RFP 2026-0005 Private Property Management Services (opens in new tab)

RFP-2026-0005 The Housing Authority of the City of Atlanta, Georgia
Private Property Management Services
REQUEST FOR PROPOSALS (RFP #2026-0005)
PRIVATE PROPERTY MANAGEMENT SERVICES
August 21, 2026
Symrah Christopher, CPPO/CPPB
Interim SVP, Contracts and Procurement
230 John Wesley Dobbs Avenue, NE
Contracts and Procurement Department - 5th Floor
Atlanta, GA 30303
Telephone: 404.892.4700
Website: www.atlantAtlanta Housingousing.org
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RFP-2026-0005 The Housing Authority of the City of Atlanta, Georgia
Private Property Management Services
The Housing Authority of the City of Atlanta, Georgia ("Atlanta Housing") seeks to develop a bench of qualified,
professional firms (the "Firms") to provide services related to property management for one or more Atlanta
Housing-owned or assisted residential or commercial communities (the "Communities"). All Respondents to this
RFP (any of which may consist of an alliance of multiple firms, evidenced by a formal business relationship) with
proven capacity to manage and operate one or more of the Communities as market-quality, affordable properties,
and support the human development potential of the residents of the Communities, as well as effectively manage
commercial office space, parking, civic, and other non-residential facilities owned or controlled by Atlanta
Housing, are invited to submit a proposal.
To view and download the full RFP, on August 21, 2026, visit www.atlantAtlanta Housingousing.org and click
on Doing Business with Atlanta Housing, then Solicitations. For questions regarding the RFP, please e-mail
Sopheria Lambert (sopheria.lambert@atlantAtlanta Housingousing.org) and Kiyunda Smith
(kiyunda.smith@atlantAtlanta Housingousging.org)
REQUIREMENTS - Please note that the following items are a requirement for submission on this
RFP. Respondents are encouraged to read each section carefully when considering a response to
the RFP.
1. Firms / Supplier Registration
To do business with Atlanta Housing, Respondent must be a registered vendor prior to submitting a response.
Please refer to the following Internet URL for more information about Vendor Registration and to register on-line
- http://www.atlantAtlanta Housingousing.org/business/vendors. If Respondent has already registered with
Atlanta Housing, the Respondent's (Vendor) profile must be up-to-date. For general questions on the vendor
registration process ONLY, please contact Aria Ramos (aria.ramos@atlantAtlanta Housingousing.org) or Sherri
Brown (sherri.brown@atlantAtlanta Housingousing.org)
2. Compliance with E-Verify
In compliance with Georgia law1, effective July 1, 2013, before Atlanta Housing can consider Respondent's
proposal for the services requested, Respondent must register and participate in the federal work authorization
program operated by the United States Department of Homeland Security, commonly known as E-Verify, to verify
employment eligibility information of newly hired employees and must continue to participate in E-Verify during
the term of the contract. To participate, you must submit to Atlanta Housing a signed affidavit in the form of the
affidavit either provided by Georgia Department of Audits and Accounts or approved by Atlanta Housing ("E-
Verify Affidavit") - see Prerequisites Page in Jaggaer for the State of Georgia Contractor E-Verify
Affidavit. The E-Verify Affidavit is Respondent's certification that it has registered with, is authorized to use and
uses the federal work authorization program.
Respondent must certify that all tiers of contractors and subcontractors hired by Respondent to perform the
services under the agreement are compliant with E-Verify; that Respondent will continue to use E-Verify
throughout the term of the contract; that Respondent and all tiers of its contractors and subcontractors will only
contract with other contractors and subcontractors who present an E-Verify Affidavit, or the appropriate
documentation in lieu of the E-Verify Affidavit; and that Respondent will submit the appropriate affidavits and
other documents to Atlanta Housing from it and all tiers of contractors and subcontractors, as required.
Failure to comply with Georgia law may result in disqualification of a Respondent's submission or withdrawal of
a contract award.
1 O.C.G.A. 13-10-90 and 13-10-91
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RFP-2026-0005 The Housing Authority of the City of Atlanta, Georgia
Private Property Management Services
3. Insurance
The Property Manager shall obtain and maintain the following minimum insurance coverages throughout
the term of the Agreement. Required policies shall not contain exclusions that would materially limit
coverage for the services and operations contemplated by this Agreement, including affordable and low-
income housing exposure.
