Request for Proposals for Property Management of City-Owned Residential Units

City of Foster City Request for Proposals
"Property Management of City-Owned Rental Housing Units"
RFP Schedule
Release Date: August 31, 2026
Deadline for Questions/Comments: September 21, 2026
Proposals Due: September 28, 2026 Deadline extended to October 2, 2026
Please send questions, comments, and proposals via email to:
njabba@fostercity.org Nori Jabba, Housing and Sustainability Manager
Please write "RFP for Property Management of City-Owned Rental Housing Units" in the subject
line of your email.
OFFICIAL CONTACT:
Nori Jabba
Housing and Sustainability Manager
City of Foster City
Community Development Department
610 Foster City Boulevard
Foster City, CA 94404
650-286-3230
njabba@fostercity.org

City of Foster City Request for Proposals (RFP)
PROPERTY MANAGEMENT OF CITY-OWNED RESIDENTIAL RENTAL UNITS
Contents
1. SUMMARY ....................................................................................................................... 2
2. PROPERTY DESCRIPTIONS .......................................................................................... 2
3. SITE TOURS .................................................................................................................... 6
4. BACKGROUND AND HISTORY OF FOSTER CITY ......................................................... 6
5. SUMMARY OF SERVICES TO BE PROVIDED ............................................................... 7
6. PROJECT SCHEDULE .................................................................................................... 9
7. PROPOSAL REQUIREMENTS ........................................................................................ 9
8. SELECTION PROCEDURE ........................................................................................... 11
9. GENERAL INFORMATION FOR PROPOSALS; TERMS, AND CONDITIONS .............. 12
10. TIMELINE....................................................................................................................... 14
11. ATTACHMENTS ............................................................................................................ 14
12. RELATED DOCUMENTS/LINKS .................................................................................... 14
Attachment 1 ........................................................................................................................... 15
Attachment 2 ........................................................................................................................... 17
Attachment 3 ........................................................................................................................... 36
1

City of Foster City Request for Proposals (RFP)
PROPERTY MANAGEMENT OF CITY-OWNED RESIDENTIAL RENTAL UNITS
1. SUMMARY
The City of Foster City ("City" or "Foster City") is requesting proposals from firms interested in
providing residential property management services for the City's 28 below market rate
residential rental units. The properties include:
* Workforce Housing Property: 22 units at 501 Pilgrim Drive, consisting of one-and two-
bedroom units;
* Existing Unit Purchase Program (EUPP) units: six (6) homes and duplexes in various
locations throughout the City, including a three (3)-bedroom single-family home, a five
(5) -bedroom single family home, and two (2) duplex properties, each consisting of a
two (2)-bedroom unit and a three (3)-bedroom unit.
Eligible firms are invited to submit proposals for a) Workforce Housing property, or b) the EUPP
units; or c) both sets of properties.
2. PROPERTY DESCRIPTIONS
Workforce Housing Property
The Workforce Housing property, located at 501 Pilgrim Drive,
Foster City, was constructed and purchased by the City of Foster
City in 2022, features 22 one- and two-bedroom units. The
property consists of three (3), three-story buildings. Unit sizes
range from 723 to 967 square feet for one-bedroom units and 967
to 1056 square feet for two-bedroom units. Table 1 summarizes
the property's three buildings, which are connected.
Table 1. Workforce Housing Property Buildings
Building Number of units
Building One Five (5) units
Building Two 11 units
Figure 1. Workforce Housing
Building Three Six (6) units
Rents are deed restricted for 99 years for very low (50% of AMI), low (80% of AMI), moderate
(120% of AMI), and workforce (130% of AMI) income. There are eight (8) workforce units,
which are rent-restricted but not income-restricted. The property is currently fully occupied and
uses established waitlists to fill vacancies. The workforce units include preferences for first
responders who are city employees, other city employees, and other preferences. There are
also two ADA-accessible units that have a preference for those with mobility-related disabilities.
