Privatization Management Programs (PMP) for the Air Force Housing, Enhanced Use Lease, Lodging, and Utilities (HELU) Privatization

UPDATE: RFI #3 

This is an update for the RFI related to the Privatization Management Programs (PMP) for the Air Force Housing, Enhanced Use Lease, Lodging, and Utilities (HELU) Privatization. It provides the Government’s responses to written questions submitted in responses to the RFI for 21 Jan 2026.
The following have been added to the Performance Requirements section of the RFI for Housing (HP):
The DAF requires the Contractor to conduct a thorough assessment of the structural integrity and habitability of each home at selected privatized housing locations.
Revised the PWS for TAB A – Housing Privatization concerning section 2.1 dated 21 Jan 2026, TAB B – Transient Housing concerning section 2.4 dated 21 Jan 2026. 
End of UPDATE.

UPDATE: RFI #2

This is an update for the RFI related to the Privatization Management Programs (PMP) for the Air Force Housing, Enhanced Use Lease, Lodging, and Utilities (HELU) Privatization. It provides the Goverment's reponses to written questions submitted in responses to the RFI.

End of UPDATE.

UPDATE: RFI #1 

Correct the language in the Award Criteria section to read the following:

The Government may elect to award either a single award, IDIQ contract to an Offeror for all HELU business areas (TAB A – Housing Privatization, TAB B – Transient Housing, TAB C – Enhanced Use Lease (EUL), and TAB D – Utilities Privatization) or the Government may award multiple independent IDIQs to different Contractors depending on any number of combinations of TABs not to exceed 4 IDIQ contracts.

Revised the PWS for each TAB to correct the title page.

End of UPDATE. 

SUBJECT:

The 772d Enterprise Sourcing Squadron Contract Support Flight (772 ESS/PKS), is conducting market research for the non-personal, advisory and assistance services (A&AS) and non-personal professional support services required to support the Privatization Management Programs (PMP) for the Air Force Housing, Enhanced Use Lease, Lodging, and Utilities (HELU) Privatization. One responsible source will be selected for each of four (4) opportunities addressed below, with no other supplies or services to satisfy agency requirements. That is, each opportunity will have only one designated source.

DISCLAIMER: This posting is issued solely for conducting market research and planning purposes to determine qualified and interested potential sources and does not constitute a solicitation. Neither unsolicited quotes nor any other kind of offers will be considered in response to this posting. Responses to this posting are not offers and will not be accepted by the Government to form a binding contract. Respondents are solely responsible for all expenses associated with responding to this posting. 772 ESS/PKS will not entertain any questions concerning the composition, requirements, or the nature of services to be performed under any upcoming solicitation for related services.

SCOPE: 772 ESS, in conjunction with the Air Force Civil Engineer Center (AFCEC), Joint Base San Antonio - Lackland Air Force Base, TX, is conducting a request for information for the non-personal, advisory and assistance services (A&AS) and non-personal professional support services required to comply with the FY24/25 Congressional National Defense Authorization Act (NDAA) requirements per the Office of the Secretary of Defense (OSD) for the Department of the Air Force (DAF) to provide 100% Privatized Housing management for over 15,000 Government Owned Homes at 67 Continental United States (CONUS_ locations and 12 Outside the Continental United States (OCONUS) locations: seven (7) major locations in U.S. Air Forces in Europe (USAFE) and five (5) major locations in Pacific Air Forces (PACAF). The DAF requires the Contractor to conduct a thorough assessment of the structural integrity and habitability of each home at selected privatized housing locations.

There are four (4) opportunities to consider for the HELU Privatization requirements designated as TABs A through D as follows:

1. HOUSING PRIVATIZATION (HP)
2. TRANSIENT HOUSING (THPI)
3. ENHANCED USE LEASE (EUL)
4. UTILITIES PRIVATIZATION (UP)

The Contractor may submit a completed capability statement package for any of the four opportunities (TABs). Therefore, the Contractor is welcome to express interest in more than one opportunity.

