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pdfGuide Form of Turnkey
Developer's Packet
U.S. Department of Housing
and Urban Development
Office of Public and Indian Housing
OMB Approval No. 2577-0157 (Exp. 3/31/2010)
Public reporting burden for this collection of information is estimated to average 2 hours per response, including the time for reviewing instructions,
searching existing data sources, gathering and maintaining the data needed, and completing and reviewing the collection of information. This agency
may not collect this information, and you are not required to complete this form, unless it displays a currently valid OMB control number.
This collection of information is required for developing a public housing project pursuant to HUD regulations 24 CFR 94l. The information will be used
to provide HUDwith sufficient information to enable a determination that funds should or should not be reserved or a contractual commitment made. This
information collection is mandated pursuant to the U.S. Housing Act of l937. The information requested does not lend itself to confidentiality.
1.
Purpose. This form provides a potential turnkey developer with
all the information necessary to prepare a turnkey proposal. It
also provides the format for PHAs to request proposals.
2.
Prepared by: The Request for Proposals and Part I will be
prepared by the PHA. Parts II, III and IV may be used as printed.
Some of the forms and other material in Part IV must be obtained
from the HUD field office. Approval must be obtained for any
modifications to the Packet not previously authorized by the
HUD field office.
3.
Number: The PHA shall prepare sufficient developer's packets
to provide for distribution to all interested developers.
4.
Distribution: The PHA shall provide one copy of the completed
packet to any interested developer. One copy shall be submitted
to HUD along with the PHA proposal.
Previous editions are obsolete.
5.
Page 1 of 15
PHA instructions concerning preparation: The Request for
Proposals (RFP) and Part I, Project Description, are to be
completed by the PHA based upon local preferences or requirements. Format sentences are typed in regular type. PHA notes or
instructions are typed in another distinctive style and are not
meant to be included in the final text.
The remaining parts may be used as printed here. Part II outlines
the general requirements of the program. Part III discusses the
proposal contents. Part IV lists the various forms and documents
which are attachments to this Packet. Copies of these forms may
be obtained from the HUD field office. If quantities are limited,
they may be reproduced locally by the PHA along with this
Packet.
form HUD-52482 (1/97)
Requests for Proposals
U.S. Department of Housing
and Urban Development
Office of Public and Indian Housing
OMB Approval No. 2577-0157 (Exp. 3/31/2010)
The ______________________________________________________________________________________
will accept proposals for ______________________________
(Insert Legal Name of PHA)
(Insert “Newly Constructed” or “Substantially Rehabilitated”)
housing units under the
Public Housing Program to be located in ___________________________________________________ (Insert Name of Community and State), and
known as _____________________ ( Insert Project Number).
Turnkey proposals may be submitted for not more than ______ (Insert Total Number of Units) units to be provided in _____(Insert Structure Types)
structures.
The following is the maximum number of units for each size by bedroom count:
(Insert number of each size desired.) Delete inapplicable sizes.
No. of Bedrooms
0
1
2
3
4
5
6
Maximum No. of Units
Elderly
Family
______
______
______
______
______
______
______
______
______
The project will also consist of the following maximum amounts and types of non-dwelling space:
(Insert the maximum amount calculated for each type of space.)
Management Space ____________________ square feet
Maintenance Space ____________________ square feet
Community Space ____________________ square feet
If proposals are submitted for less than the total number of units requested, non-dwelling space will be subject to limitations stated in the
Developer's Packet.
Turnkey proposals must be received by _______ (Insert Time of Deadline) of _________________ (Date of Deadline) at the address identified below.
Turnkey proposals received after the deadline will be returned to the developer without being considered.
Interested developers should obtain a Turnkey Developer's Packet, which provides detailed project information and submission requirements
from: ( Insert Name of PHA Official, PHA Name and Address, and PHA Telephone Number).
Previous editions are obsolete.
Page 2 of 15
form HUD-52482 (1/97)
Guide Form of Turnkey
Developer's Packet
U.S. Department of Housing
and Urban Development
Office of Public and Indian Housing
OMB Approval No. 2577-0157 (Exp. 3/31/2010)
Introduction
The United States Department of Housing and Urban Development (HUD) is providing financial assistances to this Public
Housing Agency (PHA) to develop a low-income housing project
pursuant to Sections 4 and 5 of the United States Housing Act of
1937. The PHA has selected the Turnkey method to develop the
housing identified in this Turnkey Developer's Packet (Packet).
Under the Turnkey method, developers submit proposals in response to a Request for Proposals (RFP) from the PHA. The
proposals that meet the requirements of this Packet are reviewed,
rated, and ranked by the PHA. The highest rated turnkey proposal
which represents the best “total package” is submitted to HUD for
approval. After HUD approval of the turnkey proposal, the
developer's architect prepares the preliminary design and working drawings and the construction specifications for PHA and
HUD approval.
Prior to start of construction of rehabilitation, the PHA and the
developer execute a Contract of Sale under which the PHA agrees
to purchase the completed project from the developer for a
specified price. The developer is fully responsible for all development and construction activities, such as purchasing sites or
properties, completing all site improvements (including structures), obtaining utility hook-ups and local building permits and
approvals, and obtaining construction financing. After satisfactory project completion, the PHA purchases the project from the
developer.
Previous editions are obsolete.
The completed project will be owned and managed by this PHA
to provide rental housing for low-income households. The structures, housing units, and non-dwelling facilities shall be designed
to provide a wholesome living environment. Emphasis shall also
be placed on durable construction, efficiency and economy of
maintenance, energy conservation, and suitable recreation space
to enhance a wholesome living environment, over the thirty-year
term of the PHA's permanent financing for purchase of the
project.
In order to be considered by the PHA and HUD, turnkey proposals
must comply with the program and submission requirements
identified in this Packet. Accordingly, interested developers should
review the project description (Part I), the program requirements
(Part II), the turnkey proposal content (Part III) and the required
program documents and forms (Part IV), prior to preparing and
submitting a turnkey proposal to the PHA.
Interested developers must submit their turnkey proposals to the
PHA by the deadline date identified in the RFP. Turnkey proposals that are not received by the deadline, or which are determined
to be incomplete or non-responsive will not be considered by the
PHA. Any questions that you may have should be directed to the
individual identified in the RFP.
Page 3 of 15
form HUD-52482 (1/97)
Part I. Project Description
PHA Instructions: This Part shall be completed by the PHA to provide specific details about the proposed project. The PHA shall ensure
that the information and requirements stated in this part comply with the Public Housing Development Regulation (24 CFR 841), The
Public Housing Development Handbook (HB 7417.1 Rev-1), related state and local building requirements, and special regional
requirements identified in accordance with Handbook 7417.1, Chapter 3, par. 3-143 and agreements reached by the PHA and HUD at
the project planning conference.
1. Community. Identify the name of the community for which the housing project is proposed. State whether or not the community
is a Community Development Block Grant (CDBG) recipient that has an approved Housing Assistance Plan (HAP).
