PACT de rue Request for Proposal

1. Project Overview & Mission Context

PACT de rue (Partenariat d'Action Communautaire pour le Travail de rue) invites qualified general contractors, construction management firms, and integrated design-build teams to submit comprehensive proposals for the development of Complex 3230 Saint-Michaels Phase II, an 85-unit supportive housing facility designed to provide dignified, trauma-informed housing solutions for individuals experiencing chronic homelessness in Montreal.

Project Scope Summary:

• Project Name: Complex 3230 Saint-Michaels Phase II
• Location: 3230 Rue Saint-Michael, Montréal, QC H2J 2S2
• Building Type: Six-story mixed-use supportive housing facility
• Total Units: 85 (60 studios at 350 sq ft, 25 one-bedrooms at 500 sq ft)
• Gross Building Area: Approximately 95,000 square feet
• Project Value: $32.5M - $38.0M CAD (includes construction, soft costs, FF&E)
• Target Completion: Substantial completion by October 31, 2027 (occupancy November 2027)
• Sustainability Goal: LEED Gold certification with energy-efficient systems
• Special Features: Integrated social services (8,500 sq ft), medical clinic, community kitchen, counseling spaces, accessible design throughout

Phase I Success Story: Complex 3230 Saint-Michaels Phase I, completed in 2021, has achieved remarkable outcomes: 94% housing retention rate over 24+ months, 67% of residents reporting improved health outcomes, 41% engaged in employment or educational programs, and zero evictions for cause. Phase II builds on this proven model to expand capacity and serve Montreal's most vulnerable populations with evidence-based, compassionate housing solutions.

2. About PACT de rue - Our Mission & Impact

Founded in 1989, PACT de rue has been a leader in homeless services and supportive housing in Montreal for over 35 years. We operate with unwavering commitment to housing-first principles, harm reduction, trauma-informed care, and the fundamental belief that housing is a human right and the foundation for stability, health, and community integration.

Organizational Mission: To end chronic homelessness in Montreal by providing immediate access to safe, affordable housing coupled with comprehensive wraparound support services that address root causes of housing instability and promote long-term wellness, independence, and community belonging.

Current Operations & Proven Impact:

• Operating 12 supportive housing facilities across Montreal serving 450+ residents annually
• 98.3% housing retention rate among program participants (well above sector average of 85%)
• Partnerships with 47 community organizations, healthcare providers, mental health services, and employment programs
• Annual provision of 165,000+ meals, 24,000+ individual counseling sessions, 8,500+ hours of job training and education
• Recognition as Platinum-rated charity by Charity Intelligence Canada (highest rating)
• Recipient of Prix Reconnaissance (2023) from Ville de Montréal for innovation in social housing
• Total housing investment: $127M in affordable supportive housing infrastructure since 2005

Trauma-Informed Approach: All PACT de rue facilities are designed using trauma-informed principles that recognize the profound impact of trauma on individuals experiencing homelessness. Our architectural approach prioritizes safety, choice, control, natural light, private spaces, noise reduction, and layouts that minimize institutional feel while maximizing dignity and autonomy. Selected contractors must demonstrate understanding of and commitment to these design principles throughout construction.

Funding & Financial Stability: This project is supported by diverse, committed funding partners including Canada Mortgage and Housing Corporation ($18.5M), Société d'habitation du Québec ($9.2M), Ville de Montréal ($4.8M in land contribution and fee waivers), private foundations ($3.8M), and social financing ($2.2M). All funding commitments are secured and in place, ensuring project financial stability and timely contractor payments.

3. Detailed Scope of Work & Technical Requirements

PACT de rue seeks comprehensive construction services for a turnkey supportive housing facility. The scope encompasses all aspects of construction from site preparation through final occupancy, with particular emphasis on quality, trauma-informed design execution, community impact mitigation, and commitment to social procurement values.

3.1 Site & Civil Work

• Complete site preparation including demolition of existing structures (vacant commercial building)
• Environmental remediation if required (Phase I/II environmental assessment reports available to shortlisted respondents)
• Excavation and grading for building footprint and basement level
• Installation of all site utilities: water, sanitary sewer, storm drainage, gas, electrical, telecommunications
• Parking area development (15 spaces for staff/visitors, accessible spaces per code)
• Landscaping including therapeutic garden courtyard with accessible pathways, seating areas, raised garden beds
• Site lighting, signage, bicycle storage (20 secure spaces), waste management enclosure
• Erosion control, stormwater management, and environmental protection during construction

3.2 Building Structure & Envelope

• Foundation: Reinforced concrete spread footings and basement walls, waterproofing and dampproofing systems, drainage tile installation
• Structural system: Post-tensioned concrete floors with load-bearing masonry exterior walls, structural steel for long spans in community areas
• Exterior walls: Brick veneer with continuous insulation (minimum R-40 effective), weather-resistant barrier, cavity drainage system
• Roofing: TPO single-ply membrane system on tapered insulation (minimum R-60), green roof sections for stormwater management
• Windows: Triple-pane, thermally broken aluminum frames with low-E coating (minimum U-value 0.20), operable windows in all residential units for ventilation and resident control
• Doors: Steel insulated exterior doors with panic hardware, individual suite entry doors (solid core with privacy viewers), interior doors with accessibility hardware
• Fire-rated construction throughout per National Building Code requirements for residential occupancy

3.3 Mechanical, Electrical & Plumbing Systems (MEP)

• HVAC Systems: Geothermal ground-source heat pump system with individual suite controls, heat recovery ventilation (HRV) for fresh air, zoned climate control for common areas, dedicated outside air system (DOAS), commissioning and balance of all systems
• Plumbing: Low-flow fixtures throughout (WaterSense certified), individual water metering per unit for conservation awareness, solar thermal hot water system with backup boilers, accessible fixture heights in 15 barrier-free units, emergency eyewash/shower in maintenance areas
• Electrical: 600-amp main service with capacity for future EV charging, individual suite metering for resident accountability, LED lighting throughout with occupancy sensors in common areas, emergency generator with automatic transfer switch (48-hour fuel capacity), fire alarm system integrated with emergency lighting, security system infrastructure including card access and cameras
• Fire Protection: Wet-pipe sprinkler system throughout, smoke detectors in all units (visual and auditory for accessibility), fire alarm panel and annunciation, emergency voice communication system, fire department connections
• Building Automation: Integrated BAS for HVAC, lighting, and energy monitoring, remote access for facility management, energy dashboards for operational efficiency

