RFQ Construction Manager at Risk (CMaR) Services - Dallas County Auditor Office Renovations

Request for Qualifications
DALLAS COUNTY AUDITOR OFFICE RENOVATIONS
CONSTRUCTION MANAGER AT RISK (CMaR) SERVICES
FOR DALLAS COUNTY, ADEL, IOWA
MARCH 31, 2026
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REQUEST FOR QUALIFICATIONS (RFQ)
CONSTRUCTION MANAGER AT RISK (CMaR)
DALLAS COUNTY AUDITOR OFFICE RENOVATIONS
FOR DALLAS COUNTY, ADEL, IOWA
All qualifications are due before 10:00 A.M., CDT, on Thursday April 23, 2026, and must be
valid for 90 days from the RFQ due date.
(1) original and (4) copies of the Statement of Qualifications and (1) electronic file must be
submitted to:
Dallas County, Iowa
Attn: Rob Tietz
800 Court Street
Adel, IA 50003
Rob.Tietz@dallascountyiowa.gov
There will be a non-mandatory pre-submittal conference, followed by tours of the two (2)
buildings on Wednesday April 8, 2026, at 2:00 P.M., CDT in the 1st Floor Training Room at 800
Court Street, Adel, Iowa 50003.
Requests or inquiries that arise regarding this RFQ must be directed to Dallas County's Director
of Finance & Operations, Rob Tietz, at Rob.Tietz@dallascountyiowa.gov, no later than 12:00
P.M., CDT, Monday April 13, 2026. Written answers to requests for clarification will be provided
via addendum, published and distributed on the Dallas County, Iowa website:
https://www.dallascountyiowa.gov/Bids.aspx no later than 4:00 P.M., CDT, Thursday April 16,
2026.
Electronic copy of this Request for Qualifications is available on the Dallas County, Iowa
website: https://www.dallascountyiowa.gov/Bids.aspx
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TABLE OF CONTENTS
TENTATIVE SCHEDULE OF EVENTS ....................................................................................... 4
1. Purpose: .................................................................................................................................. 5
2. Project Description: ................................................................................................................. 5
3. Statement of Qualification (SOQ) Submission: ....................................................................... 6
4. SOQ Content: .......................................................................................................................... 7
5. Pre-submittal Conference: ....................................................................................................... 8
6. Insurance Requirements: ........................................................................................................ 8
7. Form of Contract: .................................................................................................................... 9
8. Scope of Work: ........................................................................................................................ 9
9. Contact Person: ..................................................................................................................... 10
10. Non-Collusion Affidavit Required. ........................................................................................ 10
11. Proposers to Provide Evidence of Ability to Obtain Insurance ............................................ 10
12. Procedure for Evaluation and Determination of Qualified Proposers .................................. 11
13. Proposer Questions, and Requests for Clarification or Interpretation: ................................ 11
14. County's Response to Proposer Questions, Objections, and Requests for Clarification or
Interpretation, Issuance of Addenda to RFQ: ...................................................................... 11
15. Proposer's Communications with County Officials and Employees Restricted .............. 12
16. Evaluation and Selection Process: ...................................................................................... 12
17. Rejection of Qualifications: .................................................................................................. 13
18. Formation of Contract. ......................................................................................................... 13
19. Award of Contract: ............................................................................................................... 13
20. Assignment of Contract Prohibited Unless Approved in Writing by the County: ............ 13
21. Statutes and Rules: ............................................................................................................. 13
22. Qualifications Not Confidential: Proposer Requests for Confidentiality Under Iowa Open
Records Law, Chapter 22 of Iowa Code; Disclosure of Proposal Content: ...................... 13
23. Exclusive Contract: .............................................................................................................. 14