A. Minimum Limits and Coverage
I. Worker's Compensation and Employer's Liability with the following minimum limits and coverage:
a. Workers Compensation- Statutory Limit in accordance with the laws of the State of Georgia
b. Employer's Liability:
* $1,000,000 bodily injury for each accident;
* $1,000,000 bodily injury by disease for each employee;
* $1,000,000 bodily injury disease aggregate.
II. Commercial General Liability with the following minimum limits and coverage:
a. $2,000,000 each occurrence (combined single limit for bodily injury and property damage).
b. $2,000,000 for personal and advertising injury liability;
c. $4,000,000 aggregate on products and completed operations;
d. $4,000,000 general aggregate;
e. $1,000,000 damage to rented property, and
III. Automobile Liability with the following minimum limit and coverage:
a. $1,000,000 combined single limit each accident.
b. Coverage shall be for any auto (including owned, hired, and non-owned autos)
IV. Professional Liability / Errors & Omissions
a. Professional Liability / Errors & Omissions insurance in the amount of not less than $5,000,000 per
claim and $5,000,000 per aggregate including Law Enforcement activities, unless otherwise required
by AH. When policies are renewed or replaced, the policy retroactive date must coincide with, or
precede, the start of Services under the Contract. A claims-made policy which is not renewed or
replaced must have an extended reporting period of two (2) years.
V. Cyber-Liability Insurance Requirements
In addition to having favorable cyber-risk controls and processes in place, Property Manager shall
have Cyber Liability Insurance with coverage to protect Atlanta Housing, including both first and third-
party coverage, with limits not less than $2,000,000 per occurrence or claim and $3,000,000 aggregate.
Coverage shall be sufficiently broad to respond to the duties and obligations as are undertaken by the
Property Manager in this agreement and shall address network security wrongful acts; privacy wrongful
acts; crisis/breach management expenses; regulatory proceedings expenses; media/content liability
expenses; digital asset expenses; business interruption costs; and cyber extortion and reward payments.
The policy shall cover, but not be limited to, claims involving infringement of intellectual property,
infringement of copyright, invasion of privacy or breach of privacy violations, release of private
or personally identifiable information, breach of data, cost of data recovery, unauthorized access to data
or systems, information theft, damage to or destruction of electronic information, alteration of electronic
information, electronic theft, telecommunications fraud, computer fraud, social engineering fraud, cyber
deception, fraudulently induced transfers, ransomware, malware, extortion, and network security. The
policy shall provide coverage for breach response costs, regulatory fines and penalties, and credit
monitoring expenses, with limits sufficient to respond to these obligations.
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RFP-2026-0005 The Housing Authority of the City of Atlanta, Georgia
Private Property Management Services
VI. Umbrella/Excess Liability in the amount of not less than $5,000,000 per occurrence and
$5,000,000 aggregate.
VII. Commercial Crime/Fidelity Insurance with limits of no less than $1,000,000 per loss,
including Employee Dishonesty, Depositors Forgery or Alteration, Fraudulent Fund Transfer,
and Computer fraud/Theft by Electronic means. Coverage shall apply to Atlanta Housing's
money, securities, and other property in the Vendor's care, custody and control.
VIII. Sexual Abuse and Molestation Liability: $1,000,000 Each Occurrence / $1,000,000
Aggregate. If the Property Manager or any subcontractor, contractor, or vendor engaged by the
Property Manager provides services or activities to minors on or off Atlanta Housing's premises,
Sexual Abuse and Molestation Liability Insurance shall be maintained. Coverage may be
provided under a standalone policy with a maximum deductible of $100,000. Atlanta Housing
shall be included as Loss Payee.
IX. Property Manager shall provide certificates of insurance to Atlanta Housing prior to execution of
the contract and at the beginning of each option term.
B. Additional Requirements
Additional Insured: The Housing Authority of the City of Atlanta, Georgia, its commissioners; its
officers, directors, employees, and volunteers; and any other party as may be required should be named
(collectively referred to as the "Indemnified Parties") shall be included as Additional Insureds under the
Commercial General Liability, Automobile Liability, Sexual Abuse and Molestation Liability and
Umbrella/Excess Liability policies with respect to liability arising out of or related to the Property
Manager's operations and services performed under the resulting contract. Additional Insured coverage
under the Umbrella/Excess Liability policy shall follow form over the applicable underlying policies.