2. Site Location. Identify the general locations for assisted housing stated in the HAP, and any local preferences for sites (e.g., CDBG
Activities, Neighborhood Preservation Areas). For communities not covered by a HAP, state any local preferences for sites in areas
that are consistent with the public housing site and neighborhood standards and local planning and housing development activities.
3. Housing Type. State whether the proposed housing is to be newly constructed or substantially rehabilitated.
4. Housing Units. Identify the number of units for each structure type and household type by number of bedrooms as follows:
Number of Bedrooms
Elderly
0
1
Family
2
1
2
3
4
5
6
Elevator
Detached
Semi-Detached
Townhouse/Row
Walk-up Apartment
Total Units
Handicapped Units Included in Above*
*Identify the number of units to be designed specifically for use by handicapped individuals.
The number of units identified above shall not vary from the unit distribution identified in the area office invitation for a PHA
proposal. In the case of a project involving Substantial Rehabilitation provide a statement that:
A. The total number of units for elderly and family households are maximum amounts;
B. The number of units by structure type are preferred, but the PHA will consider substitution of less expensive structure type (e.g.,
townhouse/row instead of detached) if appropriate for household type provided that the number of units does not exceed the
totals shown for a specific number of bedrooms;
C. If the larger units (number of bedrooms) are not available, a one-for-one substitution of smaller units will be consistent with
the applicable housing assistance plan; and
D. The PHA will give preference in selecting turnkey proposals to those proposals that most clearly adhere to the proposed
distribution.
5. Special Building Requirements. State any local preferences or building requirements or limitations. These may include such items
as:
A. Security Systems (access, surveillance, standby power, etc.);
B. Central TV Antenna System;
C. Same key for both housing unit door and mail box;
D. Design requirements to complement neighborhood architecture and standards;
E. Energy Conservation Requirements;
F. Air Conditioning Systems;
G. Building Height Restrictions;
H. Number of buildings and distribution of unit sizes (number of bedrooms) among buildings; and
I. Space for child care which meets local standards and codes.
Previous editions are obsolete.
Page 4 of 15
form HUD-52482 (1/97)
6. Special Site Requirements. State any local preferences or building requirements or limitations. This may include such items as:
A. Preference or requirement for more than one site
B. Limitation on number of units per site by bedroom size
C. Parking Requirements - Number of spaces outside, inside, covered, for handicapped, and parking space per dwelling unit ratio
D. Recreation space and equipment
E. Accessibility to commercial areas, churches, schools, transportation
F. Reference site and neighborhood standards in Part II, Section 3
G. Statement that PHA will not pay for off-site work to bring utilities to site unless it is local practice and developers normally pay
costs of extending utilities for privately owned projects.
7. Prototype Costs. State that costs for dwelling construction and equipment (defined in Part II of this packet) are limited by law to
no more than 10 percent above the published amount for the size and structure type for the area. Indicate the applicable prototype
costs for this project and the date they were published in the Federal Register (a legible photocopy of the appropriate Federal
Register page may be used instead of the following table, if desired).
Bedroom Size
0
1
2
3
4
5
6
Detached
$
$
$
$
$
$
$
Row
$
$
$
$
$
$
$
Walk-up
$
$
$
$
$
$
$
Elevator
$
$
$
XXX
Insert a statement that HUD will adjust the prototype cost
base for the project (using a commercial cost index) to
recognize actual changes (increases or decreases) in construction costs from the effective date of the unit costs
published in the Federal Register. This is done for comparison purposes only at early stages of processing. The
developer's costs should always reflect current conditions.
8. Utilities. State the utilities preferred for the project. Enclose
the HUD prepared form HUD-51994. Indicate that any other
proposed utility combination and heating and cooling systems must be demonstrated to be the most cost effective on
the bland form HUD-51994.
9. Non-Dwelling Space. This section should be a detailed
statement of the requirements and limitations for non-dwelling space such as a community rooms*, maintenance and
office space and space for child care facilities, health care
facilities, or congregate dining facilities, if justified. If there
is a requirement for several sites, the proration or consolidation requirements for the non-dwelling space must be clearly
defined. The PHA may require a separate proposal for part or
all of this space especially for proposals for less than the total
number of units requested.
*Includes recreation or hobby rooms, but not hallways, stairways, mail
rooms, boiler rooms, closets, lobby, or laundry.
10. Special Project Requirements and Instructions. This section should include any other information, requirements or
instructions pertaining to this project. Examples of items are:
1. Whether staged construction will be allowed.
Previous editions are obsolete.
XXX
XXX
XXX
Any dwelling or non-dwelling installed equipment to be
furnished by the PHA and its estimated cost.
11. Proposal Evaluation Criteria. The standard rating procedure is described in Part IV. If the PHA desires to use the
optional procedure, the additional criteria and the point value
to be assigned shall be described in this section.
12. Proposal Instructions. Provide specific details for submitting proposals, such as:
A. The deadline time and date for submitting proposals.
Proposals received after the deadline will not be considered.
B. The official address for submitting proposals.
C. Statement that proposals must be complete. The PHA
will determine if any omission makes the proposal “nonresponsive”. A proposal is considered to be “non-responsive” if critical information is mission or the proposal represents a major deviation from this packet. In
such cases the developer will be notified, the reason
stated, and the proposal will not be considered by the
PHA. In the event of minor omissions, the PHA may give
the developer additional time to submit the missing
information. A minor omission is one which generally
will not affect any of the proposal evaluation criteria
considerations.
D. Statement that all requirements for Part II of this packet
must be considered in developing the project.
E. Procedures for sealed envelope submissions. Although
Page 5 of 15
2.
form HUD-52482 (1/97)
proposals will be opened after the deadline, a selection
will not be announced until all proposals have been rated
under the proposal evaluation criteria and HUD approval
has been obtained. A proposal is not a bid and price is
only one element to be considered.
F. Number of copies of proposals required.
G. Reference project number assigned to the project.
Part II. General Program Requirements
Section 1. General
Introduction. This part explains the general program standards
and policies and the statutory requirements related to the development of public housing. These requirements are applicable to
all turnkey proposals. Developers are advised to review this part
thoroughly to ensure a complete understanding of their responsibilities. The regulations for this program may be found at 24 CFR
841 and the applicable HUD Handbook is 7417.1 Rev-1.
1. State and Local Requirements. The developer must comply
with all State and local laws and ordinances relating to the
development of a project. This includes State and local
requirements relating to employment, obtaining bonds and
licenses, and complying with building codes and zoning
requirements.
2. Prevailing Wage Rates. Development related contracts entered into by the developer provide for the payment of
prevailing wages.
a. Architects and Technicians. All architects, technical
engineers, draftsmen and technicians employed in the
development of the project shall be paid not less than the
wages prevailing in the locality.
b. Laborers and Mechanics. All laborers and mechanics
employed in the development of a project shall be paid
not less than the wage prevailing in the locality, as
determined by the Secretary of Labor pursuant to the
Davis-Bacon Act (40 U.S.C. 276).
