City School District
Board of Education
334 South Wall Street
Calhoun, Georgia 30701
Oral or telegraphic (including FAX) responses are not acceptable.
PROJECT SELECTION TIMELINE:
Advertise for CM @ Risk Tuesday, September 15, 2026
Mandatory Preproposal Conference Tuesday, September 29, 2026, 10:00 am
CM @ Risk Proposals Due Tuesday, October 19, 2026, 2:00 pm
BOE Approval of CM @ Risk Contract Monday, October 26, 2026
GENERAL INFORMATION
Please direct all questions regarding this Proposal Request and the program it represents to:
Dr. Peter Coombe Mr. Philip Sanders
Assistant Superintendent and Project Manager
Calhoun City School District Southern A & E, LLC
334 South Wall Street 7951 Troon Circle
Calhoun, Georgia 30701 Austell, GA 30168-7755
Phone: 706-602-6661 Phone: (770) 819-7777
Email: coombep@calhounschools.org Email: psanders@southernae.com
No questions other than those submitted in writing will be accepted, and no response other than those
submitted in writing will be binding upon Calhoun City School District.
Proposal documents may be examined at Southern A&E's office at 7951 Troon Circle, Austell, Georgia
30168 or by calling 770-819-7777 to request a password and a link to Southern A&E's online plan
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service to view the documents. Proposal documents will not be sent to plan rooms. All documents,
including any addenda, will be posted only at the office of Southern A&E and on their online plan room.
Site visits to inspect the site can be arranged by appointment with Dr. Peter Coombe (706-602-6661).
It is the respondent's responsibility to arrange and conduct any site visits necessary to familiarize
themselves with existing conditions.
Calhoun City School District reserves the right to amend this RFP prior to the proposal due date. All
amendments and additional information will be emailed to proposers of record and posted to the
Calhoun City School District's website, https://www.calhounschools.org. Proposers should check this
web page frequently for new information.
Submission of a proposal authorizes Calhoun City School District to make inquiries concerning the
proposer and its officers, agents, and representatives to any persons or firms deemed appropriate by
Calhoun City School District.
Proposals are subject to the Georgia Open Records Act. Calhoun City School District cannot protect
proprietary data submitted in proposals.
Submission of proposals indicates the Respondent's acceptance of the evaluation technique and the
Respondent's recognition that some subjective judgments must be made by Calhoun City School District
during the determination of ranking order and award.
The Calhoun City School District reserves the right to select or reject any or all responses as a result of
this Request for Proposal. The school District is not liable for any costs incurred by any person or firm
responding to this Request for Proposal.
The Calhoun City School District also reserves the right to negotiate with proposers prior to the award
for the purpose of obtaining best and final offers. Finalists will have the opportunity to participate in
negotiations and submit a best and final offer. The Calhoun City School District shall not disclose the
contents of proposals to competing proposers during the negotiations. Reference O.C.G.A 36-91-21 for
regulations for best and final offers.
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GENERAL REQUIREMENTS
CM Responsibility
The selected CM will be required to assume full responsibility for all services included in their
proposal. The selected CM will be considered the prime contractor and the sole point of contact for
all contractual matters. The CM shall also be expected to obtain at least three competitive bids for
each bid package (work category), exclusive of the CM's guaranteed maximum price for the
individual bid packages (work categories). If any bid packages receive fewer than three qualified bids,
the Owner reserves the right to require rebidding of these packages. The CM shall submit a GMP for
each bid package (work category) to the Calhoun City School District prior to the opening of
subcontractor bids. All subcontractor bids shall be opened in a location designated by the
Calhoun City School District, and all subcontractor bids shall be opened in the presence of a
representative of the Calhoun City School District and the Architect. The CM will not perform any
portion of the project with its own forces, except as mutually agreed by the owner and the CM and as
allowed by the Georgia Department of Education. Individual trade contracts will be between the CM
and the Trade Contractors, subject to school District approval.