3.4 Interior Construction & Finishes

Residential Units (85 total: 60 studios + 25 one-bedrooms):

• Drywall construction with acoustic insulation between units (STC rating 55 minimum) for privacy and noise reduction - critical for trauma-informed design
• Flooring: Luxury vinyl plank (LVP) in living areas for durability and ease of maintenance, ceramic tile in kitchens and bathrooms, all flooring glue-down installation (no transitions for accessibility)
• Paint: Low-VOC, durable, washable finish in warm, non-institutional colors selected for calming effect
• Kitchenettes: ENERGY STAR appliances (apartment-size refrigerator, 2-burner cooktop, microwave), laminate countertops with undermount sink, wall-mounted cabinets for storage, adequate electrical outlets for small appliances
• Bathrooms: Fiberglass tub/shower units with grab bars, wall-mounted vanities, accessible fixtures in designated units, exhaust fans vented to exterior, impact-resistant wall finishes
• Storage: Each unit includes closet with adjustable shelving and hanging rod, additional wall hooks for coats/bags
• Climate control: Individual thermostats with lockout limits to prevent system damage, operable windows for natural ventilation
• Lighting: LED ceiling fixtures plus bedside reading light, natural light maximization through window placement
• Security: Deadbolt locks, privacy viewers, emergency call buttons connected to 24/7 staffed front desk

Common Areas & Support Services (approximately 8,500 sq ft):

• Main Entrance & Lobby: Welcoming, non-institutional design with natural materials, staffed 24/7 security desk with secure package storage, comfortable seating area, accessible restrooms, building directory, natural light from clerestory windows
• Medical Clinic (800 sq ft): Reception area, 3 examination rooms with accessible exam tables, medical supply storage, accessible restroom, hand-washing stations, HIPAA-compliant privacy features
• Counseling & Case Management (1,200 sq ft): 8 private counseling offices with soundproofing (STC 50+), waiting area, staff workstations, secure file storage
• Community Kitchen & Dining (2,500 sq ft): Commercial kitchen with ENERGY STAR appliances (commercial refrigeration, ranges, ovens, dishwasher), adequate ventilation per health code, food storage (dry goods, walk-in cooler/freezer), serving line, dining area seating 120 persons, accessible counters and serving heights, handwashing stations
• Computer Lab & Employment Services (600 sq ft): 12 computer workstations with ergonomic seating, printing station, charging stations, private interview/resume assistance rooms (2)
• Fitness Center (500 sq ft): Cardio equipment, strength training equipment, rubber flooring, mirrors, ventilation, accessible equipment placement
• Laundry Facilities (400 sq ft): 20 ENERGY STAR washers and dryers, folding tables, seating area, vending for supplies, adequate ventilation
• Administrative Offices (1,500 sq ft): Reception, 6 staff offices, conference room seating 12, break room with kitchenette, secure records storage, IT/server room
• Maintenance & Storage (1,000 sq ft): Maintenance workshop, custodial storage, building supplies, recycling/waste sorting area

3.5 Accessibility & Universal Design (Critical Requirement)

PACT de rue is committed to exceeding minimum accessibility standards. The facility must be fully accessible throughout with specific enhanced features:

• 15 fully accessible residential units with roll-in showers, lowered counters, accessible kitchens, adequate maneuvering clearances (minimum 60" turning radius)
• All common areas barrier-free with accessible routes, automatic door openers, adequate maneuvering space
• Visual and auditory fire alarm systems throughout for individuals with sensory disabilities
• Accessible parking spaces (2 van-accessible) located near main entrance with accessible route
• Elevator with adequate capacity and features (visual/auditory announcements, braille buttons, emergency communication)
• Signage with tactile characters and braille at required locations, high contrast for visual clarity
• Accessible communication systems (video intercom with visual display, emergency call buttons in accessible units)
• Color contrast throughout for wayfinding and safety (stairs, hazards, important features)

3.6 Sustainability & Energy Efficiency (Target: LEED Gold)

• High-performance building envelope (R-40 walls, R-60 roof, triple-pane windows) exceeding Quebec energy code
• Geothermal heating/cooling system for operational cost reduction and environmental impact
• Solar thermal hot water system with 60% solar fraction target, electric backup boilers
• LED lighting throughout with daylight harvesting and occupancy sensors in appropriate areas
• Low-flow plumbing fixtures (WaterSense certified) targeting 30% reduction from baseline
• ENERGY STAR appliances and equipment throughout (residential and commercial)
• Green roof sections for stormwater management and urban heat island mitigation
• Construction waste management plan targeting 75% diversion from landfills
• Low-VOC materials throughout for indoor air quality (paints, adhesives, sealants, flooring)
• Sustainable materials selection (FSC-certified wood products, recycled content, regional materials)
• Building commissioning to verify all systems operate as designed and achieve energy targets
• Energy monitoring and dashboards for ongoing operational optimization

4. Proposal Requirements & Submission Instructions

To be considered for this transformative project, respondents must submit comprehensive proposals demonstrating qualifications, experience, technical approach, and alignment with PACT de rue's mission and values. Proposals will be evaluated on multiple criteria beyond cost, including experience with supportive housing, commitment to quality, social value creation, and understanding of trauma-informed design principles.

