Pierce County expressly reserves the rights to:Waive any and/or all irregularities in the proposals submitted.Reject any or all proposals or portions thereof.Base awards with due regard to quality of services, experience, compliance with specifications, and other such factors as may be necessary in the circumstances.Make the award to any organization or combination of organizations whose proposal(s), in the opinion of the County, is in the best interest of the County.

Funding awarded through this RFP must be used for capital projects, defined as the acquisition, rehabilitation, or new construction of housing units or projects that are affordable to—and benefit—low, very low, and extremely low‑income households, as described in the Income Limits section below.A project must be one or more buildings on a single site or multiple sites that are under common ownership, management, and financing that is done as a single undertaking.Projects can use funds awarded under this RFP for the development and/or preservation of affordable rental housing for lease to eligible tenants. Projects must be located within Pierce County and serve income eligible households in accordance with the Pierce County Affordable Housing Fund Requirements (Attachment A). Projects within cities that collect their own 1590 Housing & Related Services Sales Tax (Tacoma, Ruston, and Orting) shall only be eligible for the 1590 Maureen Howard funding if the local jurisdiction is providing a financial contribution to the project.

All proposals will be reviewed for completeness and compliance with the requirements and questions specified in this RFP. This review will include a threshold review to ensure applications meet the minimum criteria listed below:The application is complete in accordance with Section 3.7.The applicant is an eligible entity in accordance with Section 2.1.The project proposes serving an eligible population in an eligible project type in accordance with Section 4.Proposals that pass the initial eligibility and threshold review will advance to the formal evaluation process. Proposals will be scored based upon proposers’ answers to the specific questions in the RFP and content of required attachments and supplemental documents.The scoring of proposals will be accomplished by an application evaluation committee (AEC) comprised of the following members, per Resolution No. R2025-180s2:At least one staff from a City, Town, or Tribe in Pierce County with expertise in affordable housing.At least one member of the Pierce County Community Development Corporation board with expertise in housing finance in the private or nonprofit sector.At least one community member with expertise in housing finance or affordable housing development in the private or nonprofit sector.At least one non-jurisdictional representative from the Greater Pierce County Continuum of Care Board.Staff from Pierce County Human Services with expertise in affordable housing development.All proposals will be scored strictly in accordance with the requirements set forth in this RFP and any addendums thereto. Upon completion of the initial and formal evaluation processes, the application evaluation committee will make its final funding recommendations. The Human Services Department will present the AEC's funding recommendations to the Pierce County Executive for review and approval. The Human Services Department will then present the Executive’s prioritized list of projects to the Pierce County Council for approval.Modifications to the recommendations of 1590 funds prior to approval may be made by the Executive or Council in accordance with Pierce County Code, Chapters 2.111 and 4.48(S)(3).Please note, when evaluating proposals, the County also reserves the right to consider past contract performance with the County and/or other entities.

"Applicant," "Bidder," and "Proposer" mean an organization, agency or provider that submits a formal response to this solicitation."Application," "Bid," or "Proposal" mean a formal response to this solicitation. “CFR” means Code of Federal Regulations.“Client,” "Participant," "Household," or "Member" means an individual (or individuals) who receives services, or is eligible to receive services, under this solicitation.“Contractor” means an individual or organization whose proposal has been accepted by the County and has been awarded a fully executed, written contract.“RCW” means Revised Code of Washington.“WAC” means Washington Administrative Code.

PROPOSERS WHO REGISTER AND DOWNLOAD RFP DOCUMENTS will be automatically added to the FOLLOWERS' list in the County's eProcurement Portal. Notifications for procurement updates, addendum and other procurement information will be sent to all who register on the Pierce County eProcurement Portal.

Pierce County cannot accept late proposals. All proposals are due by the deadlines per the timeline under the procurement. No exceptions shall be made.

In order for an organization to be eligible to submit a proposal under this procurement, the organization must meet the following eligibility requirements:Has an ACTIVE UEI number issued by sam.gov at the time of application.Has a UBI number.Has NOT filed for bankruptcy within the past 7 years.Has NOT been part of any legal proceedings or lawsuits within the last 3 years.