The CM agrees to perform all work in compliance with O.C.G.A.13-10-91, Georgia Security and
Immigration Compliance Act. The CM shall state affirmatively that the individual, firm, or
corporation which is contracting with the Calhoun City School District, has registered with and is
participating in a federal work authorization program using any of the electronic verification of work
authorization programs operated by the United States Department of Homeland Security or any
equivalent federal work authorization program operated by the United States Department of Homeland
Security to verify information of newly hired employees, pursuant to the Immigration Reform and
Control Act of 1986 (IRCA), P.L. 99-603], in accordance with the applicability provisions and
deadlines established in O.C.G.A. 13-10-91. See Attachment 7, which must be completed with the
proposal.
The CM further agrees that, should it employ or contract with any subcontractor(s) in connection with
the physical performance of services pursuant to this contract with Calhoun City School District, the
contractor will secure from such subcontractor(s) similar verification of compliance with O.C.G.A.
13-10-91 on the Subcontractor Affidavit provided in Rule 300-10-01-08 or a substantially similar
form. Contractor further agrees to maintain records of such compliance and provide a copy of each
such verification to the Calhoun City School District at the time the subcontractor(s) is retained to
perform such service.
The CM also agrees to perform all work in compliance with O.C.G.A. 50-36-1 Systematic Alien
Verification for Entitlements (SAVE) program. The CM agrees that, should it employ or contract with
any subcontractor(s) pursuant to this contract with Calhoun City School District, the CM will secure
from such subcontractor(s) similar verification of compliance with O.C.G.A. 50-36-1. The CM also
agrees to provide verification of compliance with executed affidavits available on the Department of
Audits and Accounts website at http://www.audits.ga.gov/NALGAD/Files/OCGA_50-36-1xex2x/pdf.
The CM further agrees to maintain records of such compliance and provide a copy of each such
verification to the Calhoun City School District at the time the subcontractor(s) is retained to perform
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such service."
Required Bonds and Insurance
1. Prior to the award of a GMP contract, the CM shall provide the school District with a 100 percent
Performance and Payment Bond from a bonding institution listed in the current edition of the
Federal Register as a surety for its faithful performance of this contract. Bonds must be kept in
force for the duration of the contract; be executed by a resident agent of the State of Georgia; and
be in compliance with Georgia Revised Statutes. The CM's performance and payment bonds shall
be included in the CM's Fee Proposal
2. Subcontractor Default Insurance: Construction management firms may, at the construction
manager's discretion, provide SDI Insurance for Trade (Sub) contractors. If SDI insurance is to be
provided, the insurance shall cover all trades.
a. The cost of SDI Insurance shall be part of the Construction Management Fee.
b. The cost of the insurance shall be listed on the proposal form as a percentage of the overall
cost of the work.
3. Bonding of Trade (Sub) Contractors: Construction management firms may, at the construction
manager's discretion, provide bonding for trade (sub) contractors.
a. The cost for the subcontractor bonds shall be considered as part of the Construction
Management Fee.
b. The cost for the bonds shall be listed on the proposal form and shall be stated as a
percentage of the overall cost of the work.
4. Evidence of required bonds shall be presented prior to the execution of contract, insurance policies
to be carried under the agreement shall not be changed, canceled, or allowed to expire without
thirty (30) days prior written notification to the school District The cost for the bonds shall be
listed on the proposal form and shall be stated as a percentage of the overall cost of the work.
Below is listed the insurance coverage which must be procured by the contractor at his own expense.
The contractor agrees to follow the instructions indicated in each case:
(1) Comprehensive General Liability Insurance. Combined Single limits, including Bodily
Injury and Property Damage with limits of $1,000,000 for each occurrence, personal and
advertising injury with a limit of $1,000,000 per occurrence, and $2,000,000 general and
products/completed operations aggregates. General Liability should include premises/operations
coverage and products and completed operations coverage. Policies should include X, C, U
(Explosion, Collapse, and Underground Coverage).