4.1 Required Proposal Components

1. Executive Summary (Maximum 2 pages): Overview of your firm, understanding of project mission and unique challenges, value proposition, and why you are ideal partner for PACT de rue
2. Company Information & Qualifications (Maximum 8 pages):
   • Company history, ownership structure, organizational chart
   • Years in business, number of employees, geographic areas served
   • Professional certifications and credentials (LEED APs, OSHA certified, project management certifications)
   • Bonding capacity and surety company information (letter confirming capacity to bond $40M projects)
   • Insurance coverage details (Commercial General Liability, Professional Liability, Workers' Compensation, Builder's Risk)
   • Financial stability documentation: audited financial statements (last 2 years), bank reference letters, Dun & Bradstreet rating
   • Legal history: litigation summary (last 5 years), bankruptcy filings, regulatory violations
   • Safety record: WSIB/CNESST rating, Total Recordable Incident Rate (TRIR), Experience Modification Rate (EMR)
3. Project Team & Key Personnel (Maximum 6 pages):
   • Resumes/bios for all key personnel (Project Executive, Project Manager, Superintendent, Safety Officer, Quality Control Manager)
   • Each resume must include: relevant experience on similar projects (affordable/supportive housing, institutional residential), years of experience, education, certifications, current workload and capacity
   • Organizational chart showing reporting relationships and communication structure
   • Commitment letters confirming key personnel availability for project duration (26+ months)
   • Proposed staffing levels throughout project phases with justification
4. Relevant Experience & Past Performance (Maximum 12 pages):
   • Minimum 3 comparable projects required (must meet at least 2 of following criteria): (a) Supportive housing, affordable housing, or transitional housing facilities, (b) Institutional residential construction (dormitories, senior living, assisted living), (c) Projects with integrated social services or healthcare components, (d) LEED Gold or higher certified buildings, (e) Projects in urban infill locations with community impact considerations
   • For each project, provide: Project name and location, owner/client contact information (name, phone, email), project value and funding sources, project description and scope, square footage and number of units, completion date, challenges encountered and how overcome, lessons learned applicable to this project, high-quality photographs (exterior and interior)
   • Performance on reference projects: on-budget performance (final cost vs. original contract), on-schedule performance (substantial completion vs. contract date), safety record during construction (TRIR, lost-time incidents), quality issues and warranty claims, client satisfaction and testimonials
5. Technical Approach & Methodology (Maximum 14 pages):
   • Construction Management Approach: Overall project management philosophy, organizational structure, communication protocols, decision-making processes, document control systems
   • Project Schedule: Detailed project schedule from contract award through substantial completion showing: major milestones with durations, critical path activities, sequencing and phasing strategy, long-lead item procurement, weather contingencies for Montreal climate, schedule recovery strategies if delays occur
   • Quality Control Program: Quality management structure, inspection procedures and frequency, material testing and documentation, deficiency tracking and resolution, commissioning and system testing, punch list management, warranty administration
   • Safety Management: Safety program overview and safety culture, site-specific safety plan highlights, subcontractor safety prequalification, daily safety protocols (toolbox talks, inspections), incident prevention and emergency response, community safety (pedestrian protection, traffic management)
   • Risk Management: Identification of project-specific risks (technical, schedule, financial, community), mitigation strategies for each identified risk, contingency planning and reserve allocation, insurance and contractual risk transfer
   • Value Engineering: Specific cost-saving opportunities identified (must maintain design intent and quality), alternative materials or systems for consideration, life-cycle cost analysis approach, budget optimization strategies
   • Sustainability Implementation: Approach to achieving LEED Gold certification, sustainable construction practices, waste management and recycling program, low-VOC materials sourcing, construction environmental management plan
   • Community Impact Mitigation: Construction noise, dust, and disruption management, traffic and parking management plan, neighbor communication strategy, working hours and restrictions compliance, site cleanliness and security
6. Cost Proposal & Budget Breakdown (Maximum 10 pages):
   • Pricing Structure: Lump sum price for entire scope OR Guaranteed Maximum Price (GMP) with detailed assumptions
   • Detailed Budget Breakdown: Site work and civil ($__), foundation and structure ($__), building envelope ($__), MEP systems ($__), interior construction and finishes ($__), elevators and vertical transportation ($__), specialties and equipment ($__), general conditions ($__), contractor fee/overhead/profit ($__), contingency allocation ($__ with explanation), allowances if any ($__ with list)
   • Exclusions & Clarifications: Clear itemization of any scope exclusions or assumptions, potential additional costs and triggers (change orders, unforeseen conditions)
   • Payment Schedule Proposal: Milestone-based or percentage-completion payment terms, retainage structure recommendation
   • Bonding & Insurance Costs: Cost of performance/payment bonds (included in price), insurance costs (included in price)
   • Unit Pricing: For potential additions/deductions ($/sq ft for additional units, unit prices for common alternates)
7. Social Value & Community Benefit Plan (Maximum 8 pages - CRITICAL):
   • Local Hiring Commitments: Specific percentage commitment for hiring Montreal-area residents (minimum 30% requested), recruitment strategies for local labor, partnerships with community employment programs, commitment to hiring from neighborhoods with barriers to employment
   • Apprenticeship & Training: Number of apprentices to be employed on project, partnerships with trade unions, CÉGEP programs, or training organizations, commitment to mentorship and skill development
   • Social Procurement: Commitment to purchasing from social enterprises, worker cooperatives, and diverse suppliers (Indigenous-owned, women-owned, newcomer-owned businesses), specific partnerships or supplier relationships already established
   • Indigenous Inclusion: Strategies for Indigenous employment and procurement, partnerships with Indigenous organizations or businesses, cultural competency training for project team
   • Community Engagement: Approach to engaging neighbors and community members during construction, communication methods and frequency, addressing community concerns proactively, legacy benefits to local community beyond project completion
   • Alignment with PACT de rue Values: Demonstrated understanding of housing-first principles and mission to end homelessness, commitment to respectful interactions if encountering individuals experiencing homelessness near site, inclusive workplace culture and anti-discrimination policies
8. Client References (Minimum 3, Maximum 5):
   • For each reference: Client organization name, project name and description, contact person (name, title, phone, email), project value and completion date, brief description of scope and your firm's role
   • At least 2 references must be from affordable/supportive housing or institutional residential projects
   • References should be from projects completed within last 5 years
   • PACT de rue will contact all references - ensure contact information is current
9. Required Certifications & Supporting Documents (Appendices):
   • Régie du bâtiment du Québec (RBQ) contractor license (copy of current license)
   • WSIB/CNESST Certificate of Good Standing (current year)
   • Insurance certificates showing current coverage (Commercial General Liability minimum $5M, Professional Liability minimum $2M, Umbrella coverage)
   • Bonding capacity letter from surety company confirming ability to bond project up to $40M
   • Audited financial statements (last 2 fiscal years)
   • LEED experience documentation (if applicable): LEED AP credentials, certified project list
   • Safety certifications: COR certification (Certificate of Recognition), OSHA 30-hour cards for supervisory staff
   • Non-Collusion Affidavit (template will be provided to registered respondents - must be signed by authorized officer)