Primary and Non-Contributory: The Commercial General Liability, Automobile Liability, Sexual
Abuse and Molestation Liability, and Umbrella/Excess Liability policies shall provide that coverage
afforded to the Indemnified Parties as an Additional Insured is primary and non-contributory. Any
insurance or self-insurance maintained by the Indemnified Parties shall be excess of the Property
Manager's and subcontractors' insurance and shall not contribute to it.
Waiver of Subrogation: The Commercial General Liability, Automobile Liability, Workers'
Compensation, and Umbrella/Excess Liability policies shall include a Waiver of Subrogation in favor of
the Indemnified Parties. Property Manager shall waive its own right of recovery against the Indemnified
Parties and shall require similar written express waivers from each of its subcontractors.
Subcontractors' Insurance: The Property Manager shall require and verify that all subcontractors and
vendors engaged to perform work or services related to or at Atlanta Housing's properties maintain
insurance meeting the applicable minimum insurance requirements established by Atlanta Housing, or
such different or additional limits, coverages, and endorsements as Atlanta Housing determines
appropriate based on the nature and scope of the services and reasonable and prudent industry standards.
The Property Manager shall ensure that the Indemnified Parties and the Property Manager are included
as Additional Insureds on the Commercial General Liability, Automobile Liability, and Umbrella/Excess
Liability policies, as applicable, on a primary and non-contributory basis. Waiver of Subrogation shall
apply to Commercial General Liability, Automobile Liability, Workers' Compensation, and
Umbrella/Excess Liability policies, where permitted by law.
The Property Manager shall collect and maintain Certificates of Insurance and required endorsements
evidencing compliance with the applicable insurance requirements and shall furnish such documentation,
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RFP-2026-0005 The Housing Authority of the City of Atlanta, Georgia
Private Property Management Services
including applicable insurance policies, to Atlanta Housing upon request. All required insurance shall be
maintained throughout the duration of the subcontractor's, contractor's, or vendor's work or services.
Atlanta Housing reserves the right to require specialized insurance coverages, including but not limited
to Contractors Pollution Liability, Professional Liability, Builder's Risk, Environmental Liability, or other
coverage types deemed necessary based on the scope of work being performed.
Armed/Unarmed Security Professional Liability: $5,000,000 Each Claim or Occurrence /
$5,000,000 Aggregate. If armed or unarmed security services are provided by the Property Manager or
any subcontractor, contractor, or vendor engaged by the Property Manager, Security Professional Liability
/ Errors and Omissions Insurance shall be maintained. Coverage shall apply to wrongful acts arising out
of security operations, including bodily injury, assault and battery, property damage, damage to property
in the insured's care, custody, or control, and personal injury.
Coverage shall include Lost Key Coverage when the security provider possesses keys, access cards,
access credentials, or other means of access to AH's property. Coverage for armed security services shall
not exclude assault and battery or firearms/weapons-related liability arising out of the contracted security
services.
AH reserves the right to require the Property Manager to provide certified copies of such policy or
policies. Each such policy will not be canceled or materially changed or altered without first giving 30
days' written notice thereof to AH's Senior Vice President, Contracts & Procurement, 230 John Wesley
Dobbs Avenue, NE, 5th Floor, Atlanta, Georgia 30303-2421, sent by certified mail, return receipt
requested.
Certificate(s) of Insurance shall be provided to AH, evidencing that all coverage, limits and endorsements
required herein are maintained and in full force. AH shall be listed on the Certificate as an additional
insured as noted in the above coverage requirements.
The insurance carrier shall be licensed to transact business in the State of Georgia and shall carry a current
A.M. Best's rating of no less than AVII.
Property Manager agrees, and hereby authorizes its insurer, to notify AH of any substantial change in such
insurance coverage described herein. Substantial change includes, but is not limited to, events such as
cancellation, non-renewal, reduction in coverage, or receipt of a claim against such coverage with a
potential recovery in excess of 20% of available coverage.
The premium cost of all insurance purchased by the Contractor for protection against risks assumed by
virtue of the contract shall be borne by the Contractor and is not reimbursable by AH.
AH reserves the right, but not the obligation, to review and revise any insurance requirements, including
limits, coverages and endorsements, based upon insurance market conditions affecting the availability and
affordability of coverage. Additionally, AH reserves the right, but not the obligation, to review and reject
any insurance policies, certificates of insurance or insurers failing to meet the criteria stated herein.
Failure of the awarded contractor to fully comply with the insurance and bonding requirements of the agreement
will be considered a material breach of the resulting contract.