3. Developer's Price. The turnkey developer's price for the
proposed project shall be based on construction costs as of
the deadline date specified in the Request for Proposals. The
price in the proposal shall be subject to the following modification.
a. The price shall be subject to reduction to the extent that
the HUD appraisal indicates a site value less than the
proposed amount for the site and/or to the extent that the
proposal substantially exceeds the HUD estimated replacement cost for the project.
b. The portion of the developer's estimated price for dwelling construction and equipment may not exceed the project
prototype cost limits by more than 10 percent.
c. At each subsequent processing stage, HUD will adjust the
price to reflect changes (increases or decreases) in construction costs as identified by a commercial cost index.
Any time lost due to the developer's failure to adhere to
schedules set by HUD or the PHA will not be recognized.
d. At the time the Contract of Sale is executed the maximum
price that can be approved is the lower of:
(1) the revised price submitted by the developer, or
Previous editions are obsolete.
4.
5.
6.
7.
Page 6 of 15
(2) the original proposal price as updated by HUD, or
(3) the project replacement cost identified by HUD.
e. The price to be stated in the Contract of Sale shall also be
adjusted to reflect the developer's actual interest cost for
construction financing.
f. The estimate of all State and local taxes, other than Real
Property taxes and assessment, payable by the developer
with respect to the project shall be included in the total
developer's price and shall be itemized by type, rate and
estimated amount. In the event these taxes are exempt or
abated after execution of the Contract of Sale, the amount
applicable shall be subtracted from the total contract
price at settlement.
g. The total developer's price shall not include any amount
for real property taxes and assessment. The amount paid
or payable by the developer as evidenced by the original
tax bills or receipts will be added to the contract price at
settlement.
Proposal Evaluation System. Proposals will be selected on
the basis of free and open competition. They will be evaluated objectively according to the procedures and criteria set
forth in the Proposal evaluation System which is included in
Part IV of this Packet and any additional criteria identified in
Part I.
Previous Participation. Developers must successfully complete HUD Previous Participation clearance before selection
is approved by HUD. Clearance is initiated by the developer
furnishing (as part of the turnkey proposal) completed forms
HUD-2530 with respect to the developer and other principals. HUD will review its experience with the developer and
the other principals on the projects listed on the forms. An
opportunity will be afforded the developer or other principals
to explain any adverse information found during the clearance process.
Contract of Sale. The Contract of Sale, form HUD-53015,
included in Part IV of this packet, will be executed by the
PHA and the selected developer. Both parties should carefully review the Contract of Sale to ensure an awareness of its
requirements. The turnkey developer must certify (as part of
the proposal) that the developer has read, understands, and
will comply with its provisions.
Insurance Requirements. Any risks and insurance protection during construction are solely the turnkey developer's
responsibility as owner and seller.
form HUD-52482 (1/97)
Section 2. Fair Housing and Equal Opportunity
Introduction. The fair housing and equal opportunity requirements stated in this section apply to contractors and turnkey
developer activities during project development. This includes
site selection, award of contracts and sub-contracts, employment
of minority and women-owned business enterprises, and employment practices.
1. Titles VI and VIII and Executive Order 11063. Title VI of the
Civil Rights Act of 1964 (42 U.S.C. 2000d) and Executive Order
11063, prohibit discrimination on the basis of race, color, creed
or national origin in Federally assisted programs. Title VIII of
the Civil Rights Act of 1968 (42 U.S.C. 3601), prohibits discrimination based on race, color, religion, sex or national origin
in the sale or rental of housing.
2. Section 504 of the Rehabilitation Act of 1973. Section 504 of
the Rehabilitation Act of 1973 (29 U.S.C. 794), prohibits discrimination in Federally assisted programs against any otherwise qualified individual solely by reason of a handicap as
defined by the Secretary of Health and Human Services.
3. Age Discrimination Act of 1975. The Age Discrimination
Act of 1975 prohibits with certain stated exceptions, discrimination in Federally assisted programs against any otherwise qualified individual solely on the basis of age.
4. Executive Order 11246. Contracts for construction work are
subject to Executive Order 11246 (30 FR 12319) as amended
by Executive Order 11375 (32 FR 14303), and applicable
implementing regulations (24 CFR 130; 41 CFR 60), rules
and orders of HUD and the Office of Federal Contract
Compliance Programs of the Department of Labor. Executive Order 11246 prohibits discrimination and requires affirmative action to ensure that employee or applicants for
employment are treated with regard to their race, color,
religion, sex or national origin. An affirmative action plan
pursuant to 24 CFR 135 must be prepared prior to execution
of the Contract of Sale.
5. Section 3 of the HUD Act of 1968. Projects under development are subject to Section 3 of the Housing and Urban
Development Act of 1968 (12 U.S.C. 1701), which requires
that, to the greatest extent feasible, opportunities for training
and employment be given lower income residents of the unit
of local government or the metropolitan area (or
nonmetropolitan county), as determined by the Secretary, in
which the project is located; and contracts for work in
connection with a project be awarded to business concerns
which are located in or owned in substantial part by persons
residing in such area.
6. Minority and Women-Owned Business Enterprise. Executive Order 11625, Prescribing Additional Arrangements
for Developing and Coordinating a National Program for
Minority Business Enterprise, encourages participation in
Federal programs by business concerns owned by minority
group members. Executive Order 12138, Creating a National
Women's Business Enterprise Policy, encourages participation i Federal programs by business concerns owned by
women. In accordance with these Executive Orders, program
participants (e.g., PHAs, contractors, turnkey developers)
shall take affirmative action to encourage participation by
businesses owned and operated by minority groups and
women. These affirmative actions may include: conducting
out-reach programs to expand opportunities for participation
by such businesses in the public housing program; providing
assistance and guidance to such firms that have demonstrated
a desire to participate in public housing development activities; and establishing goals for such businesses, in terms of
the dollar value of contracts.
Section 3. Site and Neighborhood Standards
Introduction. Each site proposed for a public housing project
must comply with the site and neighborhood standards identified
in this section. The PHA and turnkey developer shall make every
effort to select sites that will minimize the number of households
to be displaced for purposes of developing a public housing
project. In addition, proposed sites must comply with all environmental requirements and displacement, relocation and acquisition requirements. These standards should be reviewed by the
turnkey developer before a site is selected and a purchase option
is obtained.
1. Section 213 of the HCD Act of 1974. Each site must be
consistent with any applicable Housing Assistance Plan
(HAP). Sites proposed for newly constructed or rehabilitated
projects must be within the general locations specified in any
applicable HAPS. The community's HAP is submitted to
HUD as part of the Community Development Block Grant
(CDBG) application. A community that is not participating in
the CDBG programs may also submit a HAP.
2. Facilities and Services. The developer should select project
sites to make use of existing and proposed public facilities
and services identified in State, local and regional plans.
Previous editions are obsolete.
Generally, the locations identified in HAPs should have
adequate public facilities and services available or planned
for the immediate future.
a. Access and Utilities. Sites must be accessible to public
utilities, such as water and sewer, electric, natural gas,
and trash collection and must be accessible to vehicular
traffic. Access streets and utilities should be available at
the boundary of each site in time for project construction
or occupancy and should be capable of serving the proposed project.
b. Transportation. Sites must be convenient to public transportation or to places of employment, which provide a
range of jobs for low-income workers.
c. Other. Sites must be accessible to social, religious, recreational, educational, commercial, and health facilities
that are adequate to serve the intended occupants of the
project.