Acquisition of existing standard property, or substandard property in need of rehabilitationAcquisition of vacant land to be used for new constructionNew constructionAlteration, improvement, rehabilitation, or modification of existing structuresConversion of an existing structure from another use to housingOn-site improvements that will serve an affordable rental housing project, including sidewalks, utility connections, sewer, and water line connections where none are presentDemolition of an existing structure if construction will begin on the project within twelve (12) monthsReasonable and necessary project related soft costs, including but not limited to:Financing costsProfessional services (i.e., architectural, appraisal, environmental, engineering, market studies, legal, and capital needs assessments)Audit costsAffirmative marketingInsurancePermitsOther project related soft costs approved by Pierce CountyDeveloper fees of up to twelve percent (12%) of the project costs depending on the size and complexity of the project. The developer fees can be provided only upon the completion of specific milestones as outlined in the contract and/or written agreement, or as provided in writing by County staff. The County may consider approving developer fees over 12% on a case-by-case basis.Ineligible CostsOngoing operating and maintenance fundingRental assistance (project or tenant-based)Funding for construction of public housing unitsDelinquent taxes or late feesEquipment purchases (equipment rentals specific to the project are allowed)Refinancing (payoff of bridge financing is allowable if costs are eligible)Capitalization of operating or replacement reservesOther ineligible costs as defined by the County

The County reserves the right to conduct interviews with qualified proposers prior to making a final selection. If interviews are conducted, details and information will be provided prior to any scheduling, if the timeline does not already include an interview date. Interview questions will only include questions associated with the received proposal for clarification and additional details. Interviews will not be added scores, but the evaluation team may revise initial scores with additional information provided during the interviews. The final award would be based upon the review process, interviews, and past contract performance (where applicable).

Tenants who are housed in units receiving funding from this RFP must have a gross annual household income at or below sixty percent (60%) of Area Median Income at initial occupancy. Income limits are defined in the Income Limits section below.

The County will not reimburse organizations for any costs involved in the preparation and submission of responses to this procurement or in the preparation for and attendance at subsequent interviews.

Eligible applicants under this RFP are:Non-profit organizationsLimited partnerships or limited liability corporationsFor-profit organizationsPublic agenciesOther local jurisdictionsJoint ventures among any of these entitiesNote: Development partnerships are eligible provided at least one applicant has met any of the above eligibility requirements. If the ownership is held in either a limited partnership or limited liability corporation, the applicant must be either the managing general partner or the managing member of said partnership/corporation.

All submission, timeliness, and content requirements shall be applied equally to all Proposers regardless of any current or previous relationship with the County or the proposer's relationship with the County, County staff, or elected officials. See Pierce County Code 3.12 (Code of Ethics).Proposers not selected may seek additional clarification or debrief, request time to review the selection procedures, or discuss the scoring methods utilized in the RFP process. Appeals are limited to procedural errors in the selection process. In the event no such procedural errors are found to have occurred, the decision of the County shall be final.If a proposer disagrees with the decision, they may register the appeal by sending an email to pcshsprocurement@piercecountywa.gov, within five (5) business days after the notice of selection is sent to the proposer. The appeal must state all facts and arguments upon which the appeal is based. The Director of Pierce County Human Services, or designee, will review the appeal and determine whether the rules and requirements outlined in this RFP were followed, including solicitation documents, the organizations’ proposal, and the facts which form the basis of the appeal. The Director will render a written decision within fifteen (15) days from the receipt of the appeal.

The Washington State Interlocal Cooperation Act, Ch. 39.34 RCW, authorizes public agencies to cooperatively purchase goods and services if all parties agree. By responding to this RFP, Consultants agree that other public agencies may purchase goods and services under this solicitation or contract at their own cost and without Pierce County incurring any financial or legal liability for such purchases. Pierce County agrees to allow other public agencies to purchase goods and services under this solicitation or contract, provided that Pierce County is not held financially or legally liable for purchases and that any public agency purchasing under such solicitation or contract file a copy of this invitation and such contract in accordance with RCW 39.34.040.

