Project Information

Bid Title

Capital Needs Assessment - 2026

Issuing Agency

Lincoln Housing Authority

Location

Nebraska

Published Date

Dec 19, 2025

Closing Date

Jan 30, 2026

Government Level

State & Local

Status

Closed

Original Source

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Bid Documents

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Project Description

Capital Needs Assessment - 2026

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INVITATION TO SUBMIT PROPOSALS

Notice is hereby given that the Lincoln Housing Authority is accepting proposals for Capital Needs

Assessment and Planning Services for 1,539 housing units.

The Lincoln Housing Authority will receive proposals until:

10:30 a.m. January 30, 2026

at the offices of Lincoln Housing Authority

5700 R Street, Lincoln, Nebraska, 68505

Proposals received after that time will not be accepted.

Specifications may be examined and/or obtained by contacting Ethan Platt at the Lincoln Housing

Authority, 5700 R Street, Lincoln, NE 68505, phone (402) 434-5557 or email: ethan@l-

housing.com. TDD 1-800-545-1833 ext.875.

Scope of Work

The Lincoln Housing Authority (LHA) is seeking proposals for Capital Needs Assessments for 1,539

units of rental housing. LHA is seeking to improve its ability to plan and budget for long term capital

improvements, replacements, repairs, and other non-routine expenditures. LHA is requesting a 20-

year plan to address the current, on-going, and future physical needs of LHA units. LHA is

requesting separate plans for 20 different developments, and 3 administrative buildings.

A. Development Categories: LHA has divided the 1,539 rental units into 20 development

categories/projects, and 3 administrative buildings. Each development will require a separate plan.

More detailed descriptions and addresses are available upon request.

1. Arnold Heights. 463 units of affordable rental housing in the Arnold Heights neighborhood.

Former housing for the Lincoln Air Force Base built in the 1950's and 1960's and acquired

by LHA in 1970.

2. Burke Plaza. Section 8 New Construction elderly high-rise. Seven stories with 91 units.

Built in 1978. Receives ongoing rental assistance from HUD.

3. New 32. Section 8 New Construction. 28 duplex units and 4 single family units, scattered

site. 32 total units built in 1980. Receives ongoing rental assistance from HUD.

4. Northwood Terrace. 78 unit apartment complex. 2 three-story and 1 two-story buildings.

Built 1969-70 and acquired by LHA in 1973.

5. Heritage Square. 47 unit apartment complex. 2 three-story buildings. Built in 1972 and

acquired by LHA in 1975.

6. Mahoney Manor. 120 unit, eight story elderly high-rise. Built in 1973. Receives ongoing

rental assistance from HUD.

7. Hall Turnkeys. 23 single family, scattered site units of Turnkey Public Housing. CFP

funded. Built in 1973.

8. Hansen Turnkeys. 48 single family, scattered site units of Turnkey Public Housing. CFP

funded. Built in 1973.

9. Larson Turnkeys. 24 single family, scattered site units of Turnkey Public Housing. CFP

funded. Built in 1973.

10. Pederson Turnkeys. 24 single family, scattered site units of Turnkey Public Housing. CFP

funded. Built in 1973.

11. P30. 30 duplex units in 15 buildings of scattered site Public Housing new construction. CFP

funded. Built in 1981.

12. A12. 12 single family, scattered site units of acquisition Public Housing. CFP funded.

Acquired by LHA in 1988. Various dates of construction.

13. F39. 39 scattered site units of acquisition Public Housing. 4 single family and 35 duplex

units. All located in the Arnold Heights neighborhood. Former Air Base housing built in

1950's. CFP funded. Acquired in 1994.

14. Wood Bridge Apartments and Townhomes. 130 unit apartment complex built in 1997-98

using Low Income Housing Tax Credits. Ninety-six apartments, thirty-four townhomes,

clubhouse and maintenance/laundry facility located in 20 buildings plus 7 multi-garage

structures with a total of 48 single car garages.

15. Crossroads House. 58 unit elderly high-rise, seven stories. First floor is commercial office

space, Floors 2-7 are apartments. Tax Credit Program. Rehabilitated in 1994. Acquired by

LHA in 1998.

16. Lynn Creek. 16 unit apartment complex in two eight-plex buildings. Built in 1996 and

1997. Acquired by LHA in 2000.

17. Summer Hill Apartments & Townhomes. 136 Total units. 40 townhome units in 10

buildings built in 2001 with Low Income Housing Tax Credits. 96 apartments in 12

buildings, plus a clubhouse and 5 garage structures with a total of 28 single car garages that

were built in 2003.

18. Prairie Crossing Apartments & Townhomes. 76 total units built in 2007-08 with Low

Income Housing Tax Credits. The development consists of 20 townhomes in 5 buildings, 56

apartments in 7 buildings, 18 garages in 3 buildings, a clubhouse and a maintenance building.

19. Sunny Ridge Townhomes. 28 total townhome units built in 1997 with Low Income

Housing Tax Credits. Acquired by LHA in 2016. The development consists of 28 town

homes in 7 buildings, and a leasing office/clubhouse building.

20. Emerald View Apartments & Townhomes. 64 total units built in 2023-2024 with Low

Income Housing Tax Credits. The development consists of 8 townhomes in 2 buildings, 56

apartments in 7 buildings, a leasing office/clubhouse building, a maintenance building, and

4 multi-garage structures with a total of 15 single car garages.

Administrative Buildings.