AWARD CRITERIA:

The Government is contemplating the award of a Firm Fixed Price and Cost-Reimbursable travel CLIN to either a single Indefinite Delivery/Indefinite Quantity (IDIQ) for all HELU business areas:

TAB A – Housing Privatization, TAB B – Transient Housing, TAB C - Enhanced Use Lease, TAB D – Utilities Privatization (UP) or multiple independent IDIQ awards not to exceed four (4) different Contractors/Teams. Therefore, an Offeror or Offerors can be awarded one or more TABs not to exceed four awards. As a result, an award or awards may be issued based on the number of possible outcomes, with a maximum of four awards.

The Government may elect to award either a single award, IDIQ contract to an Offeror for all HELU business areas (TAB A – Housing Privatization, TAB B – Transient Housing, TAB C – Transient Housing, and TAB D – Utilities Privatization) or the Government may award multiple independent IDIQs to different Contractors depending on any number of combinations of TABs not to exceed 4 IDIQ contracts.

DEFINITIONS:

Contractors shall use the following definitions while preparing capabilities statements for their RFIs. These definitions apply to all Performance Work Statements (PWS).

ADVISORY AND ASSISTANCE SERVICES (A&AS): A&AS means those services provided under contract by non-Governmental sources to support or improve organizational policy development; decision-making; management and administration; program and/or project management and administration; or research and development activities. It can also mean the furnishing of professional advice or assistance rendered to improve the effectiveness of federal management processes or procedures (including those of an engineering and technical nature). In rendering the foregoing services, outputs may take the form of information, advice, opinions, alternatives, analyses, evaluations, recommendations, training, and the day-to-day aid of support personnel needed for the successful performance of ongoing Federal operations. For additional information, reference FAR Subpart 2.1 Definitions "Advisory and Assistance Services" https://www.acquisition.gov/far/subpart-2.1?searchTerms=DEFINITIONS.

OFFICIAL POINT OF CONTACT (POC): The Government's "primary" official point of entry shall be SAM (https://sam.gov) website for current information and updates regarding the RFI.

HOUSING PRIVATIZATION (HP): Is the long-term oversight of the Air Force (HP that was created by the Military Housing Privatization Initiative (MHPI) established by Congress in 1996, as a tool to help the military improve the quality of life for its service members by improving the condition of their housing. The MHPI was designed and developed to attract private sector financing, expertise and innovation to provide necessary housing faster and more efficiently than traditional Military Construction processes would allow. The OSD at the time delegated to the Military Services the MHPI, which are authorized to enter into agreements with private developers selected in a competitive process to own, maintain, and operate family housing via a 50-year lease.

TRANSIENT HOUSING PRIVATIZATION INITIATIVE (THPI): A Commercial On-Base Lodging (COBL) program that enables the Department of War (DoW) to leverage private-sector expertise and investment to revitalize and manage military housing, including transient lodging, for service members and their families. The MHPI, established in 1996, enables the DoD to partner with private companies to construct, renovate, and manage military housing, including family and unaccompanied housing, as well as transient lodging.

ENHANCED USE LEASE (EUL): EUL is any Real Estate Transaction authorized by United States Code (U.S.C), Title 10, Part IV, Chapter 159, Real Property; Related Personal Property; and Lease of Non-Excess Property. It is a program that allows the DoW to lease underutilized military properties to private or public entities for commercial purposes, with the rent paid in cash or in-kind services, to support military installations.

UTILITIES PRIVATIZATION (UP): The transfer of ownership and operation of military installation utility systems (like electricity, water, and wastewater) from the government to private entities, aiming for cost savings, improved efficiency, and better infrastructure.

PERFORMANCE REQUIREMENTS:

TAB A

A summary for the HOUSING PRIVATIZATION opportunity to obtain non-personal professional support services for the AFCEC regarding the Air Force HELU Privatization and the PWS references concerning the Program Support, Project Services, Project and Development Management, Property/Contract Reporting and Services Summary tasks for the HOUSING PRIVATIZATION are described below.

