REQUEST FOR PROPOSALS NEW HAMPSHIRE HOUSING FINANCE AUTHORITY FOR ACCESSORY DWELLING UNITS IN NEW HAMPSHIRE: A GUIDE FOR HOMEOWNERS About New Hampshire Housing Finance Authority (NHHFA): As a self-supporting public benefit corporation, NHHFA s mission is to promote, finance and support affordable housing for the people of New Hampshire. While established by statute as a public instrumentality, NHHFA is not a state agency and receives no operating funds from state government. NHHFA operates rental and homeownership programs designed to assist low- and moderate-income persons with obtaining affordable housing. Background and Purpose of Guide New Hampshire is faced with an inadequate supply of housing. This need for a range of single and multi-family housing suited to and desired by younger workers, families and older residents is reflected in the current housing and economic data for the state. The data show: Low vacancy rates and a shortage of units in rental housing in most regions of the state A relatively low inventory of homes for sale, particularly under $300,000 Renters and homeowners who wish to move whether to larger or smaller quarters but who have limited options due to the low turnover of housing and competitive market Close to full employment in the state Businesses in the state are seeking workers and housing for those workers 1 In particular, these data point to a great demand for additional housing that will meet the needs of an expanding workforce as well as our older residents. Increasing the supply of housing in our state is essential to our economic growth and development. It is equally important to ensure that all of New Hampshire s citizens have access to housing that meets their needs. A 2014 study produced by the New Hampshire Center for Public Policy Studies, Housing Needs and Preferences in New Hampshire, 2 found that people s housing preferences are changing and impacted by: Slower population growth and an aging population, Mismatch of housing stock and the needs and desires of a changing population, both young and old, and Older adults preferring to age in place in either their current residence or elsewhere in their community. Request for Proposals for Accessory Dwelling Units in New Hampshire: A Guide for Homeowners (12.14.17) 1/6
Accessory Dwelling Units (ADUs) were a common feature of single-family homes in the early 20 th century, providing more affordable housing for tenants while providing property owners with additional income. Tenants were often younger workers or elderly relatives. With post-world War II suburbanization and stricter residential zoning, ADUs became less prevalent. Today, particularly where affordable housing is in tight supply, ADUs are seen as one way to address community and individual housing needs, as well as homeowners economic needs. An ADU can expand a community s housing supply without further land development, facilitate efficient use of existing housing stock and infrastructure, and provide an affordable housing option to residents of a community. The New Hampshire Accessory Dwelling Unit law went into effect June 1, 2017. 3 RSA 674:71-73 compels municipalities to allow ADUs and enables homeowners to create an ADU for a family member, caregiver or as a rental unit in accordance with local ordinances. Accessory Dwelling Units in New Hampshire: A Guide for Homeowners will focus on assisting New Hampshire homeowners, and be published by New Hampshire Housing Finance Authority. Based upon real ADU examples from New Hampshire and elsewhere, the guide will help homeowners determine if creating an ADU in their home is feasible, and how to proceed, step by step, with developing one. It will be a counterpart to NHHFA s Accessory Dwelling Units In New Hampshire: A Guide for Municipalities (December 2017) 4. PROJECT SCHEDULE Proposal Due Date: January 31, 2018, 4:00 PM Proposed Award Date: Week of February 23, 2018 (estimated) Final deliverables due: May 25, 2018 SCOPE OF WORK 1. Literature review. a. Research and review homeowner ADU guides from across the country. b. Submit a list and two sentence description of each, noting usefulness and replicability in the New Hampshire environment. 2. Specifications for guide. a. The guide will follow a final content outline approved by NHHFA. b. The guide s content and language will be suitable to laypeople. c. The guide will be formatted and organized in Word during the editing and reviewing process so as to be editable and shareable between the consultant and NHHFA. A final text version of the guide will be delivered in Word. d. The final version of the guide will be delivered to NHHFA as an Adobe InDesign file packaged with links and fonts; NHHFA will provide a pre-designed InDesign template based on its Guide for Municipalities to use for the layout. Request for Proposals for Accessory Dwelling Units in New Hampshire: A Guide for Homeowners (12.14.17) 2/6
e. The guide will employ extensive use of graphics and photographs to illustrate points in the text and engage the reader. f. The guide will be available in printed format and as a PDF file. It will be available on NHHFA s website. g. All files and illustrations used in the guide must have copyright clearance, and will become the property of NHHFA. h. Author credit for the consultant will be given in the guide. 3. Content of guide. Below is a general outline to create a publication for homeowners that will promote knowledge and understanding of ADUs and how one might go about establishing an ADU as part of their property. The content should present all the topics listed; final content outline may be negotiated between the consultant and NHHFA. a. Benefits of Accessory Dwelling Units Accommodate housing need of parent or relative Rental income Security or service benefit b. Things to consider before building an Accessory Dwelling Unit. Do you want to share your property with someone else? Privacy Storage of tenant possessions Tenant activities Tenant-Landlord relationship c. Responsibilities of being a landlord On-call 24/7 Maintenance Property management d. Financial considerations and benefits Cost of improvements/modifications Local and federal tax implications Vacancy and turn-over expenses Capital reserve Do the benefits exceed the costs? How does your current mortgage treat ADUs? Impact on homeowners insurance Financing options (pros and cons) e. Designing an Accessory Dwelling Unit Will local land use regulations allow you to do what you would like? Do it yourself vs. hired talent Design considerations Making sure it meets all local code requirements Request for Proposals for Accessory Dwelling Units in New Hampshire: A Guide for Homeowners (12.14.17) 3/6
