General Contractor Pool for Residential Housing Rehabilitation Projects

REQUEST FOR STATEMENTS OF QUALIFICATIONS
ESTABLISHMENT OF A PREQUALIFIED GENERAL CONTRACTOR POOL
FOR RESIDENTIAL HOUSING REHABILITATION PROJECTS
SOQ No.: MCD-CED-SOQ-FY27-002
Issue Date: August 19, 2026
Qualifications Due: September 2, 2026 at 3:00 p.m. EST
Service Area: City of McDonough, Georgia Owner: City of McDonough
1. Invitation to Submit Qualifications
The City of McDonough is requesting Statements of Qualifications from experienced and
qualified general contractors for inclusion in a Prequalified General Contractor Pool for
residential housing rehabilitation projects located in the City of McDonough, Georgia.
The purpose of this Request for Statements of Qualifications is to identify contractors
with demonstrated residential housing rehabilitation experience, appropriate licensing,
adequate bonding and insurance capacity, sufficient financial and operational resources,
qualified personnel, and a history of successfully completing residential housing
rehabilitation projects within the State of Georgia.
The resulting contractor pool is intended to support the City of McDonough Community
& Economic Development Department's Housing Rehabilitation Program, including
projects funded with American Rescue Plan Act (ARPA) funds and other eligible federal,
state, or local funding sources, as applicable.
Following evaluation of the Statements of Qualifications, the City anticipates selecting
approximately three to five firms for inclusion in the Prequalified General Contractor
Pool. The City may select more or fewer firms depending upon the number and quality of
submissions received.
Contractors admitted to the pool may subsequently be invited to compete for specific
residential housing rehabilitation projects through a project-specific Request for
Proposal, Invitation to Bid, Request for Quote, or other selection process established by
the City.
Selection for the pool constitutes a determination that the contractor satisfies the City's
minimum qualification requirements. Placement in the pool does not constitute a
MCD-CED-SOQ-FY27-002 - GENERAL CONTRACTOR POOL FOR RESIDENTIAL HOUSING REHABILITATION
PROJECTS
Page 1 of 26

contract award, does not guarantee that the contractor will receive any work, and does
not obligate the City to issue any project-specific solicitation or enter into any agreement.
2. Anticipated Residential Construction Services
Projects assigned through the Prequalified General Contractor Pool may include
residential rehabilitation, repair, reconstruction, code-compliance improvements,
accessibility modifications, health and safety corrections, and related site improvements
for eligible residential properties within the City of McDonough.
The selected contractor for each project may be responsible for furnishing all supervision,
labor, materials, equipment, tools, transportation, subcontractors, coordination, and
other services necessary to complete the assigned work in accordance with the approved
plans, specifications, applicable codes, permitting requirements, project schedule, and
final construction agreement.
Potential project services may include, but are not limited to:
1. Preconstruction planning and constructability review;
2. Cost estimating and budget development;
3. Site preparation and construction coordination;
4. Building permits and required inspections;
5. Demolition and removal, where applicable;
6. Foundation and structural construction;
7. Framing, roofing, and exterior building envelope;
8. Mechanical, electrical, and plumbing systems;
9. Interior finishes, fixtures, cabinetry, flooring, and painting;
10. Landscaping, grading, drainage, and exterior improvements;
11. Management and coordination of subcontractors;
12. Construction scheduling, cost control, and progress reporting;
13. Quality assurance and correction of deficiencies;
14. Final inspections and certificates of occupancy;
15. Punch-list completion;
MCD-CED-SOQ-FY27-002 - GENERAL CONTRACTOR POOL FOR RESIDENTIAL HOUSING REHABILITATION
PROJECTS
Page 2 of 26

16. Warranties; and
17. Project closeout.
Detailed plans, specifications, schedules, project budgets, pricing requirements, and
contract terms will be provided through project-specific solicitations issued to eligible
contractors in the pool.
3. Prequalified Contractor Pool
3.1 Establishment of the Pool
The City intends to establish a pool of qualified general contractors that may be invited
to compete for one or more residential housing rehabilitation projects located in the City
of McDonough, Georgia.
The initial selection process will evaluate contractor qualifications and will not require
contractors to submit firm construction pricing for a specific project unless otherwise
stated in this SOQ.
The City anticipates selecting approximately three to five qualified firms for inclusion in
the pool. The City may establish a larger or smaller pool based on the number of
responsive submissions, the qualifications of the respondents, anticipated project needs,
and the City's determination of what will provide sufficient competition.
Admission to the pool does not establish a ranking for future projects. Contractors may
be evaluated separately for each project opportunity.
3.2 Pool Term
The Prequalified General Contractor Pool will remain effective for an initial period of
two years from the date the pool is established.
The City may, at its discretion:
1. Extend or renew the pool;
2. Reopen the qualification process;
3. Refresh the pool by adding additional contractors;
4. Require existing contractors to recertify their qualifications;
5. Temporarily suspend use of the pool; or
6. Terminate the pool.
MCD-CED-SOQ-FY27-002 - GENERAL CONTRACTOR POOL FOR RESIDENTIAL HOUSING REHABILITATION
PROJECTS
Page 3 of 26