The awarded contractor shall provide certificates of insurance to Atlanta Housing prior to execution of the
contract and at the beginning of each option term.
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RFP-2026-0005 The Housing Authority of the City of Atlanta, Georgia
Private Property Management Services
1.0 About Atlanta Housing
The Housing Authority of the City of Atlanta, Georgia ("Atlanta Housing") is the largest housing authority in
Georgia and one of the largest in the nation. Atlanta Housing provides and facilitates affordable housing resources
for over 27,000 low-income households. These affordable housing resources include five (5) Atlanta Housing-
owned residential communities, twenty-two (22) Atlanta Housing-assisted mixed-income, mixed-finance
residential communities, ten thousand five hundred (10,500) tenant-based vouchers, one hundred and eight
(108) HomeFlex Program communities (formerly Project Based Rental Assistance Program, including RAD-
converted properties), supportive housing arrangements, and homeownership opportunities. Atlanta Housing has
broad corporate powers including, but not limited to, the power to acquire, manage, own, operate, develop and
revitalize affordable housing. Atlanta Housing's programs are funded and regulated by the U.S. Department of
Housing and Urban Development ("HUD"). Using its Moving to Work flexibility, Atlanta Housing has
implemented a variety of innovations that benefit low-income families and expand housing choice. Atlanta
Housing's approach to providing quality affordable housing and human development services is based on the
belief that people can do better when given access to quality living environments and the tools they need to become
self-sufficient. To learn more about Atlanta Housing and its history, mission and business plan, Respondents are
encouraged to visit Atlanta Housing's website www.atlantAtlanta Housingousing.org.
.
1.1 Background
As the largest housing agency in Georgia, Atlanta Housing's ability to adapt to change by cultivating strategic
partnerships and developing innovative solutions has made Atlanta Housing a national leader in the transformation
of public housing. In recognition of Atlanta Housing's ranking as a High Performing public housing agency, the
U.S. Department of Housing and Urban Development ("HUD") selected Atlanta Housing to participate in the
Moving to Work ("MTW") Demonstration Program. With its status as a MTW agency, Atlanta Housing, with
few exceptions, was granted regulatory and statutory relief from the U. S. Housing Act of 1937, as amended
("1937 Act"). The initial moving to Work Agreement ("MTW Agreement") between Atlanta Housing and HUD
was effective July 1, 2003. Later, Atlanta Housing was able to retain the unique provisions under its original
agreement when it negotiated its amended and restated MTW Agreement on November 13, 2008, and further
amended it on January 16, 2009. It is important to note that Atlanta Housing's MTW Agreement may be
automatically extended for additional ten-year periods, subject to HUD's approval and certain agreed-upon
conditions. Atlanta Housing's FY2026 MTW Annual Report is available on the Atlanta Housing website at
www.atlantAtlanta Housingousing.org)
The Communities include three senior high-rise communities and two small family communities with a total of
575 units. The Communities serve low-income families and individuals and receive public housing subsidy
(operating and capital) under Section 9 of the 1937 Act. Residents of the three high-rise communities are elderly
(age 62 or older), near elderly (age 55-61), and non-elderly disabled adults. Residents of the two-family sites are
intergenerational. The Communities were built between 1975 and 1980.
The Communities are located throughout the City of Atlanta, in locations that include Midtown, Ansley Park,
Lindbergh, as well as Summer Hill. Many of the Communities are strategically located in stable markets or in
markets in which other development is under way. (See Exhibit 1, Community Information: Atlanta Housing-
Owned Residential Communities and See Exhibit 2, About Atlanta Housing).
Since 1996, Atlanta Housing has outsourced the management of the Communities to Property Management
Development Companies ("PMDs"). The PMDs have been important strategic partners with Atlanta Housing,
enabling Atlanta Housing to provide quality affordable housing and services by leveraging the expertise of private
sector property management firms. The PMDs are responsible for all property operations, including maintaining
the property waiting list, intake and recertification of residents, providing quality customer service, maintaining
the appearance and viability of the property, maintaining property security, performing procurement and
construction management of the capital improvement program, and managing resident services so as to facilitate
resident activities and coordinate support for residents through service agencies. (See Exhibit 3, Background on
the Atlanta Housing-Owned Residential Communities.)