The other 14 units also have preferences but no first-responder preference or disability
preference. The 14 non-workforce units are rent and income restricted to very low-, low-, and
moderate-income households. Table 2 summarizes the affordability designations for the
Workforce Housing property.
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City of Foster City Request for Proposals (RFP)
PROPERTY MANAGEMENT OF CITY-OWNED RESIDENTIAL RENTAL UNITS
Table 2, Workforce Housing Affordability Designations
Affordability Designation Size # of Units
Very Low Income (50% AMI) 1-Bed 3
Very Low Income 2-Bed 1
Low Income 1-Bed 4
Low Income 2-Bed 1
Moderate Income (120% AMI) 2-Bed 5
Workforce Low 1-Bed 2
Workforce Low 1-Bed-Den 4
Workforce Low 2-Bed 2
The property includes nine (9) garage spaces, assigned to particular units, and outdoor parking
lot for the remaining units. There are 12 parking lot spaces and one (1) on-site ADA-accessible
parking space. The property also includes guest parking, which is shared with the public, and
two (2) electric vehicle charging devices (one of which is in an accessible parking space). The
Workforce Housing property also requires a unit designated for an onsite housing
representative/caretaker pursuant to Cal.Code Regs. Tit.25 42.
Figure 2. Workforce Housing aerial view
Prevailing Wage Requirement
Respondents should note that the Workforce Housing property is subject to prevailing wage
requirements, to the extent applicable. Please see the California Department of Industrial
Relations, Prevailing Wage Requirements for more information. (See link: Prevailing Wage).
Firms proposing services for the Workforce Housing Property must agree to comply with
prevailing wage requirements.
Firms with prevailing wage experience are preferred for proposals for managing the Workforce
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City of Foster City Request for Proposals (RFP)
PROPERTY MANAGEMENT OF CITY-OWNED RESIDENTIAL RENTAL UNITS
Housing property. However, newly registered firms or firms that commit to obtaining prevailing
wage registration prior to contract execution are encouraged to apply.
Preferences
The Workforce Housing property has preferences for occupancy listed below in Table 3.
Table 3. Preferences for the Workforce Housing Property
# Preference Applies to Preference
1 Workforce Units Only Mobility-related disability for units 103 and 104 only
2 Workforce Units Only City of Foster City Employee designated as First
Responder
3 Workforce & BMR Units Other City of Foster City Employee
4 Workforce & BMR Units Classroom teacher in the Foster City Elementary
School District, the Foster City-San Mateo High School
District or the San Mateo County Community College
District
5 Workforce & BMR Units Those who live and work in Foster City at the time of
their application
6 Workforce & BMR Units Those who live in Foster City at the time of their
application
7 Workforce & BMR Units Those who work in Foster City at the time of their
application
8 Workforce & BMR Units All other applicants who are income qualified
Vacancies
All Workforce Housing Property units are currently occupied. The property experiences one (1)
to two (2) turnovers per year on average.
EUPP Units
The six (6) EUPP units are dispersed throughout the City of Foster City. Four of the six units
are currently occupied. The homes were purchased between 1997 and 2009. There is no
waitlist for these units due to infrequent vacancies. Table 4 summarizes the six (6) EUPP units.
Table 4. EUPP Unit Summary
Address Type of SF Year Beds Baths Attached
Structure Built Garage
398 Chesapeake Ave. Single-family 1,290 1971 3 2 2-car
833 Gull Ave. Single-family 1,920 1965 5 2 2-car
631 Comet Drive Duplex 1,800 1964 3 2 2-car
633 Comet Drive Duplex 2,000 1964 2 2 2-car
833 Comet Drive Duplex 1,800 1964 3 2 2-car
835 Comet Drive Duplex 2,000 1964 2 2 2-car
Foster City's Housing Element includes two programs that relate to the EUPP units: 2023-
2031 Housing Element: Program H-E-1-a Existing Unit Purchase Program - Opportunities for
Supportive Housing, and H-F-1 Special Needs (pages HE-99 and HE-105).