(2) Auto Liability - including Owner, hired, and non-owned vehicles with Combined Single
limits including Bodily injury and Property damage of $1,000,000 for each occurrence.
(3) Umbrella Excess Liability Insurance: Contractor shall carry umbrella excess liability insurance
including Auto, General Liability and Workers' Compensation in the amount of $1,000,000 over
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existing primary insurance and over self-insured hazards.
(4) Environment Impairment Liability and/or Pollution Liability - $1,000,000 per occurrence.
(5) Worker's Compensation: As required by law.
All of the above policies must be occurrence-based. Calhoun City School District shall be
named as an additional insured on all policies. The policies shall contain provisions that the
coverage provided by said policies shall be primary to any insurance maintained by the School
District. Said insurance shall, in fact, be primary to any insurance maintained by the School
District.
Evidence of required bonds and insurance shall be presented prior to the execution of a GMP contract.
The required bond shall be indicated as a single line item on the CMs GMP breakdown, and the
bonding amount shall be adjusted by change order when all contract cost are established by
procurement of subcontract bids. Insurance policies to be carried under the agreement shall not be
changed, canceled, or allowed to expire without thirty (30) days prior written notification to the
school District.
Should the CM elect to require certain subcontractors to provide Performance Bonds and Labor and
Material Payment Bonds, the cost of the subcontractor-provided bonds shall be the responsibility of
the CM and shall not be included in the GMP. The cost of the subcontractor-provided bonds shall be
itemized as a separate line item on the subcontractor's bid form.
Taxes, Fees, Code Compliance and Licensing
The CM shall be responsible for the payment of any required taxes or fees associated with the
execution of a GMP contract. The CM shall also be responsible for compliance with all applicable
codes and statutes. All installation and construction work shall be done by sub- contractors
licensed in the State of Georgia.
Payment
CM shall submit monthly payment applications using AIA G702 and AIA G703 Continuation Sheets in
addition to Georgia State Department of Education DE Form 0263, July 1982 Edition.
The CM shall defend hold harmless and indemnify the Owner, the Architect, and other design
consultants against all claims, suits, actions, costs, council fees, expenses, damages and/or
judgments in decrees by reason of persons or property being damaged or injured by the CM or any
of the CM employees/subcontractors in any capacity during the progress of the work, whether by
negligence or otherwise. This indemnity provision shall not be construed so as to require CM to
indemnify the Owner, Architect and the other design consultants for their own sole negligence.
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REPRESENTATIVE SERVICES TO BE PROVIDED BY THE C.M.
Project Planning
1. Evaluate preliminary documents for constructability, value opportunities and scheduling at
each phase of design.
2. Participate and assist in planning meetings.
3. Provide estimates at the Check Set and Final phase and an estimated monthly
construction payment schedule to assist the owner with financial budgets.
4. Conduct a Value Engineering review, including Life Cycle Cost, and evaluations for alternate
materials and systems and present to the Owner and Architect for review and comment.
5. Prepare and submit cash flow analysis to Owner.
Bidding and Awarding Phase
1. Separate construction work into appropriate work categories (See attachment 1).
2. Develop requirements to assure time, cost, and quality control during construction.
3. Provide an estimated construction schedule for issuance with the bid/proposal package.
4. Identify bidders and generate bidder interest. Maintain a list of firms contacted and dates of
contact for review by the Owner. CM shall include Owner and Architect in bid forms and
work categories communicated and distributed to all subcontractors as a matter of bidding
records.
5. Schedule and conduct pre-bid conferences in conjunction with the architect and
representatives from the School District.
6. Advertise and distribute bidding documents.
7. Assist in development of necessary addenda and distributing of these addenda to known
bidders.
8. Monitor bidder activity.
9. Review and analyze bids and recommend awards in conjunction with Owner and Architect.
10. Collect executed contracts, purchase orders, affidavits of assurance, insurance
certificates, and performance and payment bonds and distribute copies to Owner,
Architect and contractors.