4.2 Submission Format & Instructions

• Electronic Submission Required: Email to rfp@pactderue.org
• Subject Line: "RFP Response - Complex 3230 Saint-Michaels Phase II - [Your Company Name]"
• File Format: Single PDF document, maximum 75MB file size
• File Naming: CompanyName_3230SM_PhaseII_RFP.pdf (example: ABCConstruction_3230SM_PhaseII_RFP.pdf)
• Document Formatting: Font minimum 11pt (Arial, Calibri, or Times New Roman), all pages numbered with company name in footer, table of contents required
• Page Limits: Strictly enforced - proposals exceeding page limits will have excess pages removed before evaluation
• Financial Figures: All costs in Canadian Dollars (CAD), clearly indicate if pricing includes or excludes Quebec Sales Tax (QST) and Goods and Services Tax (GST)
• Deadline: November 7, 2025 at 5:00 PM EST (FIRM) - Late submissions will not be accepted under any circumstances
• Receipt Confirmation: You will receive automated confirmation email within 30 minutes of submission - if not received, contact Marie-Claude Beaumont immediately

4.3 Proposal Evaluation Criteria & Weighting

Evaluation Criterion	Weight	Evaluation Factors
Experience & Qualifications	25%	Relevant project experience (supportive housing, affordable housing, institutional residential), firm stability and financial capacity, team expertise and credentials, safety record and WSIB/CNESST rating, bonding capacity
Technical Approach & Methodology	20%	Construction management approach, quality control program, safety management, risk mitigation, project schedule realism and logic, understanding of project complexities, problem-solving capability, innovation and creativity
Cost & Value	20%	Competitive pricing within budget parameters, completeness and clarity of cost breakdown, value engineering recommendations, cost control strategies, payment terms reasonableness, budget transparency and documentation
Schedule & Delivery Capability	12%	Realistic timeline to achieve October 2027 substantial completion, milestone planning and critical path management, on-time delivery history from references, schedule risk mitigation, recovery strategies if delays occur
Social Value & Mission Alignment	12%	Local hiring commitments and recruitment strategies, social procurement from social enterprises and diverse suppliers, Indigenous inclusion, community engagement approach, understanding of housing-first principles and PACT de rue mission, workplace culture and inclusivity
Sustainability & LEED	6%	LEED experience and credentials, approach to achieving LEED Gold certification, sustainable construction practices, energy efficiency expertise, long-term operational cost considerations
Client References & Past Performance	5%	Client satisfaction ratings, on-budget and on-schedule performance, quality of work and warranty history, responsiveness to issues, communication effectiveness, willingness of references to work with contractor again

Evaluation Process Overview:

1. Completeness Review (Pass/Fail): All proposals reviewed for completeness and compliance with submission requirements - incomplete proposals may be rejected without evaluation
2. Technical Evaluation: Evaluation committee scores proposals on criteria above using structured scoring rubrics
3. Reference Checks: Top-ranked proposals will have references contacted for detailed performance verification
4. Shortlisting: Top 3-5 proposals selected for interviews and presentations (notification by November 18, 2025)
5. Finalist Interviews: In-person presentations (November 25-27, 2025) with project team, question-and-answer session, clarification of proposal elements
6. Site Visit (Finalists Only): Tour of existing Phase I facility to understand PACT de rue's operations and design philosophy
7. Negotiations: Final negotiations with top-ranked firm(s) on price, terms, scope clarifications (early December 2025)
8. Contract Award: Notification to successful proponent by December 9, 2025, with contract execution target of December 20, 2025

5. Project Timeline & Key Milestones

Milestone	Target Date
RFP Issue Date	October 23, 2025
Mandatory Pre-Bid Meeting & Site Visit	October 30, 2025 at 10:00 AM EST
Location: 3230 Rue Saint-Michael, Montréal Attendance MANDATORY for proposal eligibility. Registration required by October 28 at 5:00 PM.
Deadline for Written Questions	November 3, 2025 at 5:00 PM EST
Responses to Questions Posted	November 5, 2025 at 12:00 PM EST
Posted at: www.pactderue.org/rfp-3230sm-phase2
PROPOSAL SUBMISSION DEADLINE	November 7, 2025 at 5:00 PM EST
Proposal Evaluation Period	November 8-17, 2025
Shortlist Notification (Top 3-5 Firms)	November 18, 2025
Finalist Interviews & Presentations	November 25-27, 2025
Location: PACT de rue offices, 1875 Rue Ontario Est, Montréal
Site Visit to Phase I Facility (Finalists)	November 26, 2025
Final Negotiations	December 2-6, 2025
Contract Award Notification	December 9, 2025
Contract Execution & Mobilization	December 20, 2025
Pre-Construction Services (Design Refinement, Value Engineering, Permitting Support)	January - March 2026
Building Permit Application Submission	February 15, 2026
Building Permit Approval (Target)	March 31, 2026
Site Mobilization & Groundbreaking	April 1, 2026
Site Work & Excavation	April - May 2026
Foundation & Below-Grade Construction	May - July 2026
Structural Construction (Above-Grade)	August 2026 - February 2027
Building Envelope (Roofing, Windows, Masonry)	October 2026 - March 2027
MEP Rough-In & Systems Installation	December 2026 - April 2027
Interior Construction & Finishes	March - August 2027
Millwork, Flooring, Paint, Fixtures	June - September 2027
System Testing, Commissioning & Balancing	August - September 2027
Final Inspections & Code Compliance	September - October 2027
Punch List Completion	October 2027
SUBSTANTIAL COMPLETION TARGET	October 31, 2027
Occupancy Preparation & Move-In Coordination	November 2027
Resident Move-In Begins	November 15, 2027
Grand Opening Celebration	December 2027

