Scoring Strategy
100 points per Competitive Selection Committee member
Cost is not determinative here. Price is worth ten points and is evaluated subjectively in combination with the technical proposal, not by lowest-price formula. Sixty points sit on demonstrated experience and named personnel, and both of those criteria are scored against documents the County names explicitly, including NSPIRE and MOR results. This is an evidence contest, not a writing contest.
| Criterion | Points | What it actually tests |
|---|
| Relevant experience and past performance in Federal and Non-Federal property management | 30 | Explicitly includes above-average NSPIRE and MOR scores |
| Experience and qualifications of key personnel and subcontractors | 30 | Resumes, org chart, certifications; President and Shareholder thresholds |
| Management plan, methodology, and approach | 20 | Eleven sub-elements including sample lease, budget with fee, maintenance plan |
| Financial capabilities | 10 | Certified financials, BBRI documentation, bankruptcy disclosure |
| Proposed price / Management Fee | 10 | Subjective, in combination with the technical proposal |
One more scoring mechanic worth knowing: under County Resolution R-321-23, any adverse finding or substantiated allegation from the Office of the Inspector General or the Commission on Ethics and Public Trust within the past seven years, against the proposer or any proposed subcontractor, goes to the Committee and can trigger re-scoring even after evaluation closes. Screen your subs before you name them.
Who Should Bid
The gates, the fit, and the pass
The gates
Active IREM AMO and CPM accreditation on the day of submission. A named client with a 3,000-unit affordable portfolio under active management, with a verifiable contact. A President and at least one Shareholder each with ten years of hands-on experience and an affordable portfolio of at least 1,800 units. Twelve months of NSPIRE results averaging 80 or better, by development name. Twelve funded HAP vouchers. A HUD-approved BBRI on a 202/PRAC or 811/PRAC asset. Active INFORMS supplier registration.
The fit
An AMO-accredited affordable-housing operator with a Florida or Southeast operating base, real HUD PBS8 and 202/811 PRAC compliance depth, CPM leadership, and an enterprise cloud property management platform already running in production. Section 2.4.1 of the scope names the required software capabilities in enough detail that a generic answer reads as non-responsive. The list runs from financial management, leasing, resident operations, compliance modules, BI dashboards with AI forecasting, eSignature, open API, mobile, and source-to-pay.
The pass
Conventional multifamily, HOA, and single-family rental managers should not spend the pursuit cost. Neither should any firm that would have to reconstruct its federal inspection record to respond, or that cannot confirm it can obtain Professional Liability at $1M per claim and Cyber Liability at $1M per occurrence, two coverages that are non-standard for third-party property management and are the most common gap in an otherwise qualified firm's insurance program.