Any extension or renewal may be subject to updated qualifications, revised
requirements, satisfactory performance, and continued need for the pool.
3.3 Continuing Eligibility
Contractors included in the pool must continuously maintain all qualifications required
by this SOQ and any subsequent project-specific solicitation.
Each contractor must maintain:
1. An active and appropriate Georgia contractor license;
2. Authorization to conduct business in Georgia;
3. Applicable Henry County or municipal business licenses and occupational tax
certificates;
4. Required insurance coverage;
5. Adequate bonding capacity;
6. Qualified personnel;
7. Sufficient financial and operational capacity;
8. An acceptable safety record; and
9. Responsible contractor status.
Each contractor must promptly notify the City of any material change affecting its
qualifications, including:
1. License suspension, expiration, restriction, or revocation;
2. Cancellation or material reduction of insurance coverage;
3. Reduction or loss of bonding capacity;
4. Bankruptcy or material adverse financial condition;
5. Contract termination for default;
6. Bond claim or significant construction claim;
7. Change in ownership or legal business name;
8. Suspension, debarment, or regulatory action;
9. Material litigation;
MCD-CED-SOQ-FY27-002 - GENERAL CONTRACTOR POOL FOR RESIDENTIAL HOUSING REHABILITATION
PROJECTS
Page 4 of 26

10. Change in key personnel;
11. Reduction in staffing or operational capacity; or
12. Any other matter that may affect the contractor's ability to perform residential
housing rehabilitation services.
The City may require annual or project-specific recertification of qualifications. Failure
to maintain the required qualifications may result in temporary suspension or removal
from the pool.
3.4 No Guarantee of Work
There is no minimum or maximum amount of work guaranteed to any contractor
selected for the pool.
The City is not required to:
1. Issue a project-specific solicitation;
2. Invite every contractor in the pool to every project opportunity;
3. Award any minimum number or value of contracts;
4. Distribute work equally among contractors;
5. Select the lowest-priced contractor unless specifically required by the project
solicitation; or
6. Use the pool as the exclusive means of obtaining construction services.
The City may complete work using other contractors, separately procured firms, existing
contracts, emergency procedures, direct purchases when permitted, or other lawful
methods.
The City reserves the right to solicit contractors outside the pool when determined to be
appropriate or necessary.
4. Minimum Qualifications
To be considered for inclusion in the Prequalified General Contractor Pool, a contractor
must satisfy all minimum requirements contained in this section.
Failure to satisfy a minimum requirement may result in rejection of the contractor's
Statement of Qualifications.
MCD-CED-SOQ-FY27-002 - GENERAL CONTRACTOR POOL FOR RESIDENTIAL HOUSING REHABILITATION
PROJECTS
Page 5 of 26

4.1 Georgia Contractor License
The contractor must possess a current and valid Georgia contractor license appropriate
for the type, size, value, and scope of the anticipated residential housing rehabilitation
work.
The contractor must provide:
1. The name appearing on the license;
2. Georgia contractor license number;
3. License classification;
4. Original issuance date;
5. Expiration date; and
6. A copy of the current license.
The contractor must remain properly licensed throughout the pool term and throughout
the performance of any project-specific contract.
4.2 Business Registration and Authorization
The contractor must be properly registered and authorized to conduct business in the
State of Georgia.
The contractor must also possess, or be capable of obtaining before contract award, all
business licenses, occupational tax certificates, registrations, and permits required to
perform work in the City of McDonough and within the applicable municipality or
unincorporated area where a project is located.
The contractor must provide evidence of:
1. Active registration with the Georgia Secretary of State, if applicable;
2. Current local business license or occupational tax certificate;
3. Federal Employer Identification Number; and
4. Applicable trade, professional, or specialty registrations.
4.3 Bonding Capacity
The contractor must be bondable and able to furnish performance and payment bonds
when required by the City for a project-specific contract.
MCD-CED-SOQ-FY27-002 - GENERAL CONTRACTOR POOL FOR RESIDENTIAL HOUSING REHABILITATION
PROJECTS
Page 6 of 26