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RFP-2026-0005 The Housing Authority of the City of Atlanta, Georgia
Private Property Management Services
With this solicitation, Atlanta Housing seeks to engage Private Property Management (PPM) firms to only be
responsible for property operations as described in the following sections. Proposals for the redevelopment,
rehabilitation, or repurposing of the existing properties will not be considered. Atlanta Housing may undertake
some review of separate considerations of redevelopment and rehabilitation within the next five years on some of
the properties, but the exclusive purpose of the agreement(s) intended to be considered and awarded from this
solicitation, shall be limited to property management only.
Atlanta Housing Commercial Properties
The properties covered by this RFP also include:
(ii) a seven-story building located at 230 John Wesley Dobbs Avenue, N.E., Atlanta, Georgia 30303-2421,
which contains approximately 74,237 rentable square feet, as its corporate headquarters for approximately
274 employees and independent contractors and for the administration of certain Atlanta
Housing programs") and the four-story deck and two surface lots (one owned and one leased by Atlanta
Housing) that provide parking for the Building;
(iii) a one-story facility known as Zell Miller Center for Excellence, which contains approximately 8,600
usable square feet, located at 189 Merritts Avenue, N.W., Atlanta, Georgia 30313 ("ZM Center includes
the Building, the ZM Center;
(iv) the Atlanta Civic Center located at 395 Piedmont Avenue, Atlanta, Georgia - this building is
being maintained until redevelopment begins. The site contains a theater, plaza, fountain, exhibition hall,
and ample parking across two lots. The building is unoccupied, and Atlanta Housing allows usage of the
parking lots via license agreements which consists of an approval process for short-term usage; and
(v) Roosevelt Hall located at 660 Student Movement Blvd, Atlanta, GA 30314.
Future HUD Funding
Section 9 funding has not been sufficient to cover operating costs necessary to properly maintain the
Communities; likewise, the current Section 9 capital funding supports only limited improvements to the
Communities each year. To ensure quality in operations and management, Atlanta Housing has reallocated other
funds to cover the shortfall in both operating and capital dollars at the Communities as necessary to maintain
market-quality property management and resident services. Despite the investment of ARRA funds (American
Recovery and Reinvestment Act of 2009) and the current installation of energy performance upgrades, the
Communities continue to have a backlog of capital improvement needs, which include upgrades to the building
systems, building facades, units, and corridors. Such additional capital improvements are needed to bring the
Communities up to market condition as affordable properties. Atlanta Housing. The availability of Section 9
funding to support these needed improvements is expected to remain limited. In fact, if recent history is an
indicator, in future years, Congressional appropriations under Section 9 will continue to decline more rapidly
than those under Section 8.
Funds allocated for Capital improvements will be apportioned by Atlanta Housing in its sole discretion, consistent
with any appropriate grant terms and conditions. Atlanta Housing will arrange for work that is capital construction
or capital maintenance on a case-by-case basis, taking into account the needs of all properties in need of capital
investment. Atlanta Housing reserves the right to work with a contracted property manager to engage and
supervise a General Contractor or Developer to procure construction services and raw materials, or to undertake
self-development, at its sole discretion. At Atlanta Housing's request, Property Managers may be requested to
support or coordinate capital activities as directed by Atlanta Housing and at Atlanta Housing's sole discretion.
In the event that Atlanta Housing elects to pursue self-development or development through a separate partner,
Atlanta Housing will notify the Property Manager. The Property Manager will be required to reasonably cooperate
with and support Atlanta Housing and any external partners engaged by Atlanta Housing in connection with the
rehabilitation, redevelopment, or related development activities. In keeping with its mandate to provide efficient
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RFP-2026-0005 The Housing Authority of the City of Atlanta, Georgia
Private Property Management Services
and effective services, Atlanta Housing is now soliciting proposals from qualified, licensed and insured entities
to provide the services specified herein. All proposals submitted in response to this solicitation must conform to
all of the requirements and specifications outlined within this document and any designated attachments in its
entirety. It is the intent of Atlanta Housing to develop a bench of i qualified, professional firms (the "Firms") to
provide services related to property management for one or more Atlanta Housing-owned or assisted residential
communities (the "Communities"). All Respondents to this RFP (any of which may consist of an alliance of
multiple firms, evidenced by a formal business relationship) with proven capacity to manage and operate one or
more of the Communities as market-quality, affordable properties, and support the human development potential
of the residents of the Communities, are invited to submit a proposal.