Housing (HP)

The Contractor shall provide MHPI program and project management services throughout the life cycle of the Air Force Housing program to ensure Air Force members have access to safe and affordable housing. The Contractor shall provide Portfolio Advisor support through meetings and MHPI Portfolio interaction to mitigate risk to the MHPI projects. They will also support the DAF with persistent issues that cannot be resolved among stakeholders at the installation level, and support the day-to-day requirements of the projects, in addition to the reports and analyses described in other line items of this PWS. The Contractor shall be involved in preparing and conducting the MHPI and Government Housing Tenant Satisfaction surveys. The Contractor shall also operate a 24-hour, 7-day-per-week Call Center to field calls from Service Members living in privatized housing who are experiencing poor customer service and/or low tenant satisfaction. The Contractor will need to set up and participate in meetings, workshops, and training. The meetings are to facilitate project meetings to support efforts for all DAF Base locations, coordinating the date and time with AFCEC. (Please examine the attached DAF HP Management PWS for a complete understanding of the requirement.)

TAB B

A summary of the PWS for the TRANSIENT HOUSING opportunity to obtain non-personal professional support services regarding the Air Force HELU Privatization requirements concerning the Program Support, Project Services, Project and Development Management, Property/Contract Reporting, and Services Summary tasks for the TRANSIENT HOUSING are described below.

Lodging (Transient Housing - THPI)

The Contractor shall work with DAF's lodging portfolio in the U.S. to transition to a sustainable, privatized business model that is the preferred lodging accommodation for official travelers, ensuring lodging operations meet DAF mission requirements and generating sufficient capital to sustain and recapitalize the entire U.S. portfolio. Apply transient housing and MHPI lessons learned, the Contractor shall provide support to define and negotiate lease provisions, the base-specific and overall project development plans and timelines, all necessary lease exhibits, and key legal agreements and requirements including, but not limited to the real estate documentation, environmental documentation, State Historic Preservation Office programmatic agreements, construction contracts for major work, independent construction consultant contract, loan and lockbox agreements, and the transient housing management agreement. The Contractor shall assemble a team of experts with knowledge and experience in large-scale real estate development and finance to provide support to the Headquarters, DAF, and bases that have, or are planned to have, privatized transient housing. Will assist in the negotiation, analysis, recommendations, preparation, review, and evaluation of the financial plan. Ensure that lender fees and interest rates are competitive with current market conditions. Recommend or evaluate innovative finance plans. (Please examine the attached DAF THPI PWS for a complete understanding of the requirement.)

TAB C

A summary for the ENHANCED USE LEASE opportunity to obtain non-personal professional support services for the AFCEC regarding the Air Force HELU Privatization and the PWS references concerning Program Support, Project Services, Project and Development Management, Property/Contract Reporting, and Services Summary tasks for the ENHANCED USE LEASE are described below.

Enhanced Use Lease (EUL)

The Contractor shall assist the AF in executing all processes, procedures, and activities necessary to ensure the AF maintains the appropriate oversight and control of all DAF EUL and Value-Based Transaction (VBT) Programs. The cradle-to-grave support for EUL and VBT includes the Identification Phase I, Project Definition Phase II, Project Acquisition, Phase III Lease Negotiation and Closing, Phase IV Construction, Management Phase V Post-Closing, and Management Phase VI Termination. The Contractor will provide project management support services in both Execution and Post-Closing Management. The Contractor is responsible for identifying additional program support services resulting in a proactive approach/consulting, mitigating project risks, and ensuring the success of the EUL and VBT Programs. The Contractor shall also provide Portfolio Advisory (PA) support in working groups and a full suite of program support services, including cradle-to-grave management of pre-contract award, proposal review, and post-award EUL and VBT support, for the 13 projects in Execution and 19 projects in post-closing management. (Please examine the attached DAF EUL PWS for a complete understanding of the requirement.)

TAB D

A summary of the PWS for the UTILITIES PRIVATIZATION opportunity to obtain non-personal professional support services regarding the Air Force HELU Privatization requirements concerning the Program Support, Project Services, Project and Development Management, Property/Contract Reporting, and Services Summary tasks for the UTILITIES PRIVATIZATION are described below.