3. Density. There is no rigid standard to determine an acceptable level of density. One means of measuring density levels
is the land use intensity method provided in the HUD Manual
of Acceptable Practices (Handbook 4930.1). The determina-
Page 7 of 15
form HUD-52482 (1/97)
tion of an acceptable density level varies with each community and with each site and consideration should be given to
such factors as land costs, topography, planned site use, the
number and types of buildings, the anticipated age and
number of residents based on the number of bedrooms, local
building requirements, and the density prevailing in the
neighborhood.
4. Physical Characteristics. Each site shall be adequate in size,
exposure, and contour to accommodate the number and type
of units proposed. The topography and subsurface conditions
shall promote economical and efficient development and
operation of the project.
a. Grades. Sites with grades exceeding ten (10) percent will
significantly increase development and management costs
and should be avoided. Sites for housing for the elderly or
handicapped with grades exceeding five (5) percent should
be avoided unless site development (e.g., sidewalks) will
provide for not more than a five (5) percent grade without
undue development costs. Low-lying and flat sites should
also be avoided unless practical and economical means of
surface drainage can be provided.
b. Bearing Qualities. Sites with unsuitable soil bearing
qualities for foundations and underground utilities or
with excessive rock or shale will increase site improvement costs and should be avoided.
c. Earth Slides. Sites that are exposed to the potential
hazard of earth slides should not be selected.
5. Housing Opportunities. Sites for public housing projects
must comply with the following requirements:
a. General. The site and neighborhood for new construction and rehabilitation projects must be suitable from the
standpoint of facilitating and furthering full compliance
with the applicable provisions of Title VI of the Civil
Rights Act of 1964, Title VIII of the Civil Rights Act of
1968 and Executive Order 11063.
b. New Construction. The site for new construction projects
shall:
(1) not be located in an area of minority concentration
unless,
(a) sufficient, comparable opportunities exist for
housing for minority families, in the income
range to be served by the proposed project, outside areas of minority concentration; or
(b) the project is necessary to meet overriding housing needs which cannot otherwise feasibly be
met in that housing market area. (An overriding
need may not serve as the basis for determining
that a site is acceptable if the only reason the
need cannot otherwise feasibly be met is that
discrimination on the basis of race, color, religion,
creed, sex, or national origin renders sites outside
areas of minority concentration unavailable.);
(2) not be located in a racially mixed area, if the project
will cause a significant increase in the proportion of
minority to non-minority residents in the area; and
(3) promote greater choice of housing opportunities and
avoid undue concentrations of assisted persons in areas
containing a high proportion of low-income persons.
c. Rehabilitation. Sites for rehabilitation projects shall
promote greater choice of housing opportunities and
avoid undue concentrations of assisted persons in areas
containing a high proportion of low-income persons.
Section 4. Environmental Requirements
Introduction. This section identifies the laws, Executive Orders
and regulations relating to environmental protection. The development of public housing projects must comply with these requirements except when excluded.
1. NEPA. The National Environmental Policy Act of 1969 (42
U.S.C. 4321) establishes the national policy, goals and procedures for protecting and enhancing environmental quality.
The HUD implementing regulation at 24 CFR 50 establishes
the policies and procedures for HUD environmental clearances (including procedures for automatic requirements for
a Special Clearance or Environmental Impact Statement and
criteria for determining when several projects built near each
other may be considered as a single action) and establishes
categorical exclusions that are not subject to an environmental
assessment under NEPA. This does not exempt them from the
other requirements identified in this section.
2. Historic Properties. The National Historic Preservation Act
of 1966 (P.L. 89-665), the Archeological and Historic Preservation Act of 1974 (P.L. 93-291), Executive Order 11593,
Protection and Enhancement of the Cultural Environment,
and the Procedures for Protection of Historic and Cultural
Properties, Advisory Council on Historic Preservation (36
CFR 800). Establish national policy and procedures for
protecting properties, sites and artifacts of historic, architecPrevious editions are obsolete.
tural, or archeological significance listed (or eligible to be
listed) in the national Register of Historic Places. These laws
and procedures require that proposed projects be reviewed to
determine whether they would affect any district, site, building or other structure listed (or eligible to be listed) in the
National Register of Historic Places. These procedures require consultation with the State Historic Preservation Officer and may require a determination of eligibility b the
Department of Interior and a determination of effect by the
Advisory Council on Historic Preservation.
3. Noise Abatement. The Environmental Criteria and Standards (24 CFR 51, Subpart B) establish minimum HUD
standards to protect citizens against excessive noise in their
community and place of residence. This regulation also establishes criteria for determining acceptable notice levels and
special requirements and mitigation measures to be followed in
normally unacceptable and unacceptable noise zones.
4. Explosive or Flammable Fuels or Chemicals. The Environmental Criteria and Standards (24 CFR 51, Subpart C) establish standards indicating how close a project can be located
to hazardous operations handling conventional fuels or chemicals of an explosive or flammable nature.
5. Floodplains and Wetlands. The Flood Disaster Protection
Page 8 of 15
form HUD-52482 (1/97)
Act of 1973 (P.L. 93-234) and implementing regulation at 24
CFR 55, the National Flood Insurance Act of 1968 (42 U.S.C.
4001), Executive Order 11988, Floodplain Management, and
Executive Order 11990, Protection of Wetlands, require, if a
project is to be located in such an area, that specific review
and notification procedures be followed and that appropriate
measures be taken to protect the property, to protect the life
and safety of the occupants, and to minimize any harm to the
floodplain or wetland.
6. Coastal Zones. The Coastal Zone Management Act of 1972
(16 U.S.C. 1451) and the implementing regulation at 44 CFR
123 require that projects to be located in the coastal zone
(which includes the Great Lakes) be consistent with the State
Coastal Zone Management Program.
7. Air Quality. The Clean Air Act (P.L. 90-148), the Clean Air
Acts Amendments of 1970 (P.L. 91-604), the Clean Air Act
Amendments of 1977 (P.L. 95-95), and the implementing
regulations of the Environmental Protection Agency (40
CFR 50, 51 and 52) establish national ambient air quality
standards.
8. Water Quality. The Federal Water Pollution Control Act of
1973 (P.L. 92-500), the Safe Drinking Water Act of 1974
(P.L. 93-523) and the implementing regulations of the Environmental Protection Agency (40 CFR 120) establish measures to protect the quality of water if a project is to be located
in the recharge area of a community's sole water supply.
9. Fish and Wildlife. The Fish and Wildlife Coordination Act
(P.L. 85-624) requires that HUD consult with the Fish and
Wildlife Service (Department of Interior) and the appropriate
State agency if the project will affect control or require
modifications to any stream or other body of water.