24. Attachments: ........................................................................................................................ 14
Attachment 1: Non-Collusion Affidavit ........................................................................... 15
Attachment 2: Certification of Proposer's Insurance Agent Regarding Proposer's Ability
to Obtain Required Insurance Coverages ..................................................................... 16
Attachment 3: Modified AIA A133 Agreement ............................................................... 17
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TENTATIVE SCHEDULE OF EVENTS
1. Issuance of Request for Qualifications Wednesday 04/01/2026
2. Pre-Submittal Conference & Building Tours 2:00 PM, Training Room Wednesday 04/08/2026
3. Request for Clarifications By 12:00 PM Monday 04/13/2026
4. Response to Clarifications By 4:00 PM Thursday 04/16/2026
5. Statement of Qualifications Due By no later than 10:00 AM Thursday 04/23/2026
* Qualifications will be publicly opened, and names of firms read out loud at 10:00 AM
6. Issue Request for Proposal to qualified respondents Tuesday 05/05/2026
7. Request for Proposals Due By no later than 10:00 AM Thursday 05/14/2026
* Proposals will be publicly opened, and names of firms read out loud at 10:00 AM
8. Tentative Interview dates (90 minutes) Wednesday 05/20/2026
9. Proposals ranked in relation to the selection criteria listed in the RFP Thursday 05/21/2026
10. Recommendation of Award to Dallas County Board of Supervisors Tuesday 05/26/2026
11. Contract Approval by Dallas County Board of Supervisors Tuesday 06/09/2026
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REQUEST FOR QUALIFICATIONS
CONSTRUCTION MANAGER AT RISK (CMaR) SERVICES
DALLAS COUNTY, IOWA
DALLAS COUNTY AUDITOR OFFICE RENOVATIONS
1. Purpose:
Dallas County, Iowa (County) is hereby soliciting statements of qualifications (SOQs) for
Construction Manager at Risk (CMaR) services to provide Construction services for its Auditor
Office Renovations project (the Project). The project and building addresses are listed below. This
request invites qualified firms to submit a SOQ for accomplishment of the items of work described
below under the Project Description and Scope of Work. SOQs shall be prepared and submitted
in accordance with the requirements described in this Request for Qualifications (RFQ).
The SOQ submissions will be evaluated in relation to the criteria set forth in this RFQ. The firms,
scoring a minimum of 80 points, will be considered to have met the qualifications for the Project.
Qualified firms will be invited to submit proposals in response to a Request for Proposals (RFP)
issued by the County. Each proposal submitted shall include the CMaR's proposed fees.
Interviews may be conducted. Proposals will be evaluated and ranked in relation to the criteria set
forth in the RFP. The County shall select the CMaR that submits the proposal that offers the best
value for the County based on the published selection criteria and on its ranking evaluation. The
County will negotiate a contract for preconstruction services and a guaranteed maximum price
contract with the selected firm.
The County is in the process of finalizing an implementation plan for the Project and envisions
construction to be delivered in accordance with available funding and phasing requirements
described below.
The firm ultimately selected by the County pursuant to the RFQ/RFP process will be responsible
for certain construction elements including, but not limited to, the following, in no particular order:
A. Auditor New Office Renovations, located at 100 Nile Kinnick Drive N, Adel.
B. Auditor Existing Office Renovations, located at 210 N 10th Street, Adel.
The County will separately and/or concurrently undertake certain supporting projects for the
project described above. This may include hazardous material abatement and furniture, fixtures &
equipment (FF&E) procurement.
2. Project Description:
The County's Auditor program and design have been developed by Farnsworth Group. The
design team is working on the Schematic Design phase for the project.
In summary, the projects for which the CMAR will be responsible include the following:
A. Auditor New Office Renovations, located at 100 Nile Kinnick Drive N, Adel:
o 7,710 SF Main Floor
o 3,790 SF Basement
o 11,500 SF Total
o Preliminary Construction Budget (Direct Costs): $1,276,000
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B. Auditor Existing Office Renovations, located at 210 N 10th Street, Adel:
o 6,290 SF
o Preliminary Construction Budget (Direct Costs): $246,000
The preliminary budget for the above construction, including preconstruction
services, insurance & bonding, contingencies, CMaR Staff, CMaR fee and general
conditions for the above projects is $2,400,000.