Utilities Privatization (UP)

The Contractor shall support the DAF's privatized projects, including the UP program. This includes Asset and Portfolio Management services in support of UP programs, including the development of potential DAF UP transactions and support for the DAF in analyzing whether to convey and privatize DAF-owned utility systems. The Contractor shall conduct an economic analysis on the project owner and system owners ‘proposals and develop a cost summary on all the components of the proposal to include recommendations. Prepare program information to stakeholders in regard to initiatives, policies and findings. The Contractor shall also participate and facilitate in the project meetings to support efforts for all DAF Base locations, coordinating the date and time with AFCEC. The Contractor shall facilitate on-site and teleconference briefings and shall record all minutes. (Please examine the attached DAF UPPWS for a complete understanding of the requirement.)

SUBMISSION:

1. Any interested responsible party believes it is equally or otherwise uniquely capable of meeting the requirements described in this RFI for each of the TABs, shall hereby submit a capability statement to include contact information, size status under NAICS 541611, DUNS Number, and CAGE Code on the cover page of the capability statement at no cost to the Government. Please indicate what Small Business classification(s) your Firm is under, i.e., Small Business, 8(a), HUBZone, Service-Disabled Veteran Owned Small Business (SDVOSB), or Women-Owned Small Business (WOSB).

2. The response should describe the company s capability in the following:

a. Tab A & B: The Contractor shall demonstrate a team of experts with knowledge and experience in large-scale real estate development and finance to provide support to the higher headquarters, and locations that have, or are planned to have, HP and THPI in terms of recency and relevancy. For the purposes of this RFI recency is relevant to past performance within the last five (5) years from the date of this issuance. Relevancy, as it pertains to past performance information, is a measure of the extent of similarity between the service/support effort, complexity, dollar value, contract type, and the Offeror s role as a subcontractor and/or teaming partner or other comparable of past performance as it compares with the HP-THPI services for the following:
i. The Contractor shall demonstrate coordination and management of field teams assigned to locations across CONUS and (OCONUS) conducting a feasibility assessment (due diligence) work and other tasks. Participate in and prepare/organize meetings, meeting minutes, conferences, training, and industry forums.
ii. The Contractor shall provide recency and relevancy on completed projects of conducting brief feasibility summaries (due diligence) for the locations where HP and THPI was completed. This will include the development of a financial pro-forma to
assist the client in determining the feasibility of incorporating a base as part of the THPI project and/or grouping. Give examples of what type of financial pro-forma the company has prepared and performed concerning this effort.
iii. The Contractor shall demonstrate the recency and relevancy of completed projects of preparing of an executive summary-level report regarding current inventory, demand characteristics, available land for new development, recommended end-state, building-by-building scope for retained facilities, estimated costs for new construction and necessary renovations, gross and net revenue projections when determining the best means of implementing HP and THPI.
iv. Recency and relevancy of completed projects demonstrating HP and THPI lessons learned, the Contractor shall provide support to define and negotiate lease provisions, the base-specific and overall project development plans and timelines, all necessary lease exhibits, and key legal agreements and requirements, including, but not limited to, the real estate documentation, environmental documentation, construction contracts for major work, independent construction consultant contract, loan and lockbox agreements, and the transient housing management agreement. The Contractor must have at least one member of the team that is an experienced negotiator of similar major real estate business agreements.
v. Recency and relevancy of completed projects showing assistance with the design and implementation of portfolio and asset management tools and methodology to monitor performance and condition of the HP and THPI portfolios. The Contractor shall demonstrate best business practices used in the private sector to support portfolio and asset management. The Contractor shall describe the types of recommendations made to develop performance metrics and standards, as well as measurement and evaluation techniques, to ensure the client has accurate and relevant information to make decisions on portfolio management. Contractor shall demonstrate what type of compliance and financial conditions were employed in assessing the projects
vi. Show proof of conducting Capital Repair and Replacement (CR&R) visits to confirm whether adequate funding is allocated to support the capital repairs and improvements necessary to maintain the privatized housing units over the near and long-term. Please explain the types of CR&Rs your company has performed and the purposes for such CR&Rs.
vii. Demonstrate recency and relevancy on any necessary reviews, analysis, and recommendations to support clients  decisions, supporting actions at a privatized project location regarding any direct loan funding, differential lease payments, project refinancing and/or project restructuring. This may include legal, arbitration, financial, negotiation, briefing, development analysis, or other support services. What, if any, was the execution of economic analysis for the project/system owner proposals and development of a cost summary on all the components of the proposal to include recommendations? Explain the type and purpose of the economic analysis performed for this effort. What were any of the experiences for thoroughly reviewing proposals and examining Federal and Local requirements that could have an impact during the life of the project?