1.2 Scope of Work and Specific Requirements
The Scope of Work, which references the five Atlanta Housing-Owned Residential Communities (see Exhibit 1,
Community Information: Atlanta Housing-Owned Residential Communities), is described below and is organized
into two categories: (1) Property Management and Resident Services and (2) Construction Management of
Regular Improvements.
Property Management
The successful Firm(s) may serve as property managers and perform all the operations, management, regular
maintenance, and resident services, at Atlanta Housing-Owned or Assisted Residential Communities to which
any such Firm has been procured and assigned. The Firm(s) will have the responsibility to manage, administer,
and operate the Communities in compliance with all requirements of :
* The Housing Act of 1937, as it may be amended from time to time and the regulations promulgated
thereunder, all as modified by Atlanta Housing's MTW Agreement,
* The Annual Contributions Contract ("ACC"), as modified by Atlanta Housing's MTW Agreement,
* Atlanta Housing's lease, including any attachments,
* Atlanta Housing's Statement of Corporate Policies and the Atlanta Housing PPM Reference Guide,
* The procurement and/or sourcing strategy of the Firm(s), as reviewed and approved by Atlanta
Housing,
* The annual Operating Budget for the applicable Community, as approved by Atlanta Housing,
* Atlanta Housing's MTW Annual Implementation Plan and strategic objectives prepared by Atlanta
Housing for each Community,
* Generally Accepted Accounting Principles ("GAAP") and Governmental Accounting Standards Board
("GASB"), and
* All applicable state, local, and federal laws and regulations, including any fair housing laws.
Atlanta Housing will provide facility management oversight and an asset manager for the Communities and, in
that capacity, monitor the performance of the Firm(s) in accordance with PPM Guideline document. Atlanta
Housing is responsible for providing Owner's Objectives (expected performance and reporting) and feedback to
the Firm(s) based on such performance and reporting.
Atlanta Housing intends to provide strategic guidance through interactive discussions that result in joint
acceptance by both Atlanta Housing and the Firm(s). Exhibit 4, Strategic Guidance Process, shows the typical
planning activities and documents that will be used to establish strategic guidance.
As part of the strategic interface, Atlanta Housing will review the Owner's Objectives and provide updated
guidance to the Firm(s) at least annually. The Firm(s) are responsible for receiving and processing the Owner's
Objectives and providing the appropriate output as it relates to the management, administration, operation,
accounting, and maintenance performed at the Communities.
The Firm(s) are responsible for operating the Communities within the approved budget in accordance with Atlanta
Housing's intent as defined in the Owner's Objectives. Responsibilities within each functional area include the
following:
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RFP-2026-0005 The Housing Authority of the City of Atlanta, Georgia
Private Property Management Services
(i) Property Operations and Compliance
The Property Manager shall provide comprehensive property management, occupancy
administration, resident services, security oversight, and regulatory compliance functions
necessary to ensure the successful operation of the property. Services will be delivered in
accordance with Atlanta Housing requirements, applicable HUD regulations, and all federal,
state, local laws, and Atlanta Housing's MTW Agreement while maintaining a strong commitment
to resident satisfaction, operational excellence, and program compliance.
Key responsibilities include, but are not limited to, the following:
* Maintain compliance with other HUD requirements including Fair Housing and Equal
Opportunity ("FHEO"), Systematic Alien Verification for Entitlements ("SAVE"), Violence
against Women Act ("VAWA"), and Atlanta Housing MTW Performance Measures.
* Implement, track, and report compliance of several MTW initiatives, including
elderly/disabled intake ratio, work/program compliance, minimum rent, income disregard,
standard deductions (see Exhibit 5, Atlanta Housing MTW Innovations), and any new
initiatives as determined by Atlanta Housing.
* Conduct intake of new residents to the property, manage the wait list, manage the UFAS wait
list, maintain required occupancy levels, and recertify existing residents in accordance with
HUD and Atlanta Housing systems and requirements including HUD Inventory Management
System ("IMS")/ PIH Information Center ("PIC") and Enterprise Income Verification
("EIV").
* Provide excellent customer service to ensure that every resident is treated with dignity and
respect.
* Ensure accurate rent calculations for each household and enforce timely collection of rental
income.
* Maintain property security to include conducting enhanced criminal screening at intake and
recertification, using visitor management systems to control access, managing video
surveillance, and providing dedicated 24-hour security/concierge support.
* Track and manage occupancy of fully accessible ("UFAS") units, including the management
of separate UFAS wait lists and transfer lists.