Tentative project schedule is as follows:
A. Auditor New Office Renovations:
o Design: March 2026 - July 2026
o Bid: August 2026
o Construction September 2026 - May 2027
B. Auditor Existing Office Renovations:
o Design: March 2026 - July 2026
o Bid: August 2026
o Construction June 2027 - September 2027
The design team will use Building Information Modeling (BIM) to aid in the process of design and
coordination of the project. BIM models produced by the design team will be at a Level of
Development (LOD) consistent with the production of construction documents.
The County is conducting this solicitation to identify a CMaR with the experience, resources and
capabilities to undertake the Project. The County's objectives in choosing to develop the Project
are to:
* Obtain the best value for the money with the greatest certainty of Project cost
and schedule.
* Stage the construction of the Project to minimize disruption to the existing
buildings, adjacent buildings, parking, and the community.
* Provide space and facilities to serve the residents of Dallas County at a fair and
reasonable cost to the taxpayers.
3. Statement of Qualification (SOQ) Submission:
Deliver To: Rob Tietz, Director of Finance & Operations
800 Court Street
Adel, IA 50003
Number of copies: (1) printed original and (4) printed copies / (1) electronic on thumb drive.
During the SOQ evaluation, the County reserves the right to request additional written information
to assist in the evaluation of the SOQs.
SOQs and written responses to the County's request for additional information shall be signed by
an officer of the proposing firm, or by a designated agent empowered to bind the firm in a contract.
Upon receipt, the SOQs shall become the property of the County for disposition or usage by the
County at its discretion.
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4. SOQ Content:
To standardize responses and simplify the comparison and evaluation of responses, all statements
must be organized in the manner set forth below, separated into sections, and appropriately
labeled. All information and materials requested shall be provided in the SOQ under a single
cover. The SOQ length shall be limited to a maximum of thirty (30) single-sided pages not
including: transmittal letter, resumes, dividers, covers, and signed attachment forms. There are
no specific page counts by section, that is left up to the proposer. Minimum font size shall be ten
(10) point. Paper size shall be letter (812x11). Tabloid (11x17) size paper is acceptable for the
organizational chart only. The SOQ shall include the following information:
a. Transmittal letter: A transmittal letter shall be included in the submittal and signed by an
officer of the firm or joint venture. The letter should include the identity of the prime firm,
joint venture firms, and any proposed sub-consultant firms. The letter shall include the
name, title, firm, address, telephone number, and email address for one individual who
shall be the Designated Representative. A statement shall be included from the firm that to
the best of its knowledge, there are no circumstances that shall cause a conflict of interest
in performing services for the County. Include a statement acknowledging receipt and
inclusion of all addenda, noted by number, issued as a part of this request. An
acknowledgment of review of the attached Agreement, Bond forms, and Insurance
requirements with a statement that the CMaR agrees to the Agreement format, its content
and all requirements as presented including insurance limits as defined in Attachment 3,
Exhibit B. Note: The Agreement and liability insurance limits language will not be
changed/amended during negotiations except for modifications as required for tasks
included in a specific scope of work, and except as allowed by Attachment 3. Work will
proceed based upon project fund availability.
b. Relevant Project Experience (20 points) - Provide a listing of all similar relevant projects
currently under contract or completed in the last five (5) years, including scope, size, cost,
schedule, owner and Architect/Engineer (A/E). Articulate past experiences and include
any challenges and keys to success. Highlight a minimum of three (3) of the most relevant
projects. At least one project shall be fully complete and operational.
c. Past Performance (15 points) For the most relevant projects highlighted in Section b
provide a letter of reference from both the project owner and project Architect or Engineer.
Include the email and cell phone numbers for the references.
d. Safety Record (15 points) Document your safety history for the previous five (5) years,
including any open or closed OSHA citations or investigations. Designate the safety officer
for this project and include relevant credentials. Describe key elements of your firm's
general safety plan for work on public buildings, both renovated and new construction.