Experience managing supportive housing or special needs housing is preferred but not
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City of Foster City Request for Proposals (RFP)
PROPERTY MANAGEMENT OF CITY-OWNED RESIDENTIAL RENTAL UNITS
required for this RFP.
The 2023-2031 Housing Element designates the six (6) EUPP units for transition to supportive
housing over time as units become vacant (Program H-E-1) with the goal of transitioning at
least one (1) of the six units to supportive housing by 2031. Similarly, the Housing Element's
Special Needs Program (H-F-1) calls for the City to facilitate development of one (1) special
needs facility by 2031. One of the EUPP units is vacant and transitioning to supportive and
special needs housing. The selected firm would also provide property management services
for this unit. The City is also issuing an RFP for a general contractor to manage rehabilitation
of the vacant unit at 398 Chesapeake.
Figures 3 and 4. Examples of EUPP Units
Preferences
The preferences for the EUPP Units are summarized in Table 5. These preferences were
established in on January 9, 2023 through Resolution 2023-3.
Table 5. Preferences for EUPP Units
# Preference Description
1 A non-profit supportive housing provider that will operate the unit for persons requiring
supportive housing (as defined by FCMC Section 17.04.544).
2 Very low income tenants (as defined in California Health and Safety Code Section
50105) living and working in Foster City.
3 Low income tenants (as defined in California Health and Safety Code Section 50079.5)
living and working in Foster City.
4 Very low income tenants (as defined in California Health and Safety Code Section
50105) living in Foster City.
5 Low income tenants (as defined in California Health and Safety Code Section 50079.5)
living in Foster City.
6 Very low income tenants (as defined in California Health and Safety Code Section
50105) who are employees of the City of Foster City.
7 Low income tenants (as defined in California Health and Safety Code Section 50079.5)
who are employees of the City of Foster City.
8 Very low income tenants (as defined in California Health and Safety Code Section
50105) who are classroom teachers employed by the San Mateo-Foster City School
District, the San Mateo Union High School District or the San Mateo County
Community College District.
9 Low income tenants (as defined in California Health and Safety Code Section 50079.5)
who are classroom teachers employed by the San Mateo-Foster City School District,
the San Mateo Union High School District or the San Mateo County Community
College District.
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City of Foster City Request for Proposals (RFP)
PROPERTY MANAGEMENT OF CITY-OWNED RESIDENTIAL RENTAL UNITS
10 Very low income tenants (as defined in California Health and Safety Code Section
50105) who work in Foster City.
11 Low income tenants (as defined in California Health and Safety Code Section 50079.5)
who work in Foster City.
12 Very low income tenants (as defined by California Health and Safety Code Section
50105) - all others who are income qualified
13 Low income tenants (as defined by California Health and Safety Code Section 50079.5)
- all others who are income qualified
Vacancies
Two (2) of the EUPP units are currently vacant and in the process of transition to supportive
housing. The other four (4) units are occupied with lower income households.
3. SITE TOURS
Respondents are encouraged but not required to attend the site tours of the properties prior to
submitting a proposal. The site tours are tentatively scheduled for:
EUPP Units
September 15, 2026
10:00 AM
398 Chesapeake Avenue, Foster City
Workforce Housing Property
September 15, 2026
11:30 AM
501 Pilgrim Drive, Foster City
(meet in rear parking lot; please use on-street parking)
Advance registration is required by emailing njabba@fostercity.org. Please indicate "Site Tour"
in the subject line of your email. The Site Tour Agreement (Attachment 1) must be submitted
prior to or on the day of the Site Tour if you plan to attend. Please submit the Agreement to
njabba@fostercity.org. If you cannot attend on the scheduled day, please contact the City at
njabba@fostercity.org to make other arrangements.
4. BACKGROUND AND HISTORY OF FOSTER CITY
Incorporated in 1971, the City of Foster City is a planned community in San Mateo County,
California. Foster City is a General Law City with a Council-Manager form of government. It is
approximately four square miles, located about 25 miles south of San Francisco and 30 miles
north of Silicon Valley, with easy access from Highway 101 and Highway 92.