* Identify and properly address reasonable accommodation requests and document resolution
on logs and in resident files, via attending Accessibility Reporting Training and becoming
proficient using the Atlanta Housing Accessibility Reporting platforms.
(ii) Property Maintenance
The Property Manager shall implement and maintain a comprehensive property maintenance
program designed to preserve the physical condition, safety, accessibility, and long-term viability
of the property.
Through preventive maintenance, responsive service delivery, effective contractor management,
and ongoing compliance monitoring, the Property Manager will ensure that all building systems,
common areas, residential units, and site amenities are maintained to a high standard.
The Property Manager shall be responsible for maintaining operational efficiency, protecting
capital assets, and providing residents with a safe, clean, and well-maintained living environment.
Key maintenance responsibilities include, but are not limited to, the following:
(iii) Procurement / Contract Administration
The Firm(s) shall develop and implement a competitive methodology for conducting
procurements (the "Sourcing Strategy") consistent with sound business practices for procuring
design, construction, goods, and other services. The Sourcing Strategy must be submitted to
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RFP-2026-0005 The Housing Authority of the City of Atlanta, Georgia
Private Property Management Services
Atlanta Housing for review and comment within 60 days of the execution of the Property
Management. At a minimum, the Sourcing Strategy must include the following:
* written policies that foster competitive and inclusive procurement activity
* a written comprehensive contract administration system
* written policies enforcing ethics in public purchasing for all employees engaged in the award
and administration of subcontracts
* written policies that ensure compliance with Davis-Bacon & Related Acts ("DBRA") and
HUD-determined Labor Rates, the Copeland Act, the Anti-Kickback Act, Contract Work
Hours and Safety Act, and the Fair Labor Standards Act
* written policies to encourage contracting to the maximum extent feasible with small and
minority firms and woman-owned business enterprise firms, as well as written policies to
provide opportunities for unemployed and underemployed persons (as referenced in Section
3 of the Housing and Urban Development Act of 1968, as amended, 12 U.S.C. 1701u)
* Properly procure and manage the contractors necessary to augment the site staff and
successfully complete the required work at the property. Procurements must be completed in
accordance with the Sourcing Strategy.
* Performance Reporting
The selected Firm(s) shall maintain a comprehensive performance management program and provide timely,
accurate and complete monthly, quarterly, and annual reporting to Atlanta Housing using mutually developed and
Atlanta Housing-approved reporting templates and formats. Atlanta Housing reserves the right to perform quality
assurance audits to verify the accuracy, completeness and timeliness of all submitted reports. Standard reporting
requirements and communication protocols between Atlanta Housing and the Firm(s) are further outlined in
Exhibit 7, Report Process. At a minimum, the Firm(s) are to report on the following performance categories:
Financial Reporting: Submit timely monthly budget and financial information to enable Atlanta Housing
Finance to upload data into the Atlanta Housing accounting system and calculate subsidy payments.
Additional financial reporting shall be submitted on a quarterly and annually, including budget-to-actual
variance analyses, rent collection and delinquency rates, bank statements and reconciliations, vacancy
loss metrics, and other financial performance indicators required by Atlanta Housing.
Operational Reporting: Submit quarterly operational and community safety reports and provide ongoing
reporting on all aspects of property performance, including Atlanta Housing's MTW Benchmarks,
physical and economic occupancy, leasing activity and conversion rates, average days vacant, unit turn
times, work order response and completion times, recertification completion rates, waitlist processing
metrics, resident satisfaction results, staffing turnover, compliance findings, corrective action status, and
other Key Performance Indicators identified by Atlanta Housing.
Resident Services Reporting: Submit quarterly Resident Services reports detailing resident activities,
participation levels, referrals, and supportive services provided. Reports shall include the type and number
of resident referrals for additional services, including assistance related to health concerns, lease
compliance matters, accessibility needs, and other resident challenges.
HUD-50058 Data Reporting: Accurately collect, maintain and timely submit household HUD-50058 data
to ensure Atlanta Housing fulfills all HUD compliance requirements and upload required information
into the HUD PIC system.
Accessibility and Compliance Reporting: Staff shall complete all required accessibility and compliance
training and accurately prepare and submit monthly accessibility reports in accordance with Atlanta
Housing requirements. Reporting shall include UFAS utilization, accessibility compliance metrics,
reasonable accommodation requests and processing timelines, and any other accessibility-related data
required by Atlanta Housing.
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