Important Notes on Timeline:

• Substantial completion date of October 31, 2027 is a firm requirement tied to funding agreements and seasonal considerations (avoid winter move-ins for vulnerable population)
• Schedule assumes building permit approval by March 31, 2026 - contractor must support expedited permitting process during pre-construction phase
• Montreal climate considerations: outdoor work suspension likely December-March, plan accordingly with enclosures and heating if interior work continues in winter
• All dates subject to adjustment based on permit approvals, weather, or unforeseen conditions - changes will be communicated promptly to all registered respondents
• Early completion bonus available: $1,500 per day up to 15 days maximum ($22,500) for substantial completion before October 31, 2027
• Liquidated damages for delays: $2,500 per day for substantial completion after October 31, 2027 (excluding force majeure and owner-caused delays)

6. Mandatory Pre-Bid Meeting & Questions Process

6.1 MANDATORY PRE-BID MEETING & SITE VISIT

Attendance is MANDATORY for proposal eligibility. This is not optional - firms that do not attend will be ineligible to submit proposals.

Meeting Agenda:

• Welcome and introductions, overview of PACT de rue mission and Phase I success
• Detailed project presentation including site conditions, design intent, unique challenges, community context
• Site tour: existing conditions, site boundaries, adjacent properties, access/egress routes, utility locations, staging areas
• Review of trauma-informed design principles and how they translate to construction approach
• RFP requirements clarification, evaluation process overview, timeline review
• Open Q&A session - bring questions about scope, site, requirements, or any other aspects
• Distribution of supplementary materials: site survey, geotechnical report summary, environmental assessment summary, utility information

What to Bring: Notepad/tablet for notes, camera or smartphone (photos permitted for proposal preparation), measuring tools if desired, questions prepared in advance

6.2 WRITTEN QUESTIONS PROCESS

All questions regarding this RFP must be submitted in writing. Verbal questions during the pre-bid meeting will be answered, but written follow-up is required for official responses that will be shared with all respondents. This ensures fairness and consistent information for all prospective contractors.

• Submission Deadline: November 3, 2025 at 5:00 PM EST (no exceptions)
• Submission Email: rfp@pactderue.org
• Subject Line: "RFP Question - 3230SM Phase II - [Your Company Name]"
• Format Requirements: Questions must be clearly numbered (Q1, Q2, etc.), organized by topic/section, specific with reference to RFP page numbers where applicable
• Response Posting: All questions and PACT de rue's responses will be posted online at www.pactderue.org/rfp-3230sm-phase2 on November 5, 2025 at 12:00 PM EST
• Anonymity: Questions will be posted without identifying the requesting firm to maintain competitive fairness
• Addenda: If questions result in RFP modifications, formal addenda will be issued - all registered respondents will receive email notification

Examples of Good Questions:

• "RFP Section 3.2 specifies R-40 exterior walls. Is this effective R-value or nominal? Can you clarify acceptable wall assembly options?"
• "Are existing utility services (water, sewer, electrical) adequately sized for the new building, or will off-site upgrades be required?"
• "RFP Section 3.3 mentions geothermal system. Will geotechnical report include thermal conductivity testing for ground loop sizing?"
• "What are construction hours restrictions based on municipal bylaws and neighborhood considerations?"

Direct Contact Restrictions: To ensure fairness, respondents are prohibited from contacting PACT de rue employees, board members, funders, or government partners regarding this RFP except through official channels (RFP email, pre-bid meeting, written questions process). Unauthorized contact will result in proposal disqualification. All communications will be shared simultaneously with all registered respondents via RFP portal and email distribution list.

7. Funding, Budget & Contract Terms

7.1 Project Funding Sources (Total: $37.5M CAD)

This project is funded through a diverse partnership of federal, provincial, municipal, and philanthropic sources. All funding is committed and in place - there is no funding uncertainty or risk to contractor payments.

Funding Partner	Amount	Status
Canada Mortgage and Housing Corporation (CMHC) National Housing Co-Investment Fund	$18,500,000	Committed
Société d'habitation du Québec (SHQ) AccèsLogis Québec Program	$9,200,000	Committed
Ville de Montréal Land contribution (valued) + development fee waivers	$4,800,000	In Place
Private Foundations & Philanthropic Gifts (8 major foundations + individual donors)	$3,800,000	Secured
Social Financing & Impact Investment Community Bonds + Social Finance Loan	$1,200,000	Committed
TOTAL PROJECT FUNDING	$37,500,000

7.2 Project Budget Allocation

Budget Category	Estimated Allocation
Hard Construction Costs	$26,800,000 (71.5%)
Soft Costs (design, engineering, permits, legal, financing)	$4,200,000 (11.2%)
Furniture, Fixtures & Equipment (FF&E)	$2,100,000 (5.6%)
Owner's Contingency (8% of hard costs)	$2,650,000 (7.1%)
Project Management & Administration	$1,750,000 (4.7%)
Total Project Budget	$37,500,000 (100%)

Budget Notes: Hard construction cost budget of $26.8M is target for proposals ($282/sq ft for 95,000 sq ft building). Proposals significantly over budget will require detailed justification and value engineering to bring within budget parameters. Owner's contingency is reserved for unforeseen conditions, owner-directed changes, and project closeout - not available for contractor cost overruns or poor estimating.