New Construction projects must:Meet state and local residential building codes, ordinances, site and neighborhood standards, and zoning requirements;Comply with accessibility requirements under section 504 and the Federal Fair Housing Act; andMitigate disaster impact as applicable per State, and local codes and ordinances.Rehabilitation projects must:Meet state, and local building codes and ordinances;Comply with accessibility requirements under section 504 and the Federal Fair Housing Act;Follow U.S. Dept of Housing and Urban Development (HUD) and State lead safe housing rules;Be free of deficiencies in accordance with the County’s written rehabilitation standards;Must provide a Capital Needs Assessment prepared by an independent third party for projects involving the rehabilitation of more than twenty‑six (26) units;Be completed in accordance with the County’s written rehabilitation standards; andMust address the useful life of major systems, and upon completion of rehabilitation all major systems should have five (5) years remaining life.Acquisition Only projects must:Be free of deficiencies in accordance with applicable local property standards.Be free of Lead Based Paint hazards.Local Standards: Applicants should consult with Pierce County Planning and Public Works or the municipal jurisdiction (incorporated city or town) the project is in for questions regarding local codes, ordinances, site and neighborhood standards, disaster standards and local zoning requirements. The County will provide its written rehabilitation standards upon request.State Public Work requirements: Applicants awarded capital funds from this RFP are responsible for meeting public work requirements under state law (Chapter 39.12 RCW). This includes the payment of prevailing wage on projects involving construction, alteration, or improvements.

All questions must be submitted within the County's eProcurement Portal, under the Question & Answer Section no later than 4:30 pm on Tuesday, May 5, 2026. Proposers must be registered in the eProcurement Portal software in order to submit questions, receive addenda and notifications, and ultimately submit a proposal.

Organizations should be aware that any records they submit to the County or that are used by the County even if the organization possess the records, may be public records under the Washington Public Records Act (RCW 42.56). The County must promptly disclose public records upon request unless a statute exempts them from disclosure. Organizations should also be aware that if even a portion of a record is exempt from disclosure, generally, the rest of the record must be disclosed. Exemptions are narrow and specific.Organizations should clearly mark any record they believe is exempt from disclosure.

A virtual or in-person pre-proposal meeting will be conducted by Pierce County staff at the time, date, and location as indicated in the Timeline section of this RFP.Pre-proposal meeting attendance is not required but is highly encouraged for all organizations considering a response to this procurement. It is the County’s belief that attending the meeting will assist the proposer in presenting the best possible request for funding. During the pre-proposal meeting, Pierce County staff will give an overview of the solicitation, the proposal process, an overview of the requirements, and will also be available to answer questions and provide technical assistance. Please have the instruction/proposal packet available and any questions that the organization may have related to the procurement.

Timeliness standards are based on project type.Acquisition/New Construction projects should be completed within four years from the date of the funding award and meet the following milestones:Applicant must have site control of the property at the time of application (1–4-unit single family projects- see exceptions). Site control is defined as fee simple ownership, 99-leasehold, or a binding purchase and sale or purchase option agreement.All necessary funding commitments to complete the project (permanent financing) should be secured within two years of funding award.Construction should commence no later than two years from the date of funding award. Once the construction starts it should be completed in two years, as evidenced by issuance of a certificate of occupancy and all other required permits by the relevant local jurisdiction(s).Properties should be placed in service within six months following project completion, as evidenced by over 50% of the units being leased to eligible tenants.Acquisition/Rehabilitation projects should be completed within two years from the date of the funding award and meet the following milestones:Applicant must have site control at the time of application.All necessary funding commitments should be secured within one year of funding award.Rehabilitation should commence no later than one year from the date of the funding award. Once the rehabilitation construction starts it should be completed in one year, as evidenced by issuance of a certificate of occupancy and all other required permits by the relevant local jurisdiction(s).Properties should be placed in service within six months following project completion, as evidenced by over 50% of units being leased to eligible tenants.Acquisition Only projects should be completed within one year from the date of the funding award and meet the following milestones:Applicant must have site control at the time of application and verify that no rehabilitation is needed. The property should be acquired within one year from the date of award.All necessary funding commitments should be secured within one year of funding award.Properties should be placed in service within six months following project completion, as evidenced by over 50% of units being leased to eligible tenants.Rehabilitation Only rental projects should be completed within 24 months from the date of the funding award and meet the following milestones:Applicant must have fee simple title to the property at the time of application.All necessary funding commitments should be secured within one year of funding award.Rehabilitation should commence within one year of the date of the funding award. Once the rehabilitation starts, construction should be completed in one year, as evidenced by issuance of a certificate of occupancy and all other required permits by the relevant local jurisdiction(s).Properties should be placed in service within six months following project completion, as evidenced by over 50% of units being leased to eligible tenants.Exceptions to timeliness requirements: Projects involving the acquisition of existing single family one to four-unit properties do not need site control at the time of application. However, the project must meet all other applicable timeliness requirements outlined in this RFP.

