Reappraisal and Revaluation of Real Property for the City of Middletown

CITY OF MIDDLETOWN-PURCHASING OFFICE
MUNICIPAL BUILDING, ROOM 112
245 DEKOVEN DRIVE
MIDDLETOWN, CT 06457
(860) 638-4895
CONTRACT DOCUMENTS FOR
RFP #2026-009
REAPPRAISAL AND REVALUATION OF REAL PROPERTY
THE CITY OF MIDDLETOWN
Proposals due by: Wednesday, July 8, 2026 at 3:00 pm
DONNA L. FORMATO, CPPB, NIGP-CPP
SUPERVISOR OF PURCHASES
CARL R. ERLACHER
DIRECTOR OF FINANCE AND REVENUE SERVICES
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TABLE OF CONTENTS
Page
REQUEST FOR PROPOSAL 3-4
I. DEFINITIONS 5
II. SCOPE OF PROJECT 5-6
III. CITY INFORMATION 7-8
IV. PROJECT TIME SCHEDULE 9-10
V. PAYMENT SCHEDULE 10-11
VI. RESPONSIBILITIES 11-17
VII. APPRAISAL SPECIFICATIONS 17-20
VIII. NARRATIVE APPRAISAL SPECIFICATIONS 20-21
VIII. TRANSMITTAL OF RECORDS TO THE ASSESSOR 21
IX. RESPONSIBILITY OF CITY 21-22
X. RESPONSIBILITY TO THE ASSESSOR 22
XII. PARCEL IMAGE DATABASE 23
XIII. ADDITIONAL INFORMATION 23-24
XIV. METHOD OF SELECTION FOR CRITERIA FOR AWARD 24-25
XV. GENERAL TERMS AND CONDITIONS 26-31
XVI. SUBMISSION OF PROPOSAL 32-33
PROPOSAL PAGES 34-38
NON-COLLUSIVE STATEMENT 39
STATEMENT OF BIDDERS EEO COMPLIANCE 40
IDENTIFICATION OF CERTIFIED COMPANY PERSONNEL LIST 41
BID BOND 42-43
CERTIFICATE OF SURETY 44
PERFORMANCE BOND 45-46
MAINTENANCE BOND 47-48
CHAPTER 26, CONTRACTS 49-50
APPENDIX B - INSURANCE REQUIREMENTS 51-52
BID RETURN LABEL 53
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REQUEST FOR PROPOSAL
CITY OF MIDDLETOWN, CONNECTICUT
Proposal Documents, addressed to the Supervisor of Purchases, City of Middletown, Room 112, Municipal Building,
Middletown, Connecticut 06457, will be accepted until Wednesday, July 8, 2026 at 3:00 pm for the following:
RFP #2026-009
REAPPRAISAL AND REVALUATION OF REAL PROPERTY
FOR THE CITY OF MIDDLETOWN
The City of Middletown is seeking to engage the services of a qualified Appraisal firm experienced in completing
municipal revaluation(s) utilizing the CITY's Computer Assisted Mass Appraisal Software System (CAMA). The
effective date of this revaluation shall be for the Grand List of October 1, 2027.
Services required pursuant to this contract shall consist generally of providing all equipment, materials, forms,
supplies, and to provide all work and incidental services as specified herein as required to complete a reappraisal
of all taxable and exempt real property located within the corporate limits of the City of Middletown.
The successful firm shall be required to possess and maintain from the date of receipt of proposals through the
completion of all work specified herein a valid Connecticut Revaluation Company Certification pursuant to section
12-2c of the Connecticut General Statutes.
A bid bond in the amount of ten percent (10%) of the total bid amount shall be required with all proposals
submitted. A Performance Bond in the amount of 100% of the contract sum shall be required from the selected
firm following award.
Proposal Packages may be obtained at the Purchasing Department, Room 112, Municipal Building, 245 DeKoven
Drive, Middletown, CT, Monday - Friday, between the hours of 8:30 a.m. and 4:30 p.m. for a fee of $.50 per page.
It is preferred that they are downloaded free of charge on the City of Middletown web site:
www.MiddletownCT.gov. All questions concerning this RFP should be directed in writing to the Purchasing
Department via fax at 860-638-1995 or email at purchase@MiddletownCT.gov.