7.3 Payment Terms

• Progress Payments: Monthly based on percentage of work completed and stored materials (maximum 80% of stored material value paid in advance). Application for payment due by 25th of month for work completed through month-end. Payment within 30 days of approved application.
• Retainage: 10% holdback on all progress payments until substantial completion per Quebec construction law (Loi sur le bâtiment). Reduced to 5% upon substantial completion, final 5% released upon: final completion of all punch list items, submission of all closeout documents (warranties, manuals, as-builts), release of all liens, final inspection and occupancy permit.
• Stored Materials: Payment for stored materials off-site allowed with: proof of purchase and payment to supplier, proper storage in bonded warehouse, insurance coverage, assignment of materials to PACT de rue, inspection and approval of materials.
• Change Orders: Negotiated pricing for approved changes, executed change order required before proceeding with changed work, payment for change order work included in subsequent progress payment.

7.4 Bonding Requirements

• Bid Bond: 10% of proposal value required at submission (certified check, letter of credit, or surety bond acceptable). Returned to unsuccessful proponents after contract award. Forfeited if selected proponent fails to execute contract.
• Performance Bond: 50% of contract value from surety with minimum A.M. Best rating of A- (VII). Bond must be delivered before contract execution.
• Labour and Material Payment Bond: 50% of contract value from same surety as performance bond. Protects subcontractors and suppliers. Must be delivered before contract execution.
• Maintenance/Warranty Bond: May be required for specialized systems (geothermal, elevators) with extended warranty periods - details to be negotiated.

7.5 Insurance Requirements (Minimum Coverage - Selected Contractor)

• Commercial General Liability: $5,000,000 per occurrence, $10,000,000 aggregate. PACT de rue and Ville de Montréal named as additional insureds. Products and completed operations coverage included for minimum 2 years after substantial completion.
• Professional Liability (Errors & Omissions): $2,000,000 per claim if providing design services (design-build). Minimum 5-year extended reporting period (tail coverage).
• Workers' Compensation: CNESST/WSIB coverage at statutory limits for all employees and subcontractors. Certificate of Good Standing required annually.
• Automobile Liability: $2,000,000 combined single limit for all owned, hired, and non-owned vehicles used on project.
• Builder's Risk (Course of Construction): Full replacement value coverage on all-risk basis including: fire, theft, vandalism, weather damage, earthquake if required by lender. PACT de rue named as loss payee. Deductible maximum $25,000.
• Umbrella/Excess Liability: $5,000,000 over primary policies to provide total coverage of $10M for major claims.

All insurance policies must be placed with insurers licensed to operate in Quebec with minimum A.M. Best rating of A-. Certificates of insurance required before contract execution, annually, and within 10 days of any policy changes. Cost of all required insurance included in contract price.

7.6 Contract Structure & Key Terms

Contract will be based on CCDC 2 - Stipulated Price Contract (Canadian Construction Documents Committee standard form) modified for project-specific requirements. Alternative contract forms (design-build, GMP) will be considered from qualified respondents with clear justification.

Key Contract Terms (Subject to Negotiation):

• Contract Type: Lump Sum (Stipulated Price) preferred, Guaranteed Maximum Price (GMP) considered if well-justified
• Contract Duration: From execution (December 20, 2025) through substantial completion (October 31, 2027) plus warranty period (minimum 12 months)
• Substantial Completion: October 31, 2027 (firm date tied to funding and seasonal requirements)
• Liquidated Damages: $2,500 per day for delays beyond substantial completion date. Damages calculated to compensate PACT de rue for: temporary shelter costs for residents awaiting move-in, extended staff costs, lost program revenue, additional soft costs. Excludes delays due to force majeure, owner-caused delays, or approved time extensions.
• Early Completion Incentive: $1,500 per day for substantial completion prior to October 31, 2027, maximum 15 days ($22,500 maximum bonus). Encourages early delivery to benefit residents and reduce carrying costs.
• Change Orders: Formal change order process for scope changes, unforeseen conditions, or owner-requested modifications. Pricing: materials at cost + 15% markup, labor at agreed rates + 15% markup, subcontractor work at cost + 10% markup, overhead and profit included in markups. Changes exceeding $25,000 require approval by PACT de rue Board of Directors. No work proceeds without executed change order.
• Warranty: Minimum 1-year comprehensive warranty on all work from substantial completion date. Extended warranties on major systems: roofing (20 years), waterproofing (10 years), HVAC equipment (manufacturer's warranty minimum 5 years), elevators (manufacturer's warranty minimum 5 years). Contractor coordinates all warranty claims during first year, provides emergency warranty response within 24 hours.
• Quality Standards: All work must: conform to approved drawings and specifications, be free from defects in materials and workmanship, meet or exceed all applicable building codes and industry standards (NBC, Quebec Building Code, ASHRAE, ASME, CSA), be performed in professional, workmanlike manner using qualified tradespeople, pass all required inspections and testing.

7.7 Prevailing Wage & Labour Requirements

• This project is subject to Quebec prevailing wage requirements due to public funding (CMHC, SHQ, Ville de Montréal). Contractors must comply with Commission de la construction du Québec (CCQ) regulations.
• All construction workers must hold valid Certificat de compétence - compagnon (journeyman certificate) or Certificat de compétence - apprenti (apprentice certificate) as required by Quebec construction trades law.
• Payroll records must be maintained and available for audit to verify compliance with prevailing wage rates.
• Contractors must register project with CCQ and submit monthly reports on worker hours and wages.
• Apprenticeship ratios per CCQ regulations must be maintained - typically 1 apprentice per 1-3 journeymen depending on trade.

7.8 Quality Warranties & Guarantees

Selected contractor warrants that all work will: (1) conform to approved plans and specifications, (2) be free from defects in materials and workmanship, (3) meet all applicable building codes and standards, (4) be performed in professional workmanlike manner, (5) be suitable for intended purpose (supportive housing for vulnerable populations with specific needs). Minimum 1-year comprehensive warranty from substantial completion. Manufacturer warranties on all products and equipment (roofing, HVAC, elevators, appliances, etc.) assigned to owner with contractor responsible for coordinating warranty claims during first year. Selected contractor shall maintain completed operations liability insurance for minimum 2 years after substantial completion.