Foster City is a culturally diverse community of roughly 33,000 residents. It has limited space
for growth in both residential and commercial areas. The developed portion of Foster City is
protected from flooding by an approximately 43,000-linear-foot (8-mile) levee system that
surrounds the City along the bayfront and an interior lagoon that serves as a drainage detention
basin.
6

City of Foster City Request for Proposals (RFP)
PROPERTY MANAGEMENT OF CITY-OWNED RESIDENTIAL RENTAL UNITS
Foster City is located midway between San Francisco and San Jose on the western shoreline
of the San Francisco Bay, east of U.S. 101, which provides convenient access to the San
Francisco Airport and San Francisco to the north and Santa Clara County to the south. The
City is bisected by State Route 92 (the J. Arthur Younger Freeway), which runs between Half
Moon Bay to the west and Highway 880 to the east via the San Mateo-Hayward Bridge. The
City encompasses 12,345 acres, of which 9,726 acres are part of San Francisco Bay and
Belmont Slough, and 2,619 acres are land area.
For a detailed history of Foster City, see City Budget Book FY 2026-27 2027-28, Page
22https://www.fostercity.org/sites/default/files/fileattachments/financial_services/page/3521/f
y_2026-27_2027-28_final_budget.pdf Also see the 2025 Annual Report | Foster City, CA
for more information about the City of Foster City.
5. SUMMARY OF SERVICES TO BE PROVIDED
The City of Foster City is looking for a property management firm to provide leasing and
property management services for the City-owned units. Required duties include, but are not
limited to:
A. Filling of Vacancies
o Marketing the property pursuant to criteria and protocols established by the City and as
stated in the City's BMR Rental Housing Program Procedures and Guidelines.
o Showings of units to prospective applicants.
o Filling vacancies through a City-approved waitlist process and preferences within a 60-
day period to the extent feasible. The City of Foster City may manage the waitlist for
preference categories of city employees and first responders.
o Processing applications, collection of applications fees, and conducting credit and
background checks.
o Collection of deposit and initial rent.
o Lease preparation and execution.
o File management.
B. General Property Management
o Lease management and enforcement, including filing and prosecuting unlawful
detainer actions; leases must be approved by the City;
o Responding to reasonable accommodation requests;
o Tenant relations and addressing tenant concerns;
o Compliance with the City's BMR Rental Housing Procedures and Guidelines as they
pertain to property management;
o Monitoring rent and utility payments, if applicable;
o Rent payment notices as needed;
o Management of third-party utility billing vendor, if applicable, and noticing tenants as
required;
o Posting notices to tenants as needed;
o Responding to and processing tenant work order requests for repairs and maintenance
in a timely manner;
o Coordination of third-party vendors for repairs and maintenance;
o Conduct annual unit inspections in coordination with City Building Division;
o Move-in and move-out inspections;
o Common area management, including maintenance and repairs and contracts with
third parties for landscaping, pest control, backflow testing, fire alarm testing, parking
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City of Foster City Request for Proposals (RFP)
PROPERTY MANAGEMENT OF CITY-OWNED RESIDENTIAL RENTAL UNITS
management, and other work needed for building operations;
o Move-outs, including inspections and management of refund of security deposit
deductions for repairs due to damages; and refund of security deposit to Tenant per
California Civil Code Section 1950.5;
o File management.
o Provide guidance to the City on rent increases within rent limits sufficiently below
market rents to be attractive to potential tenants.