All proposals shall be submitted in the order stipulated on the RFP on the designated forms and in a clearly marked
and sealed envelope as designated in the Information for Bidders. All proposals must be received by Supervisor of
Purchases, Room 112, City of Middletown, 245 DeKoven Dr., Middletown CT 06457 no later than the date and time
specified. Responses received after this date will not be considered.
Proposals must be executed in accordance with and are subject to the instructions contained within the Information
for Bidders. Within thirty (30) days after opening the proposals, the three (3) apparent lowest responsible
Respondents' bond documents will be retained and all others returned. The three (3) lowest responsible
Respondents' bond documents may be held for a period of up to ninety (90) calendar days or until a contract is
signed and then all bond documents, other than those of the successful responsible Respondent shall be returned.
The Appraisal firm will be evaluated and selected based on their technical competence, their capacity and capability
to perform the work within the time allotted, and past record of performance which will be appropriately weighted
in descending order of importance. Preference will be given to those firms with specific experience in the use of
Computer Assisted Mass Appraisal Software System (CAMA).
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Firms responding to this request should be of adequate size and sufficiently staffed to perform the assignment
described above in a timely manner. The selected firm must meet all City, State and Federal affirmative action and
equal employment opportunity practices.
The City of Middletown reserves the right to waive any defect or any irregularity in any RFP and reserves the right to
reject any or all proposals or any part thereof. Proposals, amendments to proposals or withdrawals of proposals
received after the time set for receipt of the proposals shall not be considered.
All firms submitting a proposal with questionnaire are subject to and must comply with the equal opportunity and
nondiscriminatory provisions set forth in the Affirmative Action Plan of the City of Middletown. The selected firm must
meet all City, State and Federal affirmative action and equal employment opportunity practices.
Date: 06/16/2026
Middletown, Connecticut Donna L. Formato, CPPB, NIGP-CPP
Supervisor of Purchases
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RFP #2026-009
REAPPRAISAL AND REVALUATION OF REAL PROPERTY
I. DEFINITIONS
A. ASSESSOR: The word "ASSESSOR" shall mean the duly appointed CITY ASSESSOR of the CITY OF MIDDLETOWN.
B. CONTRACT SPECIFICATIONS or SPECIFICATIONS: The terms "CONTRACT SPECIFICATIONS" or
"SPECIFICATIONS" shall mean this entire proposal and in more detail the Scope of Project section and made a
part of a certain CONTRACT between the CITY and the COMPANY and any addenda thereto.
C. PROJECT: The word "PROJECT" shall mean the reappraisal and revaluation of all taxable real property and all
exempt real property as of October 1, 2027 within the corporate limits of the CITY OF MIDDLETOWN in
accordance with Section 12-62 of the Connecticut General Statutes.
D. COMPANY: The word "COMPANY" means any person, firm, corporation, association or other entity
performing the revaluation work under contract.
E. CONTRACTOR: The word "CONTRACTOR" shall mean and shall be used interchangeably with the word
"COMPANY".
F. CITY: The word "CITY" shall mean the CITY OF MIDDLETOWN, Connecticut.
G. CAMA: The acronym "CAMA" means a Computer-Assisted Mass Appraisal software. The CONTRACTOR is to
utilize the CITY'S current CAMA software to complete the PROJECT. The CITY'S CAMA is Appraisal Vision
(v.8.2.22) provided by:
Vision Government Solutions, Inc.
1 Cabot Road, Suite 100
Hudson, MA 01749
Telephone: 800-628-1013
Fax: 508-351-3798
H. CAMA DATABASE: The term CAMA DATABASE refers to the tables, schedules, images, and parcel data used
by the CAMA software.
I. GIS: The acronym "GIS" means Geographic Information System. The CITY maintains parcel maps utilizing ESRI
GIS software. The CITY'S GIS and CAMA data are linked.
II. SCOPE OF PROJECT
A. SCOPE: This project includes the complete reappraisal and revaluation of all taxable and non-taxable Real
Property within the corporate limits of the City of Middletown, Connecticut.