Provide firm's Lost Time Incident Rate (LTIR) for the current year and last five (5) years.
e. Proposed Personnel (25 points) Provide a functional organization chart for CMaR's
proposed Project team including a summary of approach to working together within the
wider Project team including Owners, Owner's Reps, A/Es, Testing Agent, and
Commissioning Agent. Discuss the CMaR's current workload and proposed staff
availability to perform work required. Provide a summary of qualifications of the project
manager, superintendent and key personnel. Resumes (excluded from the page count)
for all key personnel listed shall be included which show the following:
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* Name, specialty, and job title
* Years of relevant experience with firm (and previous employers)
* Personal qualifications, roles, and responsibilities
* Professional registrations
* Firm and office location where employed
* A synopsis of experience, training or other qualities that reflect the individual's
related experience and expected contribution to the anticipated projects.
f. Proposed Methodology (25 Points) Provide an overall description of how preconstruction
services will be planned and performed. Discuss CMaR's proposed methodology for
reviewing design documents, ascertaining site conditions, validating phasing plans.
Provide the CMaR's plan for working in a team relationship with the Design Team, County
staff, and other stakeholders during preconstruction. Describe how the CMaR will provide
cost estimating services during the design phase.
Provide management techniques used by the CMaR to control construction costs on
construction programs of the magnitude of this Project in the current market conditions.
Provide scheduling methodology. Describe approach to the GMP process, bid packages,
and permitting process. Discuss methodology for coordination of work with minimal
disruptions to adjacent properties and within occupied buildings. Explain the firm's claim
avoidance measures and process employed. Describe any unique management
processes or abilities that the proposing CMaR entity's team brings to the Project.
Describe management methods, quality management measures and other systems
proposed to ensure the project is successfully executed.
g. Signed Attachments - Attachment 1 and Attachment 2.
5. Pre-submittal Conference:
There will be a non-mandatory pre-submittal conference, followed by tour of the two (2) buildings on
Wednesday April 8, 2026, at 2:00 P.M. The conference will be held in person in the Dallas County
Administration Building, 1st Floor Training Room at 800 Court Street, Adel, Iowa 50003.
6. Insurance Requirements:
The CMaR shall purchase and maintain insurance in accordance with the insurance requirements
set forth in Attachment 3, Exhibit B, Insurance and Bonds to protect the CMaR and Dallas County
throughout the duration of the contract. The CMaR shall not commit any act which could invalidate
any policy of insurance. The CMaR shall defend, indemnify and hold harmless the County in
accordance with the indemnification requirements set forth in Attachment 3. The CMaR will be
subject to all terms and provisions set forth in Attachment 3. All firms that submit qualifications in
response to this RFQ will be required to accept and comply with Attachment 3, Insurance and
Indemnification Requirements if selected. This requirement may be subject to negotiation in
accordance with Attachment 3.
Prior to beginning work on the Project, the selected CMaR shall provide certificates of insurance,
and complete copies of all applicable insurance policies, including endorsements, showing that
the CMaR has obtained the insurance required by the attachments to the RFQ.
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7. Form of Contract:
A copy of the Agreement is included as Attachment 3 and Exhibits A, B & C.
All firms that submit qualifications in response to this RFQ will be required to accept and comply
with Attachment 3, Agreement, Exhibit B, Insurance and Bonds, including the Payment and
Performance Bonds and Insurance and Indemnification Requirements if selected. These
requirements are not subject to negotiation.
8. Scope of Work:
The CMaR will provide preconstruction services with the intent of forming a Guaranteed Maximum
Price (GMP) to assume the risk of delivering the project. The CMaR will be responsible for
construction means and methods and will be required to solicit bids from prequalified
subcontractors to perform the work using an approved subcontractor selection process. The
CMaR may also compete to self-perform work. Such solicitation methods must comply with Iowa
Code, Chapter 26A.