10. Endangered Species. The Endangered Species Act of 1973
(P.L. 93-205), the Endangered Species Act Amendments of
1978 (P.L. 95-632) and 43 CFR 870, require that HUD
consult with the Department of Interior and the Department
of Commerce if the project may affect any species (including
its habitat) identified by the Department of Interior as an
endangered species.
11. Toxic Chemicals and Radioactive Material. HUD Notice
79-33 identifies the contact person for guidance on protection of persons and property from man-made environmental
hazards such as toxic chemicals and radioactive materials.
Section 5. Uniform Act and Relocation Requirements
The Relocation Assistance and Real Property Acquisition Policies Act of 1970 (Uniform Act) is not applicable to public housing
projects developed under the turnkey method. However, in line
with its policy regarding other HUD-assisted activities not covered by the uniform Act, HUD administratively requires that
relocation assistance, including advisory services and reasonable
moving and related expenses, be provided for eligible residential
tenant-occupants (not owner-occupants) who are displaced as a
result of turnkey development.
When required, relocation assistance and related payments are
provided and financed by the PHA. However, the developer may
be required to reimburse the PHA for all or part of the costs for
such assistance if the developer fails to provide the PHA with
specific information regarding the occupants of a proposed site or
property, or to furnish notifications to such occupants in accordance with the PHA's instructions, or to meet any other applicable
relocation requirements.
If there are any tenant occupants of the site(s) or property(ies)
identified in the turnkey proposal, prior to its preparation and
submission, the developer should ask the PHA to provide detailed
information regarding the relocation notification requirements.
Section 6. Facilities and Services
Introduction. The developer shall make every effort to select
sites that are accessible to existing or proposed public facilities
and services. This may not be possible because sites may not be
available near required facilities or the facilities may not have the
capacity to serve the proposed project. In such instances, necessary facilities and services may be provided to the extent authorized in this section.
1. Project Non-Dwelling Facilities. Necessary non-dwelling
space and equipment may be provided for management,
maintenance and community activities and may be included
in the development cost of a public housing project provided
that the amount of space does not exceed the limitations
identified below. These facilities may be provided on a
project-by-project basis or as central space for several closely
situated public housing projects operated by the PHA. Developers should review Part I of this packet for the specific PHA
requirements for this project.
Previous editions are obsolete.
Page 9 of 15
a. Management Facilities. General purpose office space
and equipment may be required by the PHA to perform
administrative functions. Space for necessary facilities
may be provided not to exceed the following limitations:
Number of Public
Maximum Management
Housing Units Served
Space Allowed (sq. ft.)
0-15
150
16-50
325
51-100
500
101-150
600
151-200
775
201-300
1000
301-400
1200
401-500
1400
form HUD-52482 (1/97)
b. Maintenance Facilities. Space and equipment may be
required to perform operation and maintenance activities.
Included are facilities for a central repair shop and storage of tools, parts and outdoor equipment (e.g., lawn
mowers, snow blowers, and maintenance vehicles). Space
for necessary maintenance facilities may be provided not
to exceed the following limitations:
Number of Public
Maximum Maintenance
Housing Units Served
Space Allowed (sq. ft.)
0-15
125
16-50
400
51-100
800
101-150
1100
151-200
1400
201-300
1900
301-400
2300
401-500
2700
c. Community Facilities. Community space and related
equipment may be required to provide social and recreational opportunities for project occupants. Included are
such facilities as game rooms, meeting rooms or craft
rooms. In determining the amount of community space to
be provided, consideration shall be given to whether
space will be provided for a child care facility and whether
such space could be used for both purposes. Space for
necessary community facilities may be provided not to
exceed the following limitations:
(1) Projects Designed for the Elderly:
Number of Public
Maximum Community
Housing Units Served
Space Allowed
Under 51
25 sq. ft. per unit.
51-100
1,250 sq. ft. for the first
50 units, plus 20 sq. ft.
for each additional
unit.
101 or more
2,250 sq. ft. for the first
100 units, plus 15 sq. ft.
for each additional
unit.
(2) Projects for Family Occupancy:
Number of Public
Maximum Community
Housing Units Served
Space Allowed
Under 101
8 sq. ft. per bedroom.
101 or more
800 sq. ft. for the first
100 bedrooms, plus 4 sq.
ft. for each additional
bedroom.
2. Child Care Facilities. Space may be provided for a child
care center for the project occupants if such a facility is not
otherwise available, or existing facilities are inadequate, to
serve the proposed project. Such space may be provided in
addition to the amount allowed for community facilities.
Refer to Part I of this Packet for specific requirements.
3. Health Care Facilities. In projects for elderly occupancy,
space may be provided, if required, for preventive health
programs for the project occupants. This may include space
for such facilities as examination rooms and health clinics
only if they are not accessible in the neighborhood but shall
not include general medical care or hospital care facilities
such as laboratories and treatment rooms. If health care
facilities are necessary, a maximum of five square feet for
each unit may be provided. Such space may be provided in
addition to the other amounts allowed. Refer to Part I of this
Packet for any specific requirements.
4. Off-Site Facilities. Off-site improvements and facilities,
such as extensions of water and sewage systems and access
streets to the site boundary, may be required. The cost for offsite facilities may be included in the developer's price only if
it is local practice that a developer or builder normally pays
for such facilities when developing comparable privately
owned housing. The amount authorized for off-site facilities
shall be limited to the Area Office estimate of either the cost
of such facilities or the increase in the site value that is
attributable to such facilities, whichever is lower. If the cost
exceeds the amount that may be approved by the Area Office,
the additional amount would have to be off-set by a donation.
5. Congregate Facilities. As defined in the Act, congregate
housing provides a living environment in which some or all
of the dwelling units do not have kitchen facilities. Such
housing must have or be connected with a central dining
facility to provide wholesome and economical meals for the
occupants in a generally self-supporting operation. The space
required for a central kitchen and dining facility is in addition
to the allowable non-dwelling facilities identified in this
section. The amount of space for the dining room shall not
exceed fifteen (15) square feet per finer, accommodating
one-half of the project occupants at one sitting, and the
kitchen shall be adequate to serve the dining facility. The
turnkey developer's price may only include the cost of the
following:
a. space for the common kitchen and dining facility, including food storage areas;
b. equipment for the central kitchen facility, including cooking utensils, ranges, refrigerators, storage cabinets, dishwashers, and waste disposal equipment, and;
c. furniture and equipment for the central dining facility,
including tables, chairs, linen, glassware and eating utensils.
(3) Projects for Elderly and Family Occupancy. The
maximum amount of community space for a project
to be occupied both by elderly and family households
is the sum of the amounts determined in accordance
with (1) and (2) above.
Previous editions are obsolete.
Page 10 of 15
form HUD-52482 (1/97)
Section 7. Design and Construction Standards
Introduction. This section discusses the design and construction
standards applicable to all projects developed for the public
housing program. If the standard is optional, Part I will indicate
if it is required for this specific project.