11. Update schedule.
12. Assist in Pre-Construction meetings.
Construction Phase
1. Maintain staff for construction management to include an on-site superintendent.
Superintendent shall have supervised past projects of equal size and scope and have
excellent performance references from the owners for a minimum of three (3) projects
within a period of five (5) years maximum. CM shall submit his proposed
superintendent/superintendents and references for review by the Owner and Architect with
this proposal.
2. Mobilization of job site - Provide and maintain a fully equipped project office facility on-site
to perform all required CM duties and meetings and coordination of on-site temporary
facilities.
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3. Assure timely procurement of all required permits.
4. Establish and maintain coordination procedures.
5. Develop and maintain a detailed schedule including delivery, approvals, inspection,
testing, construction, and occupancy.
6. Conduct and record a minimum of bi-weekly job progress meetings following a CM
generated agenda with the Architect, Owner and all active trades, and follow-up with
distribution of minutes to all parties.
7. Coordinate and log all request for information (RFI's).
8. Maintain a daily log of jobsite activities.
9. Prepare and submit change order documentation for review and approval by the architect and
School District. Review change order proposals to verify validity, purpose, and cost
breakdown.
10. Maintain a system for review and approval of shop drawings.
11. Maintain written and photographic records and submit routine reports to the architect and
School District. Aerial progress photographs should be taken on a monthly basis or more
often as changes require.
12. Maintain quality control and ensure conformity to contract documents.
13. Establish and maintain a jobsite safety program.
14. Provide cost control through progress payment review and verification according to the
approved schedule and contract amounts.
15. Provide coordination of post completion activities, including the assembly of guarantees,
manuals and the owner's final acceptance.
16. Coordinate and assure timely completion of final punch list as required by the specifications.
17. Compile as-built drawings throughout construction.
18. Assemble close-out documents and forward to Architect for review and approval.
19. Coordinate and schedule any training specified for Owner's personnel.
20. Provide all services listed under "General Conditions" in Attachment 2.
Post Occupancy Phase
1. Implement and coordinate the one (1) year warranty and one (1) year warranty
inspection.
2. Respond to request for corrections for work items found not to be installed correctly.
3. Respond to warranty related request.
4. Assist in post-construction review of the facility.
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SELECTION PROCESS
The services being sought under the RFP are considered professional in nature. Consequently, the
evaluation of the proposals will be based upon consideration of the demonstrated qualifications and
capabilities of the responding firms and will result in an award that is in the best interest of the School
District. The selection process for these services may proceed in two phases. At the completion to the
second phase, a GMP contract may be negotiated. Evaluations will be performed by a committee. The
following is a summary of the selection process:
Phase I - Proposal Evaluation
Interested respondents to this proposal request must provide the information required to meet the
criteria contained in "Response Format and Contents". The evaluation committee will evaluate
submittals and choose the most highly qualified CM, and may invite them to participate in Phase II of
the selection process. The following criteria will be considered in choosing the most highly qualified
CM:
1. Firm History and Information
2. Relevant Experience
3. Project Personnel
4. Financial Information
5. Project Approach
6. Claims History
7. References
8. Fee Structure
Phase II - Interviews
The CM firms selected through the Phase I evaluation process may, at the evaluation committee's
discretion, be asked to participate in oral interviews. Following these interviews, the evaluation
committee will recommend a CM to the Board of Education for review and approval.
A. Formal Interview Evaluation Criteria
Upon review of the submittals, the Owner/Architect will determine if interviews will be
conducted. If interviews are conducted, the following criteria shall apply.
Major Category Criteria
Project Team Overall impression of key team members (project manager,
superintendent, project director, cost estimator, project executive,
etc.
Methodology Methodology presented to assure success.
Leadership Ability of principals to engender confidence in the ability of the firm
to complete the project within the time and cost budgeted.
Communication Ability of team members to communicate during the interview
process
Q&A The firm's ability to effectively answer questions and problem-solve
in meetings.
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