C. Administration
o Provide an annual rate sheet for services to the City for the next fiscal year (July 1 to
June 30) no later than January 1 of each year;
o Provide an estimated budget of operating expenses for the next fiscal year to CITY by
January 1 of each year;
o Submit annual inspection reports by January 1 of each year using software or other
method as specified in the City's BMR Guidelines;
o Update the City's BMR rental registry data as turnovers occur and submit annual report
by June 30 of each year;
o Attending meetings with City staff as needed and City-hosted below market rate (BMR)
Guidelines training and quarterly property manager meetings;
o Provide files or other documents to the City for annual audits or review upon request;
o Submit annual maximum rent, income limits, and utility allowance calculations to the
City each year within thirty (30) days of issuance of income limits by HCD and the
annual Utility Allowance Schedule by the County of San Mateo;
o Submit invoices and receipts for work performed by the firm or third parties within sixty
(60) days of the date of service for services provided July 1 through May 31 of each
year and by July 15 for all services performed June 1 to June 30 of each year. All
invoices must clearly indicate the date of service and receipts must be attached.
Invoices shall be submitted electronically to the City's email address for invoices set up
for this project or another method as determined by the City.
D. Maintenance and Repair Work
o Keep properties well maintained and in good working order;
o Comply with prevailing wage requirements (Workforce Housing property only).
o Provide regular (twice weekly) janitorial service (Workforce Housing Property only);
o Provide maintenance and repair work and/or coordinate work through third-party
contractors
o Bid work, hire, and coordinate work of third-party contractors for repairs and
maintenance. The City assumes all invoices for third-party contractors will be submitted
by the firm and will be paid by the City at no mark-up.
Note:
1. Firms submitting proposals for the Workforce Housing property must comply with
prevailing wage laws. (See link: Prevailing Wage)
E. Affordable Unit Compliance* (OPTIONAL)
o Initial certification of household occupancy size and household income.
o Annual recertification of household occupancy and tenant income per BMR Rental
Housing Program Procedures and Guidelines
o Preparation of analytics and reports.
o Submittal of annual report to the City of Foster City by June 30th each year (completed
by entering data into the City's BMR rental registry software).
8

City of Foster City Request for Proposals (RFP)
PROPERTY MANAGEMENT OF CITY-OWNED RESIDENTIAL RENTAL UNITS
Note:
1. If your firm does not provide this service, please indicate this in your proposal and the
City will either contract with a third-party provider to perform this service or perform this
work in-house.
F. Project Management (OPTIONAL)
o The firm may elect to provide project management services for any major repairs or
construction/rehabilitation projects to the property's exterior buildings, grounds, or
interiors that total $10,000 or more, including items under warranty. Services for each
project include, but are not limited to, determining scope of work in accordance with city
requirements, bidding the projects to appropriate vendors pursuant to city
requirements, approval and oversight of work performed, managing project team and
vendors, managing invoices and coordinating payments, coordination with the City
regarding permits, inspections and completion of work;
Notes:
1. A General Contractor's License is required to bid on this portion of the scope of work.
The firm may also perform some or all of this work if qualified.
2. Firms submitting proposals for the Workforce Housing property must comply with
prevailing wage laws. (See link: Prevailing Wage)
3. If your firm does not provide this service, please indicate this in your proposal and the
City will contract with a third-party to perform this work.
4. This service is not required by the City but is preferred.
G. Other Duties
o Other duties from time to time as required and/or mutually agreed to in order to
effectively manage the property in compliance with regulatory requirements, new
legislation, and/or local policies and best practices;
o Other duties requiring additional fees not included in Exhibit B of the Agreement may
be subject to approval by the City Council if a budget appropriation is required.
6. PROJECT SCHEDULE
The award of the contract is anticipated to take place during an upcoming City Council meeting.
The City intends to award the contract for work to begin in November 2026 or sooner.
7. PROPOSAL REQUIREMENTS
Property management firms interested in submitting a proposal should respond to this RFP with
a written proposal that provides all requested information. The proposal will be considered
complete only if it includes all the items listed under the Proposal Requirements.
1) Title Page
Include the RFP title; firm name; primary contact person; mailing address; phone number;
email address; and submission date.
2) Cover Letter of Interest and Program Implementation Summary
Provide a brief letter introducing the firm, summarizing its interest in the services requested.
Include the type of business entity (corporation, LLC, partnership, joint venture, etc.), and
9