b. Tab C: The Contractor shall demonstrate a team of experts with knowledge and experience in large-scale real estate development projects, real estate transactions, and real estate financing within the EUL Program to support higher headquarters and locations that have, or are planned to have, EUL, in terms of recency and relevance. For the purposes of this RFI, recency is relevant past performance within the last five (5) years from the date of this issuance. Relevancy, as it pertains to past performance information, is a measure of the extent of similarity between the service/support effort, complexity, dollar value, contract type, and the Offeror s role as a subcontractor and/or teaming partner or other comparable of past performance as it compares with the EUL services for the following:
i. The Contractor shall demonstrate coordination and management of field teams assigned to locations across CONUS and OCONUS, conducting feasibility assessment (due diligence) work and other tasks. Participate in and prepare/organize meetings, meeting minutes, conferences, training, and industry forums.
ii. The Contractor shall demonstrate, with recency and relevancy, a team of experts with knowledge and experience in the cradle-to-grave management of large-scale, privatized real estate programs, specifically involving EUL and VBT projects. This demonstration must cover all programming phases, from Project Identification (Phase 0) through Post-Closing Management and Termination (Phases V & VI).
iii. The Contractor shall provide recency and relevancy on its capability to conduct Certified Economic Analyses (CEAs), Feasibility Studies, and Appraisals for proposed real estate projects across the nation. Please provide specific, complex examples of each type of analysis for projects such as golf courses, hotel space, commercial mixed-use developments, AI data centers, solar farms, and other energy initiatives.
iv. Recency and relevancy of completed projects showing assistance with the design and implementation of portfolio and asset management tools and methodology to monitor the performance and condition of a diverse real estate portfolio. The Contractor shall demonstrate what best business practices from the private sector were utilized and provide examples of performance metrics, standards, and evaluation techniques that were developed to ensure the client had accurate and relevant information for making strategic decisions.
v. Demonstrate recency and relevancy in supporting project restructuring and refinancing efforts.
vi. This should include experience conducting detailed economic analysis of owner proposals, developing cost summaries, and providing recommendations. What experience does the team have in reviewing proposals against Federal and Local requirements and participating in negotiation and partnering sessions with stakeholders, including governmental entities?
vii. The Contractor shall demonstrate its capability to conduct comprehensive compliance and risk assessments to ensure projects meet the terms and conditions of the transaction documents. This shall include experience conducting annual insurance compliance reviews, comparing project coverage against private-sector trends, and recommending policy changes to ensure the continued protection of the client's interests. 

viii. Show proof of capability in managing, maintaining, and transitioning a large-scale, secure, web-based document management repository for a portfolio of real estate projects. Please describe your experience with platforms capable of handling large data volumes (e.g., 700GB+) and a significant number of active users (e.g., 1,800+), and how the system was used to manage project documents, track financial performance, and disseminate lessons learned.
ix. The Contractor shall show proof of conducting Reinvestment/Reforecast analyses and/or CR&R reviews for privatized projects. Please explain the types of analyses your company has performed to benchmark actual performance against pro forma, forecast the long-term financial viability of a project, and confirm adequate funding is allocated to support out-year capital repairs and improvements.
x. The Contractor shall demonstrate experience in developing materials for and facilitating workshops, training sessions, program management reviews (PMRs), and strategic planning meetings for stakeholders involved in complex real estate programs. Please provide examples of guidance, tools, and manuals created to support these efforts and ensure consistent program oversight and messaging across all stakeholders.