7.9 Compliance & Ethics Requirements

Respondents and selected contractor must comply with all applicable laws and regulations including: Quebec Building Code (Code de construction du Québec), National Building Code of Canada, Quebec labour laws (Code du travail, Loi sur les relations du travail), CNESST health and safety regulations (Loi sur la santé et la sécurité du travail), environmental regulations (Loi sur la qualité de l'environnement), accessibility requirements (Code de construction Chapter 1 Section 3.8), Montreal zoning bylaws, CCQ prevailing wage and construction certification requirements. Zero tolerance for: bid collusion, bribery, kickbacks, conflicts of interest, discrimination in hiring or subcontracting, safety violations, environmental violations, unethical conduct. Any evidence of such behavior results in immediate disqualification and potential legal action. PACT de rue is committed to ethical procurement and expects highest standards of integrity from all partners.

7.10 Dispute Resolution

Parties commit to resolving disputes through collaborative problem-solving and good-faith negotiation first (30-day period with project team and executive involvement). Unresolved disputes escalated to mediation with mutually agreed neutral mediator (60-day mediation period). If mediation unsuccessful, disputes resolved through binding arbitration under Canadian Construction Documents Committee (CCDC) Arbitration Rules, conducted in Montreal. Governing law: Quebec civil law (Civil Code of Quebec) and applicable federal laws. Each party bears own legal costs unless arbitrator determines one party acted in bad faith or frivolously. Disputes over $100,000 require arbitration; smaller disputes may be handled through Quebec small claims court (maximum $15,000).

7.11 Force Majeure

Neither party liable for delays or failures due to events beyond reasonable control including: natural disasters (earthquakes, floods, extreme weather beyond normal Montreal climate), pandemics and public health emergencies, wars or civil unrest, government actions preventing performance (strike, lockout beyond party's control), fire or explosion, material supply chain disruptions beyond contractor's control despite reasonable procurement efforts. Party claiming force majeure must: provide written notice within 5 days of event, demonstrate good-faith mitigation efforts, provide regular updates on status and expected resolution. Obligations suspended during force majeure but contract remains in effect. Time extensions granted for force majeure delays without liquidated damages. If force majeure exceeds 120 days, either party may terminate contract without penalty, with contractor compensated for work completed and demobilization costs.

7.12 Termination Rights

• Termination for Convenience: PACT de rue may terminate contract for convenience with 60 days written notice. Contractor compensated for: work completed to date, materials procured or on order, reasonable demobilization costs, reasonable markup on work completed (no lost profit on remaining work).
• Termination for Cause: PACT de rue may terminate immediately for cause including: persistent failure to meet quality standards despite notice and opportunity to cure, substantial schedule delays (30+ days behind without acceptable recovery plan), repeated safety violations or serious safety incident, failure to pay subcontractors or suppliers resulting in liens, breach of material contract terms, insolvency or bankruptcy threatening project completion, abandonment of work (more than 5 days without authorized leave). Upon termination for cause: PACT de rue may complete work with another contractor, backcharge original contractor for excess costs and damages, pursue all legal remedies for breach of contract.
• Termination by Contractor: Contractor may terminate if: PACT de rue fails to make payments for 60+ days without dispute, PACT de rue materially breaches contract and fails to cure after notice, work suspended for 120+ consecutive days through no fault of contractor (excluding force majeure). Contractor must provide 30 days written notice and opportunity to cure before terminating.

7.13 Proposal Validity Period

Proposals shall remain valid and binding for 180 days from submission deadline (through May 6, 2026) to allow adequate time for evaluation, reference checks, interviews, negotiations, and contract execution. Pricing, terms, commitments, and key personnel identified in proposal may not be withdrawn or modified during validity period without PACT de rue's written consent. If contract execution delayed beyond validity period due to PACT de rue, price adjustments may be negotiated to account for material cost escalation (with supporting documentation).

7.14 Confidentiality & Publicity

All information contained in this RFP is confidential and proprietary to PACT de rue. Respondents must maintain confidentiality of: architectural drawings and specifications (when provided to shortlisted firms), funding information and financial details, client information and resident demographics, proprietary design approaches and trauma-informed methodologies. Publicity & Marketing: Selected contractor may not issue press releases, social media posts, or marketing materials regarding this project without prior written approval from PACT de rue. Project photography requires coordination and approval - must respect resident privacy. Contractor may list project in portfolio and use approved photos after occupancy, but must obtain PACT de rue approval for any marketing use. PACT de rue reserves right to use project photos and construction progress updates in fundraising and communications materials with contractor credit where appropriate.

7.15 Assignment & Subcontracting

Contractor may not assign contract without PACT de rue's written consent (not unreasonably withheld). Subcontracting encouraged for specialized trades - subcontractor list provided in proposal becomes part of contract. Substitution of major subcontractors (electrical, mechanical, structural) requires PACT de rue approval with demonstration that replacement has equal or greater qualifications. Contractor remains fully responsible for all subcontractor work, performance, and quality. Contractor shall: verify subcontractor qualifications and licensing, ensure subcontractor insurance compliance, incorporate contract requirements into all subcontracts, monitor subcontractor performance and quality, ensure subcontractor payment to prevent liens.

8. Social Value, Community Benefit & Inclusive Procurement

PACT de rue is committed to maximizing social value and community benefit through this construction project. We view construction procurement as an opportunity to create employment, build local economic capacity, support social enterprises, and advance reconciliation with Indigenous peoples. Social value commitments are a significant component of proposal evaluation (12% weighting) and will be incorporated into contract requirements.