1. Basic Standards. Projects developed under the public housing program must comply with:
a. either the HUD Minimum Property Standards (MPS) for
New Construction or the HUD Minimum Design Standards for Rehabilitation of Residential Properties. The
MPS for multifamily Housing apply to walk-up and
elevator structures and sites and are contained in Handbook 4910.1. The MPS which apply to detached, semidetached and row structures and sites are contained in
Handbook 4900.1. An up-to-date copy of the MPS is
available for examination in each HUD Regional, Area
and Service Office. Copies may be purchased from the
United States Government Printing Office, Washington,
D.C. 20402. The MPS for Rehabilitation of Residential
Properties is Handbook 4940.4 which applies to all types
of structures. It may be obtained free of charge from any
HUD Office.
b. HUD environmental requirements and requirements for
accessibility and usability by the physically handicapped
(24 CFR 40 and 24 CFR 8); and
c. any applicable local requirements, such as State or local
building codes and ordinances.
2. Local MPS Variations. The Area Manager may approve
variations from the MPS to meet special local conditions for
a specific project. Variations may include modifications to
design and construction standards, use of alternate building
materials and fixtures, and the use of innovative construction
methods and materials. In such cases, the Area Manager must
determine that the alternate standards or materials will provide for a level of structural soundness, useful life, and
economy in maintenance or operation that is at least equivalent to the MPS. Where a variation is expected to be used for
future projects on a repetitive basis, the Area Manager should
recommend that an appropriate Local Acceptable Standard
be established.
3. Additional Program Standards. The basic standards identified above provide minimum design and construction requirements. The construction of public housing projects may
exceed the basic standards provided that projects do not
involve elaborate or extravagant design or materials. For
example, increasing the MPS insulation or glazing standard
may be required to conserve energy and provide for more
economical operations over the projected life of the housing.
a. Additional Quality Standards. The Area Manager is
required to develop specific additional quality standards
necessary to comply with the requirements of Section
6(b) of the Act. Specifically, the law requires that the
design and cost of a public housing project take into
account the extra durability required for safety and security and economical maintenance of such housing; the
provision of amenities designed to guarantee a safe and
healthy family life and neighborhood environment; the
Previous editions are obsolete.
4.
5.
6.
7.
Page 11 of 15
application of good design as an essential component of
such housing for safety and security as well as other
purposes; the maintenance of quality in architecture to
reflect the standards of the neighborhood and community; the need for maximizing the conservation of energy
for heating, lighting, and other purposes; the effectiveness of existing cost limits in the area; and the advice and
recommendation of local housing producers. The additional quality standards for this project may be found in
Part IV of this Packet.
b. Density. The density requirements are stated in Section 3
of this Part.
c. Non-Dwelling Facilities. The requirements and limitations for required facilities and services are stated in
Section 6 of this Part.
Carpeting. Carpeting, instead of other types of finished
flooring, may be provided only in projects proposed for
occupancy by the elderly or handicapped. Carpeting may not
be used in bathrooms or kitchens.
Basements. Unfinished basements may only be provided in
public housing projects if the cost of constructing basements
was reflected in the published prototype dwelling construction and equipment (DC&E) costs for the area developed by
the Area Office. In establishing prototype costs, the Area
Office may consider the cost of constructing basements but
only in those areas where it is common local practice for
moderate income housing.
Parking Spaces. The number of parking spaces to be provided for a public housing project is generally determined by
local building codes and ordinances. In the absence of local
parking requirements, the Manual of Acceptable Practices
(HB 4930.1) should be used as a guide for determining the
number of parking spaces to be provided. Parking spaces,
generally, will be provided in the form of parking pads for
detached and semi-detached structures, or a parking lot for
other structure types, and would be an allowable expense for
site improvements (Account 1450.1).
a. Highrise Elevator Structures. Parking spaces for the
occupants of highrise elevator projects may be included
as an integral part of the structure. This may be necessary
to comply with local requirements or to provide for
economical construction of the proposed project because
of the limited availability or high cost of acquiring adjacent land solely for a parking lot. In such instances,
parking spaces may be provided in a basement or subbasement garage and would be an allowable expense for
site improvements (Account 1450.1).
b. Detached and Semi-Detached Structures. Garages or
carports (as distinguished from parking pads) are occupant storage spaces and must be included in dwelling
construction (Account 1460). One-car garages or carports for a specific project being developed as scattered
site housing may be provided if this can be accomplished
within the prototype dwelling construction and equipment cost limitation.
Air Conditioning. Air conditioning systems may be proform HUD-52482 (1/97)
vided in public housing projects. This may be necessary to
provide flexibility in the design and layout of the housing
units, provide for a healthy living environment, assure continued occupancy, and prevent premature obsolescence. Although air conditioning may be desirable, it is not required
unless specified in Part I of this Packet.
8. Utilities. It is important that the best types and utility combinations be selected. If the best system is not installed initially,
the cost of converting to another system at some later date is
usually prohibitive. All selected utilities must be available in
time for project construction or occupancy.
a. Utility Analysis. The PHA will provide a completed
Comparative Analysis of Utility Costs (Form HUD-51994)
for the proposed project with this Packet.
b. Utility Selection. The utility combination identified by
the PHA shall be selected unless the developer can demonstrate that a more efficient and economical combination is available. If the developer wishes to propose an
alternative combination, the developer must prepare and
submit with its proposal a revised Form HUD-51994.
c. Individual Non-Dwelling Meters. Utilities for non-dwelling facilities (e.g., maintenance, management and community space) shall have meters separate from residential
meters.
9. Solar Energy. The developer shall make use of solar energy,
if it is economical to do so. Solar energy systems are required
only if stated in Part I of this Packet. Any addition, alteration,
or improvement to an existing or new structure designed to
use solar energy to reduce the demand for other energy
sources may be considered.
a. HUD Standards. The Intermediate Minimum Property
Standards for Solar Heating and Domestic Hot Water
Systems (Handbook 4930.2) identifies various types of
active and passive systems that may be considered. A
solar heating or domestic hot water system may be approved only if an operational conventional system will be
provided as a “back-up”.
b. Allowable Project Costs. The cost of solar energy equip-
ment is an allowable expense for project development.
(1) Site Improvements (Account 1450.1). The purchase
and installation cost of energy generating or collecting equipment shall be included in Account 1450.1.
Included are the costs of related structure alterations;
distribution systems (e.g., wiring, ducts, piping,
pumps, insulation and heat exchangers); storage tanks,
rock bin or heat sink elements; and control systems,
sensors and logic devices.
(2) Dwelling Construction (Account 1460). The cost of
all energy distribution systems within the dwelling
unit shall be included in Account 1460. Included are
all costs for the conventional “back-up” system, as
well as the related dwelling unit costs for the solar
heating or domestic hot water system such as wiring,
ducts, piping, radiators, grills, dampers and thermostat. In addition, the cost of building construction
common to both the solar system and the housing
(e.g., sturdier roof framing to support solar collecting
equipment) shall be included in Account 1460.
10. Works of Art. Works of art, such as sculptures, mosaics or
murals, may be incorporated in a public housing project.