The County and selected CMaR will develop a detailed Scope of Work based on a robust
preconstruction and progressive GMP process. The CMaR is expected to be able to provide
necessary services for the Auditor Office Renovations project as described elsewhere in this
document. The County does not guarantee a set amount of work or contract value for these
services.
A list of the services anticipated for each phase is provided below:
Preconstruction Services will include, but are not necessarily limited to, the following:
* Review documents for constructability, completeness, accuracy, and proper coordination
of design disciplines.
* Continually review documents to confirm conformance with the project budget.
* Develop cost information and analysis to facilitate decision making.
* Continually conduct a value analysis of the design to identify opportunities to reduce
construction costs and/or to improve facility performance.
* Advise County of ways to gain efficiencies in project delivery.
* Develop a detailed phasing plan and construction schedule for the project, including
identification of long lead items, off-site fabrication materials and County supplied
equipment and materials.
* Develop project implementation plans and site staging plans coordinated with County
and for activities around and adjacent to the site.
* Provide for construction phasing and scheduling that will minimize interruption to city
streets, highways, and adjacent properties.
* Develop detailed budget estimates at critical milestones.
* Establish guaranteed maximum price (GMP) for work package(s) as identified by the
Project Team (Owner, CMaR, and A/E).
* Investigate and conduct an analysis of construction labor, fabrication, and material
markets in preparation for project bidding.
* Develop scope of work for multiple bid packages.
* Communicate with subcontractors during the preparation of bid package(s) and during
the project bid phase(s).
* Receive bids, prepare bid analysis, and make recommendations to the County for award
of contracts or rejection of bids.
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* Address all federal, state, and local requirements.
* Follow the requirements of Iowa Code, Chapter 26A for bidding self-performed or
subcontracted work.
Construction Services will include, but are not necessarily limited to, the following:
* Manage the work, including the activities of contractors and subcontractors during the
construction of the project.
* Develop and administer the project schedule in accordance with contract requirements.
* Coordinate on-site construction activities.
* Coordinate and participate in Commissioning.
* Develop and administer coordination processes during submittals and construction.
* Develop and administer the project safety program.
* Coordinate with various County departments, City of Adel, other agencies, utility
companies, local businesses, etc.
* Monitor the work on the project for quality control and site safety.
* Manage contract closeout and turnover processes.
* Communicate with County's project management personnel.
* Oversee, monitor, and coordinate any remedial work required during the project
warranty period.
* Bond and insure the construction.
* Maintain a safe work site for all Project participants.
* Address all federal, state, and local requirements.
* Follow the requirements of Iowa Code, Chapter 26A for bidding self-performed or
subcontracted work.
9. Contact Person:
Any questions concerning the qualifications should be directed to:
Rob Tietz, Director of Finance & Operations
800 Court Street
Adel, IA 50003
Email: Rob.Tietz@dallascountyiowa.gov
10. Non-Collusion Affidavit Required:
Any agreement or collusion among Proposers or prospective Proposers in restraint of freedom of
competition by agreement to propose a fixed price or otherwise will render the qualifications of
such Proposers void. Proposers will be required to execute and submit with their qualifications a
Non-Collusion Affidavit in the form appended hereto as Attachment 1. Any disclosure by one
Proposer to another Proposer of the content of a SOQ in advance of the submission of
qualifications will render the qualifications of both Proposers void and may, at the discretion of the
Director of Finance & Operations, render the RFQ proceedings void.
11. Proposers to Provide Evidence of Ability to Obtain Insurance:
Each Proposer shall provide evidence satisfactory to the County that it can obtain the required
insurance coverages and bond. For this purpose, each Proposer shall submit with its SOQ the
certification form appended to this RFQ as Attachment 2, in which the Proposer's insurance agent
and/or bonding agent certifies that the Proposer can obtain the required insurance coverages
and/or bond. Failure to submit the required certification form will be grounds for rejection of the
SOQ.
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