Construction Manager At Risk

City of Montgomery

Request for Qualifications (RFQ)

Construction Manager at Risk (CMAR)

RFQ 2026-01

The City of Montgomery, (hereafter, “City”), is requesting qualifications from interested and qualified firms for a Construction Manager at Risk (CMAR) to provide Construction services for its future Municipal Complex to meet the City’s growing needs.

City plans to select the most qualified firm for a CMAR in accordance with Local Government Code 252.021 (a). City intends this to be a one step process based on qualifications only. City may opt to interview the top 3 respondents in the event that the qualifications are closely matched.

Qualification must be delivered to the City of Montgomery in a sealed package, clearly marked on the outside “RFQ 2026-01” and addressed to:

City of Montgomery

Attn: City Secretary – RFQ 2026-01

101 Old Plantersville Road

Montgomery, TX 77316

Requests will be received at the above address until 4:00 p.m. local time on March 27, 2026. At this time, submissions will be opened and publicly read. It is the responsibility of the submitting entity to ensure that the RFQ is received in a timely manner. RFQs received after the deadline will not be considered for award, regardless of whether or not the delay was outside the control of the submitting provider. The City of Montgomery reserves the right to negotiate with any and all firms submitting timely RFQs.

SECTION I — GENERAL INFORMATION

1. Statement of Qualification (SOQ)

The City is seeking a contract with a firm which has experience in the following area:

• Municipal construction/rehabilitation including but not limited to public buildings, fire/police station, and city halls;
• Projects located in this general region of the state; and
• Familiarity and history with the local community and region
• 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, roadways, parking, and community.
• Provide space and facilities to serve the residents of the City of Montgomery at a fair and reasonable cost to the taxpayers.

2. Scope of Work

The City anticipates that the CMAR for the Municipal Complex will encompass but not be limited to the following:

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 City 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 Municipal Complex project as described elsewhere in this document. The City does not guarantee a set amount of work or contract value for these services.

A list of the anticipated services 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 City 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 and off-site fabrication materials.
• Develop project implementation plans and site staging plans coordinated with City 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 (City, 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 subcontractor 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 City for award of contracts or rejection of bids.
• Address all federal, state, and local requirements.

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 City departments, City of Montgomery, 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 City’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. 

3. Pre-submittal Conference

There will be a non-mandatory pre-submittal conference on Thursday, March 12, 2026, at 2:00 P.M. The conference will be held in person in the City of Montgomery, Council Chambers, 101 Old Plantersville Road, Montgomery, TX 77316.

4. Municipal Complex Contracting

For the purposes of this document, "Municipal Complex Contracting" means a single contract with a Contract Manager at Risk (CMAR). To include a partnership, corporation, or other legal entity or team that includes a CMAR qualified to engage in building construction in Texas.

5. Eligible Respodents

To effectively manage the risk to City, the City requires a Construction Manager at Risk (CMAR) to provide Construction services. The dedicated team (subcontractors not included) shall have a minimum specific experience providing high performance projects/programs. Respondents should be able to provide all required services outlined above, with preference given to respondents that can provide as many of the additional services as possible. Responses from other parties shall not be considered.

6. Bonds and Insurance

The successful respondent shall procure and maintain in effect during the life of the agreement commercial general liability insurance in amount not less than $1,000,000 for each occurrence, comprehensive automotive liability insurance in amount not less than $1,000,000, and workers compensation insurance in accordance with the Worker’s Compensation Act of the State of Texas to adequately protect the interests of City for all labor employed by the contractor. Evidence of required bonds and insurance shall be presented prior to execution of a contract. Insurance policies to be carried under the agreement shall not be changed or canceled without prior written notification to City.

7. Taxes, Fees, Code Compliance, Licensing

The CMAR shall be responsible for payment of any required taxes or fees associated with the execution of the contract. The CMAR shall be responsible for compliance with all applicable codes and statutes. All installation and construction work shall be done by contractors licensed in the State of Texas.

8. Inquiries

Questions that arise from Respondents prior to qualifications submission shall be submitted in writing to City. Written questions must be submitted at least ten (10) business days prior to the due date, and must be emailed to Brent Walker, City Manager, bwalker@ci.montgomery.tx.us.

9. Schedule of Events

City expects to undertake the selection process according to the following schedule:                          

Request for Qualifications Issued:	February 27, 2026
Pre-Submittal Conference:	City of Montgomery 2:00 PM, Council Chambers March 12, 2026
Submission of Qualifications Due:	March 27, 2026 – 4:00 PM
Bid Selection:	April 28, 2026

 

SECTION II—RESPONSE FORMAT AND PREPARATION INSTRUCTIONS

Responses must be submitted in the format outlined in this section. Provide five hard copies of your response and one electronic version (PDF) on thumb drive. Each response will be reviewed to determine if it is complete prior to actual evaluation. City reserves the right to eliminate from further consideration any response which is deemed to be substantially or materially unresponsive to the requests for information contained in this section. The intent of City is that all responses follow the same format in order to evaluate each response fairly. Qualifications will be evaluated in light of the material and substantiating evidence presented in the qualifications, and not on the basis of what is inferred.

Number the pages in each section consecutively. Each page shall have the name of the respondent indicated clearly.

1. Table of Contents

Responses shall include a table of contents properly indicating the section and page numbers of the information included.

2. Executive Summary

Responses shall include an abstract of no more than two pages on the information presented in the qualifications and the contractor’s unique qualifications and services.

3. Background, Experience & Capabilities

A. Background and Firm Profile

Provide general information on the responding firm, including: name, business location, local telephone number, and contact person for this project. Describe the firm’s approach to construction services.