The contractor must submit a letter from a surety company or authorized bonding agent
confirming:
1. The contractor's single-project bonding capacity;
2. The contractor's aggregate bonding capacity;
3. The amount of currently available bonding capacity;
4. The surety company's name;
5. The surety company's financial rating; and
6. The surety's willingness to consider issuing project-specific bonds, subject to final
underwriting and contract review.
Any surety providing bonds must be authorized to conduct business in the State of
Georgia and must otherwise satisfy the requirements established in the applicable
project-specific solicitation.
4.4 Insurance
The contractor must be insured and capable of maintaining insurance coverage
appropriate for the anticipated residential housing rehabilitation work.
At a minimum, the contractor must provide evidence of the following coverage:
1. Commercial General Liability;
2. Automobile Liability;
3. Workers' Compensation, as required by law;
4. Employers' Liability; and
5. Builder's Risk coverage, when required by a project-specific contract.
The City may establish specific insurance limits in each project-specific solicitation.
Before beginning work, the selected contractor may be required to:
1. Name the City and other designated parties as additional insureds;
2. Provide primary and noncontributory coverage;
3. Provide waivers of subrogation;
4. Submit certificates of insurance;
MCD-CED-SOQ-FY27-002 - GENERAL CONTRACTOR POOL FOR RESIDENTIAL HOUSING REHABILITATION
PROJECTS
Page 7 of 26

5. Submit applicable policy endorsements; and
6. Maintain coverage through final completion and any required warranty period.
4.5 Relevant Residential Project Experience
The contractor must have successfully completed a minimum of five residential housing
rehabilitation projects within the State of Georgia during the five-year period
immediately preceding the SOQ submission deadline.
Qualifying projects should be comparable in size, scope, complexity, construction type,
or value to the types of residential projects anticipated by the City.
For each project, the contractor must provide:
1. Project name;
2. Project location;
3. Owner or client name;
4. Owner or client contact information;
5. Description of the work performed;
6. Original contract amount;
7. Final contract amount;
8. Original completion date;
9. Actual completion date;
10. Contractor's role;
11. Project manager or superintendent assigned;
12. Explanation of significant cost or schedule changes; and
13. Photographs or other documentation demonstrating completed work.
At least three of the submitted projects must include current client references who may
be contacted regarding the contractor's performance.
4.6 Project Team
The contractor must identify the personnel anticipated to support projects issued
through the pool, including:
MCD-CED-SOQ-FY27-002 - GENERAL CONTRACTOR POOL FOR RESIDENTIAL HOUSING REHABILITATION
PROJECTS
Page 8 of 26

1. Principal or executive responsible for the contract;
2. Project manager;
3. Site superintendent;
4. Estimator;
5. Safety representative; and
6. Other key personnel.
The proposed project managers and superintendents should have direct experience
managing residential housing rehabilitation projects in Georgia.
Because project assignments may occur at different times during the pool term, the City
may permit a contractor to propose different personnel for a project-specific
opportunity. Any replacement personnel must possess qualifications equal to or greater
than those presented in the contractor's SOQ.
4.7 Financial and Operational Capacity
The contractor must demonstrate sufficient financial and operational capacity to
perform residential housing rehabilitation projects issued through the Prequalified
Contractor Pool.
As evidence of financial standing, the contractor shall provide a current letter from a
recognized financial institution, on the institution's letterhead, confirming the
following:
The contractor maintains an active banking relationship with the financial institution;
The contractor is considered to be in good standing with the financial institution; and
The length of time the contractor has maintained a banking relationship with the
financial institution.
The financial institution letter shall not disclose account balances, account numbers,
available credit, or other confidential financial information.
The City reserves the right to request additional information concerning financial or
operational capacity before award of an individual housing rehabilitation project when
reasonably necessary based on the size, scope, funding source, or risk associated with
that project.
MCD-CED-SOQ-FY27-002 - GENERAL CONTRACTOR POOL FOR RESIDENTIAL HOUSING REHABILITATION
PROJECTS
Page 9 of 26

The contractor must also demonstrate sufficient staffing, management resources,
subcontractor relationships, equipment, and operational capacity to successfully
complete assigned housing rehabilitation projects within the required schedule.
4.8 Safety Record
The contractor must maintain an acceptable safety record and must disclose:
1. The contractor's Experience Modification Rate for the previous three years, if
applicable;
2. OSHA citations issued during the previous five years;
3. Workplace fatalities or serious incidents during the previous five years;
4. Pending safety investigations;
5. Material safety violations; and
6. The contractor's written safety program and site-specific safety procedures.
4.9 Responsibility and Integrity
The contractor and its principals must not be suspended, debarred, or otherwise
prohibited from contracting with federal, state, or local governmental entities.
The contractor must disclose any of the following occurring within the previous five
years:
1. Contract terminations for default;
2. Bond claims;
3. Bankruptcy proceedings;
4. Construction-related litigation;
5. Administrative proceedings;
6. Regulatory actions;
7. Material claims involving defective work;
8. Criminal convictions related to contracting, fraud, theft, or business practices;
9. Judgments or settlements involving construction projects;
10. Failure to complete a project;
MCD-CED-SOQ-FY27-002 - GENERAL CONTRACTOR POOL FOR RESIDENTIAL HOUSING REHABILITATION
PROJECTS
Page 10 of 26