8.1 Local Hiring & Employment Opportunities

• Minimum Local Hiring Target: 30% of total project labor hours from Montreal-area residents (defined as individuals living in Montreal metropolitan region)
• Preference for hiring from neighborhoods with barriers to employment: Hochelaga-Maisonneuve, Mercier-Hochelaga-Maisonneuve borough, Centre-Sud, other economically disadvantaged areas
• Partnerships with community employment programs: PROMIS, Atelier-Chantier, Carrefour Jeunesse-Emploi, other workforce development organizations serving individuals facing employment barriers
• Inclusive hiring practices: openness to candidates with non-traditional backgrounds, criminal records, recovery from addiction, gaps in employment history - populations we serve often face these barriers
• Living wage commitment: all workers paid minimum Montreal living wage ($20.00/hour in 2025) even if above prevailing wage for apprentices
• Reporting requirements: monthly reports on workforce demographics (local vs. non-local, demographics if available), recruitment sources, hiring outcomes

8.2 Apprenticeship & Skills Development

• Commitment to employing apprentices at or above CCQ-mandated ratios (target: 1 apprentice per 2 journeymen across all trades)
• Partnerships with trade training programs: Montreal trade schools, CÉGEP construction programs, union apprenticeship programs
• On-site skills development: toolbox talks, mentorship by experienced tradespeople, exposure to diverse trades
• Priority for hiring graduates from local training programs serving underrepresented groups: women in trades, Indigenous youth, newcomers, youth from disadvantaged backgrounds
• Legacy outcomes: documentation of skills developed and career advancement for project participants

8.3 Social Procurement & Inclusive Supply Chain

• Social Enterprise Procurement Target: 5% of contract value ($1.3M+ if contract is $26M) from social enterprises, worker cooperatives, non-profit suppliers, or businesses with social mission
• Diverse Supplier Procurement Target: 10% of contract value from diverse suppliers including: Indigenous-owned businesses, women-owned businesses, newcomer-owned businesses, businesses owned by racialized individuals, LGBTQ2S+-owned businesses, disability-owned businesses
• Examples of social procurement opportunities on this project: landscaping and site maintenance (Sentier Urbain, Alternatives), moving and furniture installation (Renaissance Montreal, Bonne Boîte à Bonne Bouffe), cleaning and waste management (Enviro Services or social enterprise cleaning companies), catering for project events (La Tablée des Chefs, Santropol Roulant), signage and graphics (Action SÉRO, CAP St-Barnabé)
• Subcontractor diversity: actively seek diverse subcontractors for specialized trades, support diverse-owned firms in securing bonding and insurance if needed
• Reporting requirements: quarterly reports on social procurement and diverse supplier spending, documentation of social enterprises and diverse suppliers engaged

8.4 Indigenous Inclusion & Reconciliation

• Montreal is located on traditional Kanien'kehá:ka (Mohawk) territory. PACT de rue is committed to advancing reconciliation through employment and procurement opportunities.
• Indigenous Employment: Recruitment efforts targeting Indigenous workers through partnerships with: Indigenous employment centers (Centre d'amitié autochtone de Montréal, Native Montreal), Indigenous construction training programs, urban Indigenous organizations
• Indigenous Procurement: Targeted outreach to Indigenous-owned businesses for subcontracting and supply opportunities, support for Indigenous businesses in meeting bonding/insurance requirements if needed
• Cultural Competency: Cultural awareness training for site supervisory staff on Indigenous history, reconciliation, and respectful workplace practices
• Indigenous Content: Consideration of incorporating Indigenous art, design elements, or ceremony into project (to be determined in collaboration with Indigenous advisors) - not part of this RFP scope but may create opportunities

8.5 Community Engagement During Construction

• Neighbor Communication Plan: Proactive communication with adjacent residents and businesses about construction schedule, potential impacts (noise, traffic, dust), mitigation measures, contact for concerns
• Regular community updates through: posted notices on site, project website updates, neighborhood association meetings (if requested), open house events at key milestones
• Community Benefit Opportunities: Public tours of construction site for students, community groups (with appropriate safety measures), educational signage about housing-first approach and ending homelessness, "good neighbor" practices: clean site, respectful workers, community event participation if appropriate
• Local Business Support: Encourage workers to patronize local businesses during lunch breaks and after work, coordinate with local BIA (Business Improvement Area) on any street closure impacts

8.6 Inclusive Workplace Culture

• Commitment to respectful, inclusive, discrimination-free workplace for all workers regardless of: race, color, national origin, religion, gender identity, sexual orientation, age, disability, recovery/addiction status, housing status, criminal record (where legally permissible)
• Zero tolerance for harassment, bullying, discrimination, or hateful conduct on project site
• Cultural competency regarding homelessness: understanding that individuals experiencing homelessness may be present near site (high-need neighborhood), respectful interactions, coordination with PACT de rue outreach staff if concerns arise
• Site culture aligned with PACT de rue values: dignity, respect, harm reduction, trauma-informed approach

8.7 Alignment with PACT de rue Mission

Proposals must demonstrate understanding of PACT de rue's mission to end homelessness through housing-first principles. We seek contractors who view this as more than a construction project - it is a community transformation initiative creating permanent homes for Montreal's most vulnerable residents. Successful contractors will demonstrate:

• Understanding of housing-first principles and trauma-informed care approach
• Commitment to quality construction that will serve residents with dignity for decades
• Respectful approach to working in neighborhood with individuals experiencing homelessness
• Willingness to collaborate with PACT de rue staff and residents in Phase I facility (site proximity)
• Pride in contributing to social mission beyond profit - legacy of helping end homelessness in Montreal

9. Key Contacts & Project Team

PACT de rue HEADQUARTERS:
1875 Rue Ontario Est
Montréal, QC H2K 1S1
Main Office: +1 (514) 555-0100
Fax: +1 (514) 555-0199
Website: www.pactderue.org
RFP Submission Email: rfp@pactderue.org

PROJECT SITE (For Pre-Bid Meeting & Site Visit):
3230 Rue Saint-Michael
Montréal, QC H2J 2S2
Note: Site currently vacant, fenced. Do not enter site outside of official pre-bid meeting.

Complex 3230 Saint-Michaels Phase I (Reference Facility):
3210 Rue Saint-Michael
Montréal, QC H2J 2S2
Tours available for finalists by appointment only to understand PACT de rue operations and design philosophy