The successful CONTRACTOR shall furnish all the labor, materials, supplies and equipment and perform all
work for the project in strict accordance with the hereinafter-listed specifications. The CONTRACTOR shall
utilize the CITY'S existing CAMA software Appraisal Vision provided by Vision Government Solutions, Inc.
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All work, and all forms, materials, and supplies utilized in this project shall conform to and be carried out in
accordance with the requirements of the Secretary of the Office of Policy and Management, Section 12-62 of
the Connecticut General Statutes, and any Regulations of Connecticut State Agencies pertaining hereto, and
shall be subject to the direct supervision and approval of the ASSESSOR of the CITY.
The values to be determined shall be the full fair market value as defined in Section 12-62 and 12-63 of the
Connecticut General Statutes and shall be based upon recognized methods of appraisal and conform to
Uniform Standards of Professional Appraisal Practices, as required by Connecticut General Statutes for the
licensing and certification of all individuals involved in the appraisal of real estate. Values to be determined
shall meet or exceed all requirements for certification as set forth in the Performance Testing Standards, set
forth by the Office of Policy and Management.
The revaluation PROJECT shall not include the valuation of taxable personal property.
B. CONTRACT OPTIONS: The PROPOSAL shall include separate bids for options as identified in the CONTRACT
SPECIFICATIONS. The CITY shall have sole discretion over which options will be accepted.
C. EFFECTIVE DATE: The effective date of this revaluation PROJECT shall be the assessment date of October 1,
2027. All final values will reflect the October 1, 2027 market value rounded to the nearest hundred dollars.
Assessments will be 70% of market value as required by state statute, rounded off to the nearest ten dollars.
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III. CITY INFORMATION
A. PHYSICAL DATA: The CITY OF MIDDLETOWN is located in the central portion of the State of Connecticut in
Middlesex County. Middletown has an estimated population of 48,600 and land area of approximately 42.9
square miles.
B. GOVERNMENT: The CITY OF MIDDLETOWN has a Mayor-Council form of government. The Mayor is the CITY'S
Chief Executive Officer.
C. PARCEL INFORMATION:
APPROXIMATE NUMBER OF ACCOUNTS
October 1, 2025 Grand List
TAXABLE REAL ESTATE
DESCRIPTION # OF ACCTS GROSS ASSESSMENT
RESIDENTIAL
100 Residential 12,694 $2,502,679,113
COMMERCIAL
200 Commercial 719 $ 495,238,055
INDUSTRIAL
300 Industrial 150 $ 392,867,096
PUBLIC UTILITY
400 Public Utility 57 $ 5,058,970
VACANT LAND
500 Vacant Land 903 $ 44,347,021
USE ASSESSMENT
600 Use Assessment 218 $ 2,664,070
APARTMENTS
800 Apartments 142 $ 454,364,979
TOTAL TAXABLE
REAL ESTATE RECORDS 14,883 $3,897,219,304
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DESCRIPTION # OF ACCTS GROSS ASSESSMENT
CITY OWNED PROPERTY 468 $497,485,320
STATE OWNED PROPERTY 81 $542,156,830
FEDERAL OWNED PROPERTY 6 $ 17,946,070
HOSPITAL 24 $292,328,510
WESLEYAN UNIVERSITY 287 $717,680,310
CHURCHES 54 $ 76,185,580
RELIGIOUS SCHOOL/CAMP 5 $ 87,430,900
PARSONAGES AND CONVENTS 16 $ 5,906,820
CEMETERIES 12 $ 2,619,470
SCIENTIFIC, EDUCATIONAL, LITERARY, HISTORICAL, CHARITABLE
105 $ 35,643,600
MISCELLANEOUS 7 $ 5,744,770
TOTAL EXEMPT
REAL ESTATE RECORDS 1,082 $2,293,378,250
The CITY shall not permit additional charges by the COMPANY for differences in parcel counts. It is the
responsibility of the COMPANY to estimate adjustments in parcel counts from the estimated parcel counts stated
for October 1, 2025, to the actual parcel counts for October 1, 2027.
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IV. PROJECT TIME SCHEDULE
A. Revaluation Schedule:
1. Start: The COMPANY shall start the revaluation work on or before August 3, 2026, or such other date
as agreed to by the Assessor. Thereafter the COMPANY must continue in a diligent manner so as to
ensure completion within the schedule of completion dates as set forth below.