Selection of the artist is the responsibility of the architect or
developer with the approval of the PHA. Works of art may be
provided only in common buildings areas or grounds of the
proposed project. In selecting art objects, consideration must
be given to their appeal and acceptance by project and
neighborhood residents. The materials selected should be
permanent and capable of withstanding exposure to the
elements and preclude the possibility of theft. The cost of all
works of art for a specific project shall not exceed one percent
of the amount budgeted for dwelling construction and equipment. The cost of art objects that are part of the structure is
an allowable expense for non-dwelling construction (Account 1470), otherwise, the cost shall be included in site
improvements (Account 1450.1).
Section 8. Prototype Costs
Introduction. Section 6(b) of the Act requires that HUD establish
prototype costs at least annually for various structure types and
unit sizes in different areas of the country. The prototype costs
established by HUD represent the ceiling amounts that may be
approved for construction and equipment in the project development budget and construction contract. The Act also provides that
the prototype costs established by HUD for any area may be
exceeded by up to ten (10) percent if necessary for individual
projects.
1. Federal Register Publication. The unit prototype cost schedule is published at least annually as a Notice in the Federal
Register and is effective upon publication. The published
prototype cost schedule identifies the current per unit dwelling construction and equipment cost base don the number of
bedrooms and structure types for various geographic areas.
The unit prototype cost schedule for a specific geographic
area may be revised based on public comments or other
Previous editions are obsolete.
evidence that construction costs exceed the limits determined
by HUD. Any revisions approved by HUD also will be
published as a Notice in the Federal Register.
2. Prototype Cost Area. A “prototype cost area” is a geographic area, established by the Area Office, within which
there is no appreciable difference in the cost of material,
labor, and equipment for the housing construction industry.
A separate prototype cost area may be established if construction costs in a community consistently differ from other
communities within the same prototype cost area. Prototype
cost areas are identified by county, city, or other political
boundaries. A map, identifying the current prototype cost
areas, is maintained in the Area Office and is available for
public inspection.
3. Structure Types. The unit prototype cost schedule is established on the basis of the number of bedrooms per unit for the
following structure types:
Page 12 of 15
form HUD-52482 (1/97)
a. Detached (D). A structure which consists of a single living
unit and is surrounded by permanent open spaces.
b. Semi-Detached (SD). A structure containing two living
units separated by a common vertical wall.
c. Row Dwelling (R). A structure containing three or more
living units, each separated by vertical walls, and generally
having individual entrances and interior stairs.
d. Walk-Up Apartments (AW). A multi-level low-rise structure containing two or more living units, each separate
horizontally (ceiling/floor), and by vertical walls.
e. Elevator Structure (AE). Any high-rise structure for which
an elevator is required under the Minimum Property Standards or local building codes.
4. Dwelling Construction and Equipment Costs. The construction cost of new housing, for the purposes of establishing
prototype costs, includes the cost allowed for dwelling structures (Account 1460) and dwelling equipment (Account 1465).
The following is a description of the construction items included
in prototype costs:
a. General Construction. This includes the costs for:
(1) normal excavation and backfill for dwelling structures,
but not the cost for excessive excavation and backfill or
site improvements such as grading, installation of utility service, streets, walks and landscaping;
(2) normal foundations but, not the cost of special improvements such as pilings, caissons, or underpinnings required
for unusual site topography or sub-soil conditions;
(3) structural framing and interior and exterior finish;
(4) dwelling structures, including closets and other occupant storage spaces, and common spaces such as entrances, corridors and lobbies, janitorial closets, and
laundry, heating and equipment spaces; and
(5) fixed equipment such as cabinets, cupboards and shelving, including installation.
b. Plumbing. This includes all costs relating to domestic gas,
water and sewage distribution systems within dwelling
structure walls, such as piping, kitchen and bathroom fixtures and accessories, domestic hot-water heaters, circulating pumps, and utility meters or checkmeters.
c. Heating and Air Conditioning. This includes all costs
relating to air handling and distribution systems, such as
furnaces, piping, ducts, radiators, filters, vents, and fans.
This applies to costs related to dwelling structures whether
such items are within the dwelling structure walls or part of
a central heating plant or system. If a central plant will serve
both dwelling and non-dwelling areas, a proportionate cost
of the structure, equipment, heating mains, and pipe tunnels
is also included. The cost of air conditioning systems and
equipment is also included where it has been justified.
d. Electrical. This includes all costs relating to interior electrical systems from the service drops, such as wiring, receptacles, switches, fixtures and electric meters or check meters.
e. Elevators. This includes the cost of elevators and related
equipment for high-rise structures.
f. Other. This includes a proportionate share of the builder's
Previous editions are obsolete.
5.
6.
7.
8.
Page 13 of 15
cost of labor, insurance, Social Security and sales taxes, and
the builder's general overhead, profit, and bond premiums.
Not included are a turnkey developer's fee, overhead, or
interest on construction financing.
g. Dwelling Equipment. This includes the cost of ranges,
refrigerators, shades, screens, and similar equipment provided in dwelling structures and the installation cost.
Unit Prototype Cost. The published unit prototype cost represents the current dwelling construction and equipment costs for
modest housing that is built in compliance with the MPS and
local building codes and requirements and the additional public
housing program standards.
Base Project Prototype Cost. The base project prototype cost
is computed by multiplying the then current applicable unit
prototype cost by the number of units for that unit size and
structure type and then adding the amount for all units in the
proposed project.
Prototype Cost Adjustment Factor. A cost adjustment factor
is developed to recognize actual changes (increases or decreases) in construction costs from the effective date of the unit
prototype cost (used to determine the base project prototype
cost) to the execution date of the contract of sale (turnkey). The
cost adjustment factor is based on actual changes in construction
cost using the Boeckh's Index. However, if another commercial
index (e.g., Marshall Swift's) is customarily used by the Area
Office for routine processing, it may be used instead of the
Boeckh's Index.
Project Prototype Cost Limit. The project prototype cost limit
is the ceiling amount that may be approved for dwelling construction and equipment (Account 1460 and Account 1465) in
the contract of sale. The project prototype cost limit is determined at the time that the contract of sale is to be executed. This
is determined by multiplying the base project prototype cost by
the prototype cost adjustment factor.
In limited circumstances, it may be necessary to exceed the
project prototype cost limit to carry out the objectives of the Act.
Section 6(b) of the Act provides that the prototype cost may be
exceeded by up to ten (10) percent. If the additional cost does not
exceed ten (10) percent, the Area Manager may approve a higher
project prototype cost for the following reasons:
a. Local Building Requirements. Increases attributable to
changes in local building requirements (e.g., codes, ordinances) which were imposed after the unit prototype cost
schedule was published.
b. Minimum Property Standards. Increases attributable to
changes in the HUD Minimum Property Standards or the
additional public housing program standards which were imposed after the unit prototype cost schedule was published.
c. Scattered Site Housing. Higher development costs are
anticipated because the project is being developed as scattered site housing.
d. Increases During Construction. Change orders, that are
beyond the scope of the construction contract or contract of
sale, which are required to provide a necessity, appropriate
betterment, or equivalent, for the proposed project.
form HUD-52482 (1/97)
Part III. Contents of Turnkey Proposal
Turnkey proposals must comply with all requirements of the
Turnkey Developer's Packet to be considered by the PHA. Each
turnkey proposal shall include:
1. Form HUD-52651-A. The proposal shall contain an original
of the Site, Design and Cost Report (Form HUD-52651-A)
for each individual site (or a site comprising several contiguous parcels having exhibits and information applicable to all
parcels). This form must be completed with all attachments
and all questions answered. Where more than one site is
proposed, a separate Form HUD-52651-A shall be submitted
as a summary for the proposed project as a whole.