B. Project Team

Identify the key individual(s) who will be working on this project and summarize their qualifications and experience. Provide resumes of key individuals.

C. Scope and Approach

• Explain the Respondent’s understanding of the project and outline the Respondent’s proposed approach to completing the anticipated scope of work.
• Discuss the additional scope of work items which are not mentioned in Section I, General Information that, based upon your experience, will be of assistance to the City in its construction efforts.

D. Project Experience/Capabilities

Provide a description and examples of your firm’s capabilities that support the description in Section 1, General Information. Be sure to include any and all capabilities that you believe add value to the City.

E. References

The respondent shall include at least three (3) references that shall indicate the ability to deliver a full range of design-build services as the prime contractor. Provide the Owner's name, address, telephone number, contact person, and a brief one-paragraph overview of the services performed for each reference.

4. Additional Benefits

Describe any other benefits City will realize through this contract using your firm’s team.

5. Other

Provide a summary of any litigation, claim(s), or contract disputes filed by or against the offeror in the past five (5) years which is related to the services that offer or provides in the regular course of business. State if there are NO litigation claim(s) or contract dispute(s) filed by or against the Offeror in the past five (5) years.

6. Required Forms

• A copy of your current certificate of insurance for professional liability.
• Statement of Conflicts of Interest (if any) the service provider or key employees may have regarding these services, and a plan for mitigating the conflict(s). Note that the City of Montgomery may in its sole discretion determine whether or not a conflict disqualifies a firm, and/or whether or not a conflict mitigation plan is acceptable.
• Form CIQ Texas Local Government Code chapter 176 requires that any vendor or person who enters or seeks to enter into a contract with a local government entity disclose in the Questionnaire Form CIQ the vendor or person’s employment, affiliation, business relationship, family relationship or provision of gifts that might cause a conflict of interest with a local government entity. Questionnaire form CIQ is included in the RFQ and must be submitted with the response.
• Certification Regarding Lobbying. Certification for Contracts, Grants, Loans, and Cooperative Agreements is included in the RFQ and must be submitted with the response.
• Form 1295. Effective January 1, 2016, all contracts and contract amendments, extensions, or renewals executed by the Commissioners Court will require the completion of Form 1295 “Certificate of Interested Parties” pursuant to Government Code §2252.908. Form 1295 must be completed by awarded vendor at time of signed contract submission. Form 1295 is included in this RFQ for your information.
• Required Contract Provisions. Applicable provisions must be included in all contracts executed as a result of this RFQ.

SECTION III—SELECTION CRITERIA

1. Completeness

Each response will be reviewed prior to the selection process for completeness and adherence to format. A response will be considered complete if all requested sections are included in the proper order.

2. Formal Evaluation

City elects to use a one step process for selection of a Construction Manager at Risk (CMAR) using qualifications only. City will appoint a selection team to formally evaluate each response. The evaluation process will objectively grade the responses on their merit and responsiveness. Responses will be evaluated in light of the material and substantiating evidence presented in the response, and not on the basis of what is inferred. The evaluation process can include verification of team references, verification of project team resumes, confirmation of financial information, and any other information as deemed material to the final selection by City during this process.

3. Evaluation Criteria

The proposals received will be evaluated and ranked according to the following criteria: 

Experience	40
Work Performance	25
Experience with similar sized cities	20
Capacity to Perform	15
Total	100

SECTION IV—SUBMISSION REQUIREMENTS

1. Submission Requirements

The following are required elements of a qualification submitted for this procurement:

• Requesting the RFQ document: To receive RFQ documents, please contact City of Montgomery, Attn: Ruby Beaven, City Secretary, at (936) 597-3211 or rbeaven@ci.montgomery.tx.us.
• Any questions can be e‐mailed to the City of Montgomery, Brent Walker, City Manager, at bwalker@ci.montgomery.tx.us at least ten (10) business days prior to the due date. Any Addenda to this RFQ will be emailed to those firms which have notified the City of Montgomery of their intention to submit qualifications.
• It remains the sole responsibility of the offering firm to contact the City of Montgomery prior to submitting a qualification to ascertain if any addenda have been issued, to obtain all such addenda, and acknowledge any addenda with each qualification.
• Preparation and Format: Qualifications should be prepared in a clear and concise manner to meet the requirements of the RFQ. Qualifications must be signed by an authorized representative or contracting agent of the firm.
• Qualification Delivery: Qualifications are due no later than 4:00 p.m. March 27, 2026, on or before 4:00 pm. The complete submittal, consisting of five hard copies of your response and one electronic version (PDF) on thumb drive of the qualification must be delivered to the City of Montgomery in a sealed package, clearly marked on the outside “RFQ 2026-01” and addressed to:

City of Montgomery Attn: City Secretary – RFQ 2026-01 101 Old Plantersville Road Montgomery, TX 77316

Hand delivered submittals shall be taken to the City of Montgomery office at the above address. The City of Montgomery reserves the right to reject any or all qualifications submitted and to waive any minor technicalities.

## Details **Bid/Project ID:** RFQ 2026-01 **Type of Work:** Construction Manager **Pre-Bid Location:** City Hall, 101 Old Plantersville Road, Montgomery, TX 77316 **Pre-Bid Notes:** Council Chambers **Bid Location:** City Hall, 101 Old Plantersville Road, Montgomery, TX 77316 **Bid Notes:** Council Chambers **Engineer/Publisher:** City of Montgomery **Engineer Address:** 101 Old Plantersville Road, Montgomery, Texas, 77316