2. Public access: Corresponding with the start of the PROJECT, and throughout the duration of the
PROJECT, the COMPANY shall maintain an email address and phone number available to the public. The
COMPANY shall promptly respond to all public inquiries.
3. Public Relations: Corresponding with the start of the PROJECT, and throughout the duration of the
PROJECT, the COMPANY shall provide monthly project updates for the public and media, and maintain
a public relations program in accordance with the CONTRACT SPECIFICATIONS. All public releases shall
be approved by the ASSESSOR prior to release.
4. Completion Dates: The following phases of the revaluation PROJECT must be completed in accordance
with the following schedule:
The CITY's CAMA software system and current DATABASE is to be installed, tested and completely
operational by August 17, 2026.
Complete sales verification and data mailer review by February 01, 2027.
Complete land study and set preliminary land rates by March 01, 2027.
Complete building cost study and table modifications to CAMA DATABASE by April 02, 2027.
Complete modification and testing of Comparable Sales module in CAMA by April 02, 2027.
Complete study of market rents, expenses and capitalization factors and all by August 01, 2027.
Deliver completed Parcel Image Database by August 01, 2027.
Complete FIELD REVIEW by August 01, 2027.
Deliver completed residential appraisals to the ASSESSOR according to the following schedule:
% DATE
25 08/03/2027
50 08/17/2027
75 08/31/2027
100 09/14/2027
Deliver completed commercial, industrial, public utility and special purpose appraisals to the ASSESSOR
according to the following schedule:
% DATE
25 08/24/2027
50 09/07/2027
75 09/21/2027
100 10/05/2027
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The integration of (NEW) CAMA DATABASE with the CITY's CAMA with all images, parcel data, and
suggested values to the ASSESSOR by October 5, 2027.
ASSESSOR completes review and final adjustments made for real property no later than October 19,
2027.
Assessment change notices mailed to comply with Section 12-55 of Connecticut State Statutes by
November 05, 2027.
Informal hearings to begin no later than November 15, 2027 and end no later than December 17,
2027.
Complete all revisions, updates, and edits to (NEW) CAMA DATABASE, final assessment notices mailed
out, and final property record cards are printed and delivered to ASSESSOR in Map-Lot order no later
than January 7, 2028.
5. Initial Appraisal Impact Review: Printout of the comparative assessment for October 1, 2026 Grand List
and assessment for the October 1, 2027 Grand List will be supplied to the ASSESSOR starting on August
3, 2027, and periodically thereafter until the completion of the public hearings. The printout should
include Unique ID, property location, percentage of change, neighborhood delineation, property class,
and/or any other information deemed necessary by the ASSESSOR.
6. Assessment Date: The completed appraisals, upon approval by the ASSESSOR will serve as a basis for
assessments effective on the Grand List of October 1, 2027. Notwithstanding the dates mentioned
above for any task, all values are to be based on the assessment date of October 1, 2027 and the
properties as they exist in MIDDLETOWN on that date.
7. Delays: The COMPANY shall not be liable for delays caused by reason of war, strike, explosion, Act of
God, Order of Court or other public authority.
V. PAYMENT SCHEDULE
A. Periodic Payments, Progress Reports and Project Work Plan: On the last business day of the month following
the execution date of this contract, and on the last business day of each month thereafter during the period
covered by this CONTRACT, the COMPANY is to certify by written progress report to the ASSESSOR, the
percentage of the total work completed under the CONTRACT which the COMPANY has performed during the
said month.
The CITY, upon determination by the ASSESSOR, that the certification of the COMPANY concerning work during
said period is accurate, will pay to the COMPANY a percentage of the total compensation under this CONTRACT
equal to the percentage of the work certified as having been performed during said period, less ten (10%)
percent which is to be retained by the CITY for payment to the COMPANY on the CITY'S determination, as
certified by the ASSESSOR, that the COMPANY has performed fully and satisfactorily all its obligations and
requirements under the CONTRACT, except for Litigation Support.
If the ASSESSOR determines that the COMPANY'S certification is inaccurate, the periodic payment shall be
omitted, delayed or adjusted accordingly.
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