21. Family Resource Center. A one-story building with 6,144 square feet built by LHA in 1995.

Located in the Arnold Heights neighborhood, the FRC contains a daycare, office space and

meeting space.

22. Main Administrative Building. A two-story building built in 1976 with an addition added

in 2001. It has 19,454 square feet. It serves as the main office building for LHA.

23. Maintenance Shop. A 12,960 square foot maintenance shop and office building; a 8,448

square foot vehicle storage building; and a 2,400 square foot 3-bay storage garage.

B. Services Required:

1. Inspect and evaluate the properties and identify the immediate, critical physical needs -

repairs, replacements and significant maintenance items which should be done immediately.

The contractor may conduct inspections of a sampling of units. LHA expects any sampling

to be structured and proportionate to different site conditions and unit types. LHA expects

that nearly all needed repairs will be observed and identified.

2. Inspect and evaluate the properties and identify the physical needs over the next 20 years.

Determine what needs to be done to ensure the long-term viability of each project and

preserve the properties in good repair. This will include analyzing the remaining useful life

of all major components based on industry standards and property specific conditions.

3. Evaluate and recommend improvements that would add value to the property through

improved curb appeal, more marketable amenities, operating efficiency, reduced operating

costs, energy efficiency, or other improvements.

4. Determine cost of all proposed work items in present dollar values. LHA expects the final

cost estimates of repairs to be as accurate as practical in present dollar values. Present value

costs should then be adjusted by an inflation factor for work to be performed in later years.

5. Compare projected expenditures to available resources within each development, including

cash flow and reserves as provided by LHA. Prepare a replacement reserve schedule,

including an estimate of the initial and annual deposits, accounting for inflation and based

on a 20-year term.

6. Based on the information gathered for items 1 through 5, prioritize work items and develop

a 20-year strategic plan for addressing the needs of each development within the financial

constraints of each development. The plan must include spreadsheets and narratives

describing the work to be done, presenting estimated costs, and describing the rationale for

the priorities and recommendations given. The plan must include an annual capital

expenditure budget and the annual level of reserve deposit necessary to meet the long-term

capital needs of each development. LHA has existing 20-year plans which were prepared in

2017 for developments 1-18, and 21-23 listed above. These plans may be used for reference

by the contractor.

7. For the HUD Public Housing Developments (#7-13 in Part A above), the contractor must

conduct the assessment in accordance with HUD guidance for the Green Physical Needs

Assessment (GPNA) Tool and the Physical Needs Assessment and Energy Audit

Requirements as published in 24 CFR Part 905. In addition to the development level reports

the final GPNA level reports must be rolled into two AMP level reports that can used for

completing the GPNA Tool and CFP planning.

Amp 2 - Hall, Hansen, Larson, Pederson, P30 (#7-11 in Part A above);

Amp 3 - A12 & F39 (#12-13 in Part A above).

C. Target Work Deadlines:

1. A preliminary report for all developments to be completed by June 1, 2026 for LHA review

and comment.

2. A final report for all developments must be completed by September 1, 2026.

D. Proposal Requirements:

1. Describe experience of the firm in conducting on-site physical needs assessments and long-

term capital needs assessments of rental property.

a. Describe experience and specify years of experience of firm conducting on-site

physical needs assessments of rental property.

b. Describe experience and specify years of experience of the firm conducting long term

capital needs assessments and producing 20 year plans.

c. Provide project list for assessments completed. Specify number and types of

properties assessed by company.

d. Provide at least three references from list of projects above.

2. Describe experience with affordable/low-income housing projects. Describe specific

experience with Public Housing and other HUD programs. Specify experience in preparing

Comprehensive Needs Assessments/Physical Needs Assessments for HUD insured or public

housing properties, experience and knowledge conducting HUD’s Uniform Physical

Condition Standards (UPCS) or National Standards for the Physical Inspection of Real Estate

(NSPIRE) inspections, and experience and knowledge completing HUD’s Green Physical

Needs Assessment and Energy Audit.

3. Describe experience and background of principal staff members of the company. Identify all

personnel, as well as any sub-contractors, to be assigned to this project. Describe experience

of the key personnel in conducting on-site physical needs assessments and long-term capital

needs assessments of rental property. Demonstrate how the skills, knowledge and experience

of those persons relate to the work to be undertaken. Provide resumes for all personnel

identified to work on this project.

4. Provide a plan describing your overall approach and methodology to completing this project.

At a minimum include the following:

a. Describe your system/protocol for conducting needs assessments. Provide the

proposed inspection forms and formats to be used.

b. Specify any proposed sampling method for inspecting dwelling units at each of the

properties.

c. Describe your methodology for determining the long-term needs, including the

standards you use to determine the remaining useful life of major systems and

components.

d. Describe your methodology for estimating the costs of work to be done. Include your

methodology for determining inflation factors. Provide evidence of accuracy of cost

estimates from previous projects of similar scope.

e. Provide a proposed timetable for completing major tasks. Specify dates. Specify

amount of time to be spent on-site for each development.

f. Specify the format and information to be provided in LHA's plans. Provide a sample

of a completed capital needs assessment and plan prepared by your company.

Describe the differences and similarities between the sample plan and your proposal

for LHA's plans. In addition to paper versions, LHA would like the plans in an

electronic version for future updating. Describe computer format/program in which

plan would be generated.

5. Price. Provide proposed fees to complete the project. Provide breakdown of fees for each of

the developments along with a total fee cost. Explain the basis for establishing the fees. Fees

Commodity Codes

• NAICS 541611Administrative Management and General Management Consulting Services

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