Pierce County, in accordance with Title VI of the Civil Rights Act of 1964, 78 Stat. 252, 42 U.S.C. 2000d to 2000d-4 and Title 49, Code of Federal Regulations, Department of Transportation, subtitle A, Office of the Secretary, Part 21, nondiscrimination in federally assisted programs of the Department of Transportation issued pursuant to such Act, hereby notifies all bidders that it will affirmatively ensure that in any contract entered into pursuant to this advertisement, disadvantaged business enterprises as defined at 49 CFR Part 26 will be afforded full opportunity to submit bids in response to this invitation and will not be discriminated against on the grounds of race, color, or national origin in consideration for an award.

The period of performance of any contract resulting from this procurement is expected to be 24 months. The County may at its discretion extend the period of performance beyond 24 months.Upon final approval of award recommendations, Pierce County will send award letters for signature to the successful proposers with details of the award and timelines outlined in Section 4.5. The County will execute a contract once the contractor secures all necessary capital funding to complete the project as determined by the County. The contract will have a maximum term of 24 months and will require the contractor to execute a promissory note, loan agreement, deed of trust, and restrictive covenant (loan documents). The covenant will have an affordability period of 50 years. Loan terms will be negotiated with the County per Attachment A. For further information about the terms of the loan, please refer to Section 3.6. The County may, within its discretion, extend the timeframe for meeting project milestones outlined in the award letter and/or the term of the contract on a case-by-case basis. The County Affordable Housing Funding Requirements are outlined in Attachment A of this RFP.

Applicants can allocate specific units in a project as an affordable housing unit benefiting income eligible tenants. This allows for market rate units in the project and/or mixed-use projects. See below methods for determining the minimum number of affordable units in mixed income or mixed-use project:For comparable projects: For projects where the housing units are comparable to each other in square footage, number of bedrooms, configuration, and other amenities the following formula applies:Capital (1590) investment divided by total eligible project costs = County Capital investment %; THENCounty Capital investment % times the total units in the project = minimum affordable units in the project (rounded up).For non-comparable projects: If the units in the project are not of similar size, amenities and use, the number of affordable units must be determined by the applicant and identified in the application at the time the application is submitted.There is no maximum per unit subsidy for 1590. However, the number of County funded units in the project must be proportional to the total County investment in the overall project cost.

The total value of this procurement is approximately $11,262,189 in 1590 funds. The County anticipates awarding multiple contracts from this procurement. The County reserves the right to make fewer awards or no awards, based on the quality and scope of proposals received, available funding, and identified service needs.The County may negotiate budgets and service levels to ensure the most effective use of funds and equitable coverage across providers. The County reserves the right to adjust award amounts at its sole discretion.The authority to enter into contracts rests with the Pierce County Executive. Contracts become effective upon final signature. For Capital Projects, the County requires the following loan documents to be signed and fully executed prior to release of funds:Promissory NoteLoan AgreementDeed of Trust: The Deed of Trust may take lower priority to privately financed loans and other publicly funded loans with higher loan amounts. The Deed of Trust must be recorded with the Pierce County Auditor’s Office.Restrictive Covenant: The Restrictive Covenant must have priority over proposed and/or existing privately financed loans. The Covenant must be recorded with the Pierce County Auditor’s Office. The Restrictive Covenant may take lower priority than other public funder covenants that are more restrictive.The County will not enter into a contract and release funds unless the successful proposer provides written evidence that all financing necessary to complete the project has been committed.Notifications of funding award decisions will be provided electronically to the organization’s current e- mail address on record.Additional federal, State, or local funds may become available during the contracting cycle and allocated through this solicitation. Funding may only be awarded for the same scope of services as described in this solicitation. It is important to note, any contract awarded as a result of this procurement is contingent upon the availability of funding. If at any time during the term of the contract the funding relied upon for the contract is reduced, modified, or eliminated, or if the funding terms are modified, the County reserves the right to amend the contract as appropriate or to terminate the contract.Additionally, pursuant to Ordinance 2023-67, any contract funded in whole or in part by the 1590 Maureen Howard Affordable Housing Sales Tax Fund (1590) is subject to the provision of Pierce County Code, Chapter 2.111. These provisions may have a direct effect on contracts awarded under this procurement. We strongly encourage applicants to read the code and ask questions prior to the question submission deadline.