c. Tab D: The Contractor shall demonstrate a team of experts with knowledge and experience in housing solutions, and conduct the strategic acquisition, management, and disposal of DAF real property. This includes Asset and Portfolio Management services in support of UP programs requiring the development of potential DAF UP transactions and providing support to the DAF in analyzing whether to convey and privatize DAF-owned utility systems in terms of recency and relevancy. For the purposes of this RFI, recency is relevant past performance within the last five (5) years from the date of this issuance. Relevancy, as it pertains to past performance information, is a measure of the extent of similarity between the service/support effort, complexity, dollar value, contract type, and the Offeror s role as a subcontractor and/or teaming partner or other comparable of past performance as it compares with the UP services for the following:
i. The Contractor shall demonstrate coordination and management of field teams assigned to locations across the Continental United States (CONUS) and Outside the Continental United States (OCONUS), conducting feasibility assessment (due diligence) work and other tasks. Participate in and prepare/organize meetings, meeting minutes, conferences, training, and industry forums.
ii. The Contractor shall provide recency and relevancy on its capability to conduct CEAs against regulated and non-regulated private utility companies completing complex, multi-system utility (e.g., electric, water, and wastewater) systems.
iii. Contractor shall demonstrate recency and relevancy by providing construction management and engineering oversight for utility infrastructure projects.
iv. The Contractor shall demonstrate its capability to conduct Progress, Status, and Management Reports that include identification of problems, proposed solutions, and corrective actions taken.
v. Show proof of the capability of managing all components necessary to conduct portfolio Management support.
vi. The Contractor shall demonstrate, with recency and relevancy, their ability to conduct an initial/recurring review of insurance policies and provide annual reports of multiple insurance policy reviews.
vii. The Contractor shall demonstrate recency and relevancy variance and trend analysis of the budget reviews at the project and portfolio levels.

3. Do you anticipate any type of teaming arrangement for a particular requirement? If yes, please address what kind of arrangement and what percentage of work, and type(s) of service would you perform for any of the opportunities you are interested in. A Team is defined as the Prime Contractor and all named Team Members submitting the capability information for each designated TAB in response to this RFI. This RFI refers to the Prime and all identified Team Members collectively as the  Team  under a signed Teaming Arrangement (TA) or Letter of Intent (LOI). For the TA or LOI to be valid, it must commit the business entities to perform the opportunity or opportunities, should it be selected for award. Mentor-Prot g  (M-P) is a relationship and not a business entity. M-Ps require formal TAs or LOIs to qualify for consideration as a Team Member. A Joint Venture (JV) will be considered a sole business entity.

4. If claiming experience as a subcontractor on a prior requirement, please explicitly state the percentage of work for the entire contract your firm performed, as well as the specific duties and responsibilities as they pertain to recency and relevancy.

5. Please include whether the company is a foreign or domestic entity in the contents of the e-mail. Also, include the System for Award Management (SAM) expiration date on the capability statement cover page.

6. The capability statement response for each opportunity (TAB) shall not exceed 20 pages, with the minimum font size for the proposal pages of 12, utilizing Times New Roman themed font for each requirement element. The cover page does not count toward the 20-page limit. The cover page shall also indicate which opportunity the capability statement represents. Tables may use 10-point Times New Roman. Required documents should be submitted via email with a read receipt and should be clearly marked with the requirement title and your contract number. All text shall be single-spaced with black text on white paper; graphics, photos, etc., may be in color. A page shall be an 8   X 11  sheet of paper. Margins shall be at least 1 inch at the top and bottom and 3/4 inch on the sides. Each page shall be numbered to eliminate any confusion. In the event the Offeror creates an ambiguity in their numbering of pages, the Government may exercise its own discretion in counting pages. Also furnished another completed capability statement to include a cover page, which has been redated to exclude the vendor s name and contact information.

7. Communications with 772 ESS/PKS regarding this posting will only be permitted in writing via email to Contracting Officer (CO), Mr. Michael Grasso at michael.grasso.3@us.af.mil and Senior Contract Specialist, Mark Ingle at mark.ingle.2@us.af.mil, during the posting response period.

8. All responses must be provided in writing to the CO not later than 5:00 PM Local
San Antonio, Texas time (Central) on 29 January 2026 to the contacts identified at SAM. No other forms of transmission are requested or will be accepted. Questions or concerns must be submitted no later than COB 19 January 2026.