2. Developer's Experience. The developer and the developer's
contractor shall provide the following information relating to
their housing construction and development experience in
connection with:
a. HUD projects: a Previous Participation Certificate (Form
HUD-2530), which identifies the project number, location, units, and current development status for all HUD
assisted housing projects (e.g., Public Housing, Section
8, Section 202) and HUD insured projects (e.g., Section
221(d) (4), Section 236, Section 207);
b. Other projects: a list of other projects (excluding HUD
assisted and HUD insured projects) developed, identifying the number of units, structure type, community, total
project cost and current development status; and
c. Financial statement: a Personal Financial and Credit
Statement (Form FHA 2417). The PHA will not be authorized to release any financial information, except to the
Area Office, without the express written consent of the
developer or contractor.
3. Developer's Certification. The developer shall submit a
written certification which indicates that::
a. the developer has read and understood the provisions of
the turnkey contract of sale; and
b. if the developer's turnkey proposal is selected, the developer will comply and assure that any contractors or
subcontractors employed by the developer will comply
with the requirements of the contract of sale.
Section IV. Forms and Documents
The following forms and documents are provided with this Packet.
7. Form HUD-5087 (Outline Specification)
1. PHA's Proposal Evaluation System
8. Program Regulation 24 CFR 841
2. Prepared Form HUD-51994 (Comparative Analysis of Utility
Costs)
9. A copy of the locally adopted HUD additional quality standards
3. Blank Form HUD-51994
10. Handbook 7417.1 REV-1, Chapters 9 and 10 Sections on PHA
submission of drawings
4. Form HUD-53015 (Format for Turnkey Contract of Sale)
11. Form FHA-2417 (Personal Financial and Credit Statement)
5. Form HUD-52651-A (Site, Design and Cost Report)
12. Form HUD-92800-3 (FHA Underwriting Report) - only if the
project involves single family (1-4 family) units
6. Form HUD-2530 (Previous Participation Certificate)
PHA's Proposal Evaluation System
Proposal Evaluation Criteria. The PHA will evaluate and rate
each turnkey proposal objectively on the basis of the following
criteria:
1. Developer's Price: the total developer's price as a percent of
the median developer's price for all responsive turnkey proposals;
2. DC&E Cost: the developer's dwelling construction and equipment cost as a percent of the base project prototype cost;
3. Developer's Experience: the ability of the turnkey developer and contractor, if applicable, to build a housing project
of the type and scale proposed, including the number, complexity and location of construction activities currently underway;
4. Physical Site Characteristics: the suitability of the site for
Previous editions are obsolete.
housing use and freedom from adverse environmental conditions;
5. Site Plan: the extent that the site is appropriate for the
intended use (e.g., occupants, density) and the site plan
provides open spaces, outdoor recreation areas, and promotes economical project construction and maintenance, and
minimizes displacement of site or property occupants.
6. Site Location: the proximity and accessibility of the site to
transportation, employment, recreation and similar facilities
and the adequacy of such facilities;
7. Housing and Employment Opportunities: the absence of
low income or assisted housing concentrated in the proposed
neighborhood or area of the community and extent that the
developer proposes to employ minority or women-owned businesses in project development activities.
Page 14 of 15
form HUD-52482 (1/97)
8. Architectural Treatment: the degree to which the design,
and placement of buildings is aesthetic and complements
adjacent development, and the building and unit floor plans
and layout provide functional housing arrangements;
9. Special Design Features: the degree to which the design
incorporates features that provide for efficient project operations, lower maintenance costs, and the safety and security of
the occupants;
10. Energy Savings: the extent that the design provides for longterm energy savings by incorporating the use of solar energy
or other energy conservation features;
(2) DC&E Cost. A turnkey proposal will be considered
as average, if the Dwelling Construction and Equipment (DC&E) portion of the developer's price is
between 90 percent and 100 percent of the base
project prototype cost, poor, if the DC&E cost is
more than 100 percent; and superior, if it is less than
90 percent. Points for DC&E cost shall be assigned as
either superior (10 points), average (5 points), or
poor (zero points).
11. Materials and Equipment: the extent that durable, low
maintenance, construction material and equipment will be
used;
(3) Developer's Experience. The PHA shall evaluate
the developer's and, if applicable, the contractor's
previous experience in housing construction. Points
for developer and contractor experience shall be
assigned as either: superior (10 points), average (5
points), or poor (zero points).
12. Overall Project Design: the extent that the proposed housing, including non-dwelling facilities, meets the design and
functional objectives indicated i the Turnkey Developer's
Packet;
(4) Site and Design Criteria. The PHA shall evaluate
the turnkey proposals for each of the other nine
criteria and shall assign points as superior (6 points),
average (3 points), or poor (zero points).
13. Other PHA Criteria: any other objective criteria established by the PHA and identified in Part I of this Turnkey
Developer's Packet.
b. Optional Rating System. The optional rating system
shall be used if special PHA criteria were established. The
maximum rating under the optional system is 100 points
which provide sixteen (16) discretionary points for use by
the PHA. Under this system, a turnkey proposal must
receive a score of at least 60 points to be selected by the
PHA. The sixteen (16) discretionary points shall be distributed among the PHA established criteria and shall be
assigned as follows: superior (the number of points, not
exceeding 16, assigned to the criterion by the PHA),
average (one-half of the maximum number of points
assigned to the criterion), or poor (zero points).
Proposal Rating and Selection. The PHA will rate each responsive turnkey proposal on the basis of the criteria above. If the
highest rated turnkey proposal was assigned a zero by the PHA for
any criterion, the PHA may select the next highest rated turnkey
proposal for which no criterion was assigned a zero.
a. Standard Rating System. The standard rating system
shall be used if special PHA criteria were not established.
(See Part I, Proposal Evaluation Criteria.) The maximum
rating under the standard system is 84 points. However, a
turnkey proposal must receive a score of at least 50 points
to be selected by the PHA based on the following rating
procedure:
(1) Developer's Price. A turnkey proposal will be considered as average, if the developer's price is between
90 percent and 100 percent of the median developer's
price for all responsive turnkey proposals; poor, if
the developer's price is more than 100 percent; and
superior, if the developer's price is less than 90
percent. Points for developer's price shall be assigned as either superior (10 points), average (5
points), or poor (zero points).
Previous editions are obsolete.
Page 15 of 15
form HUD-52482 (1/97)
| File Type | application/pdf |
| File Title | 52482 |
| Subject | 52482 |
| Author | RSV |
| File Modified | 2007-03-13 |
| File Created | 2001-08-06 |