f. Hiring a contractor and managing the construction process. References and reputation Cost estimates Schedule of work g. Being a landlord Fair housing and state rental housing laws Tenant selection Rent-up process and lease Eviction process Best practices in dispute resolution. h. Case studies/examples A minimum of three actual ADUs in New Hampshire, preferably approved after RSA 674:71-73 was passed Urban, suburban and rural examples At least one conversion of existing space and at least one addition One example could be a new home with an ADU as part of the original design A minimum of three hypothetical ADU additions to illustrate the variety of issues that complement the content of the guide i. Resources/References/Bibliography A section of the guide should offer reference information for those interested in exploring the topic in more detail, and offer information about any sources referenced in the text of the guide. 4. The project must be completed and all deliverables submitted by May 25, 2018. Once the proposal has been accepted, consultant participation in monthly progress meetings will be required. 5. This will be a work for hire. All work products will be the property of NHHFA. PROPOSAL FORMAT Submit the proposal via email as a PDF or Microsoft Word 8.5 x 11 document with project name and company ID on the cover. The proposal must include the following in this order: 1. Cover letter. Submit a cover letter on your letterhead signed by an authorized representative of your organization, certifying accuracy of all information in your proposal. The cover letter shall also provide the name, title, phone number, and email address of the primary contact for the purpose of this RFP. Should this contract be awarded to your organization, please include similar contact information for the person who will act as project manager. Request for Proposals for Accessory Dwelling Units in New Hampshire: A Guide for Homeowners (12.14.17) 4/6
2. Approach. A general statement of the bidder s approach with particular focus on distinguishing characteristics or services. 3. Work proposed to be performed. A discussion of the consultant s general understanding of the scope of services to be provided and the major work tasks to be performed. 4. Proposed cost. A breakdown of the project cost by major work task, and total project cost. Total project cost should not exceed $20,000. 5. Project schedule. Include a chart or table schedule indicating the anticipated duration and start and completion dates for tasks, keyed to proposed work tasks. The schedule should also show consultant payments by percentage of total. 6. Relevant experience. A statement of the firm s past appropriate experience including a brief description of each project, the client s name, address and phone number. Also provide a description of the consultant s responsibilities on the project, and clarify whether this project is an example of the firm s or the individual s experience. Include a list and brief description of other projects of similar scope, complexity, and cost. 7. Key personnel. The proposal must include information about the firm s personnel, stating their proposed role in this project, education, title, related qualifications, past relevant experience and the date on which that person joined the firm. The proposal package shall specifically identify the personnel assigned. If the proposal includes the services of more than one consultant firm acting as a team, one firm must be designated as the lead firm and will be responsible for completion of all of the Scope of Work. 8. Writing and graphics sample. Please include a minimum of one sample document prepared by or under the guidance of the proposed project manager. This sample should be illustrative of the project manager s writing and design skills as well as management capabilities. 9. References. Three professional references are requested; include the person s name, title, address, email address, and phone number. 10. Additional Information. The consultant may include any other information in the proposal that will assist NHHFA in the selection process. Submit all materials electronically to: William R. Guinther Program Policy Analyst New Hampshire Housing Finance Authority bguinther@nhhfa.org Request for Proposals for Accessory Dwelling Units in New Hampshire: A Guide for Homeowners (12.14.17) 5/6
SELECTION PROCESS AND CRITERIA NHHFA reserves the right, at its sole discretion, to accept or reject late proposals. All materials submitted become property of New Hampshire Housing and will not be returned. NHHFA also reserves the right to reject any and all submittals, as well as the right to issue written or email notice to all participating firms of any change in the proposal submission and selection schedule. NHHFA s receipt of any proposal submitted pursuant to this Request for Proposals shall not constitute any implied intent to enter into a contract for consultant services. The selection process will consist of an evaluation of submittals and an interview of the selected consultants by NHHFA staff. Interviews will take place at NHHFA s offices in Bedford, NH or via video teleconference. After the interview process the consultant may be asked to submit other information as deemed necessary by NHHFA staff. Final selection of the consultant will be based on a number of criteria, including: Qualifications, capabilities, and resources of the consultant Appropriateness of the approach (likelihood that the proposed methodology will yield the maximum level of information) Demonstration of relevant experience Quality of previous work products References Schedule of work proposed to be performed Interview Questions concerning this RFP should be directed via email to William R. Guinther, Program Policy Analyst, New Hampshire Housing Finance Authority at bguinther@nhhfa.org. 1 NHHFA Housing Market Update (November 2017) www.nhhfa.org/assets/pdf/data-planning/marketupdate/housing_market_update_11-2017.pdf 2 www.nhhfa.org/studies-publications-presentations#needs 3 www.nh.gov/osi/planning/resources/documents/accessory-dwelling-units-law.pdf 4 www.nhhfa.org/accessory-dwelling-units Request for Proposals for Accessory Dwelling Units in New Hampshire: A Guide for Homeowners (12.14.17) 6/6