Scoring Strategy
100 points, four criteria, Best Value award
The Authority awards on Best Value, not low price. Technical carries 80 of 100 points. There are no preference points of any kind: no LBE, SBE, MBE, WBE, DBE, veteran or local hire. Section 3 is a post-award labor-hours obligation (25% Section 3 workers, 5% targeted), not a bid preference.
| Criterion | What evaluators want | Points |
|---|
| 1. Qualifications & Experience | Public housing references (Exhibit J asks for five or more, including PHAs), portfolio size and unit counts, financial resources, and a compliance, HR and capital improvement team | 30 |
| 2. Staffing | Named positions for each property, resumes, job descriptions with selection criteria, and duties split across management, capital oversight and resident services | 20 |
| 3. Work Plan | Milestones in elapsed weeks, vacancy management, capital project approach, resident services, and a transition plan from the current manager | 30 |
| 4. Price | Per-unit management and bookkeeping fees for each property across five years, capital project management fees by project, and reasonableness against industry standards | 20 |
| Total | | 100 |
Two things I would watch. First, the Letter of Interest asks for license numbers, organizational structure and financial viability, all Qualifications content, but it is not scored by name. Cross-reference it inside the Qualifications section so an evaluator scores it. Second, Price is scored on hourly rates, administrative fees, chargeable expenses and billing method. None of those appear on the Exhibit F cost forms. Answer them in the cost narrative or leave points on the table.
Capital project management is scored twice. It shows up in both Staffing and Work Plan, and it is paid as its own fee line against named projects. Staff it as a service line, not an accommodation.
Who Should Bid
Gates, fit and the pass signals
Eligibility gates
- Firm representative holds a current California real estate broker license, documented before award
- Insurance program that reaches $2M cyber plus pollution, builders risk, crane physical damage, garage liability and a fidelity bond
- Registered on the Economic Engine portal (online submission only)
- Five or more current or former client references, including public housing authorities (Exhibit J)
- Section 3 action plan and certified statement, Form HUD-5369-C, and signed acceptance of the Authority's contract form
Ideal bidder
A mid-size to large California affordable housing manager with active PHA contracts, Yardi fluency, an in-house compliance function, a capital projects team that can write scopes and run procurement, resident services programming for seniors, and the bench to fill three live-in positions in Oakland.
Pass if
Your portfolio is LIHTC or market-rate with no public housing references, you would need to subcontract capital project management, you cannot secure the broker license or the cyber limit quickly, or you cannot carry five years of fixed per-unit pricing with no escalator.