2025 Income Limits (Effective June 1, 2025)AMI means Area Median Income %.Number of "person(s)" means total number of persons in the household.AMI1 person2 person3 person4 person5 person6 person7 person8 person> 30%$25,400 $29,000$32,650 $36,250 $39,150 $42,050 $44,950 $47,850> 50%$42,300$48,350$54,400 $60,400$65,250 $70,100$74,900$79,750> 60%$50,760 $58,020 $65,280$72,480$78,300$84,120 $89,880 $95,700

2025 Rent Limits (Effective June 1, 2025)AMI means Area Median Income %. 0 Bedroom1 Bedroom2 Bedroom3 Bedroom4 Bedroom5 Bedroom30% AMI$634$679 $816$942$1,051$1,15950% AMI$1,057$1,133$1,360$1,570$1,752$1,93360% AMI$1,269$1,359 $1,632$1,884 $2,103 $2,319 NOTE: At its sole discretion, the County may impose more restrictive rent limits on a project-by-project basis. The rent limits will be outlined in the written agreements with the County. The County will approve rent and utility allowances annually. Rental increases during the contract and/or affordability period must be approved in writing by the County.

Follow instructions carefully - if attachments are provided under this procurement, they are to be utilized as part of the proposal - do not replace or use the organization's own format, as the proposal may be deemed "non-responsive" or "not eligible." All proposals are evaluated on the completeness and quality of the content. Only those proposers providing complete information as required will be considered for evaluation. The County will not contact the organization for correction of proposals and proposers are strongly encouraged to carefully review their proposals for completeness and accuracy before submitting. For proposals to be considered responsive and move to the review process, the proposer must, under Section 7, RFP Questionnaire:1. Acknowledge all required "confirmations."2. Complete all required attachments, to include uploading any supplemental documents.3. Submit the following materials as part of the proposal. The accepted file types include, .pdf, .png, .jpeg, .docx, .xlsx, and other MS Office formats. Please label all attachments as listed below.Attachment B: Combined Funders Application_Multi-Family Rental (Word) (Question 9.1)Attachment C: Combined Funders Application_Multi-Family Rental (Excel) (Question 9.2)Pre-Award Risk Assessment and all attachments (Question 10.1), including: 2 most recent audited financial statements, including federal single audit, management letters and findings/corrective responses. Prior year Balance Sheet, Profit and Loss and Cash Flow Statements for entire year period. Current YTD Balance sheet, Profit and Loss and Cash Flow Statements. Most recent IRS annual submission, if this has not been sent, please detail why it not been filed yet. Agency’s policies and procedures for fiscal/grant accounting, including cost allocation and record retention policies. Third Party monitoring reports you may have received in last two years. 1 example of a management timesheet and 1 example of an employee (non-management) timesheet. Additional documents, as applicable.If submitting more than one proposal, you must also complete and upload the following materials for EACH additional application under Question 11.1.1.:Attachment B: Combined Funders Application_Multi-Family Rental (Word)Attachment C: Combined Funders Application_Multi-Family Rental (Excel)4. Acknowledge and confirm each addendum and notice issued under this procurement. The system will not allow final submission unless all required confirmations are checked.By submitting a proposal, proposer agrees that all documents, reports, proposals, submittals, working papers, or other materials prepared by the organization pursuant to this procurement shall become the sole and exclusive property of the County, and the public domain, and not property of the organization. The organization shall not copyright, or cause to be copyrighted, any portion of said items submitted to the County because of this procurement.Only electronic submittal via the County's eProcurement Portal shall be accepted for this procurement. No hard copies, emails, or fax submittals shall be accepted.

Proposals must be received by the Procurement & Contract Services Department before 2:00 pm on Friday, May 15, 2026. The proposer is responsible for submission of proposal before the deadline. The County shall not be responsible for late submittals. Exceptions will not be made for proposers who miss the submission deadline, and no proposals will be accepted via email.

Projects with a high number of units.Projects that are further along in development and that will deliver housing in a timely manner.Projects that serve the lowest income and most vulnerable households.Projects that utilize the highest amount of funding from outside resources.Projects that are located in the Urban Growth Area (UGA).Projects located within ½ mile of State Route 7 south of S. 38th St.Projects located in areas with a higher Community Impact score, as measured by the Pierce.