Project Information

Bid Title

Construction Manager at Risk for Sheriff's Office, Women's Jail Replacement w Mental Health Addit

Issuing Agency

Carrollton County

Location

Georgia

Published Date

Mar 2, 2026

Closing Date

Apr 3, 2026

Government Level

State & Local

Status

Closed

Ref. #

SO26-A003

Original Source

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Bid Documents

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Project Description

Bid Number:	SO26-A003
Bid Title:	Construction Manager at Risk for Sheriff's Office, Women's Jail Replacement w Mental Health Addit
Category:	Carroll County Bids
Status:	Open
Bid Recipient:	Sunday Cook, Purchasing Agent

Description: The Carroll County Board of Commissioners is requesting proposals for a qualified Construction Manager at Risk for construction of a new County Sheriff's Office Replacement and Jail Modernization Project including a Women's jail replacement, and a Mental Health Addition located at 1000 Newnan Road, Carrollton, Georgia. A mandatory Prebid Meeting will take place on-site at the Carroll County Jail, located at 10o0 Newnan Rd., Carrollton, GA 30116, on March 10, 2026 at 10 am.  Please see bid document for additional details. Publication Date/Time: 3/2/2026 5:00 PM Publication Information: See attached solicitation for additional details. Closing Date/Time: 4/3/2026 2:00 PM Submittal Information: See bid document for details Pre-bid Meeting: 03/10/2026 Contact Person: Sunday Cook scook@carrollcountyga.gov 770-830-5909 Download Available: Yes Business Hours: 8-5 pm Qualifications: See bid document. Miscellaneous: A mandatory Prebid Meeting will take place on-site at the Carroll County Jail, located at 10o0 Newnan Rd., Carrollton, GA 30116, on March 10, 2026 at 10 am. Please see bid document for additional details. Related Documents: SO26 A003

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CARROLL COUNTY, GEORGIA

Request for Sealed Competitive Proposals

Construction Manager at Risk

Carroll County Sheriff’s Office Replacement and Jail Modernization Project

including a Mental Health Addition

(RFP No. SO26-A003)

The Carroll County Board of Commissioners (the “County” or the “Owner”) is requesting

proposals for a qualified Construction M anager at Risk (“Construction Manager” or “CM” or “CM at

Risk”) for construction of a new County Sheriff’s Office Replacement and Jail Modernization Project

including a Mental Health Addition (RFP NO. SO26-A003) located at 1000 Newnan Road,

Carrollton, Georgia.

GENERAL PROJECT INFORMATION

Project Background:

The County desires to design and construct a Sheriff’s Office Replacement Facility up to 71,750 +/-

square feet and Women’s Jail Replacement and Mental Health Addition up to 32,288 +/- square

feet, for a total of 105,000 +/- square feet. The Project shall also include upgrades and renovations

to the existing men’s Jail. The Architect for the Project is TBD.

Project Budget

The preliminary stated (construction) cost limitation (SCL) for the Project is estimated to be $60

million. The final SCL may differ due to actual program requirements, funding, and other

circumstances.

Project Schedule:

Design is anticipated to start in the beginning of the second quarter of 2026 with the completion of

construction documents by the fourth quarter of 2026. Construction will start sometime thereafter.

The start of construction is contingent on the availability of funding. Construction duration to reach

substantial completion is estimated at approximately 20 months. (All of the dates above are

estimates which are subject to change.)

Requirements:

An award will be made to the responsible and responsive Proposer whose Proposal is determined

to be the most advantageous to Carroll County, taking into consideration the evaluation factors set

forth in this Request for Proposal (RFP). The Owner reserves the right to reject any and all

Proposals, to waive any informality, to reject portions of the Proposals, to waive technicalities and

to award Contracts in a manner consistent with the interest of the Owner and the laws of the State

of Georgia. The Owner reserves the right to scale down the Project to meet budgetary requirements

as determined solely in the discretion of the Owner.

The Owner has hired a Program Manager, Comprehensive Program Services, to facilitate the

design and construction of the Project. The Owner has also hired an Architect, TBD, to provide

design and construction administration services for the Project. The Program Manager, Architect

and Construction Manager will each contract separately with the Owner, and these parties will be

the nucleus of the Project Team. Design and construction will be happening simultaneously,

so teamwork will be the fundamental ingredient in the relationships between the parties.

During pre-construction, the CM at Risk will be responsible for pricing and value management,

logistics planning, as well as maintainability and constructability issues. The Project Team will

develop a planning schedule that identifies early release construction packages to allow the site

development and other elements of construction to take place as early as possible. This will also

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allow early procurement of long-lead materials and systems, such as steel, metal building(s),

prefabricated modular cells, etc. Upon 70% completion of the Construction Documents, the CM at

Risk, with the support and assistance of the Owner’s Representative and the Architect, will present

a Guaranteed Maximum Price (GMP) for all construction and site development. Construction will

commence with the release of distinct work packages while the total design documents are being

finalized. No work will commence until a GMP has been submitted by the CM at Risk and approved

by the Carroll County Board of Commissioners. The Master Schedule provides for Certificate of

Occupancy be obtained by July 2028 for the Project. The Proposer should demonstrate within their

Proposal their experience in dealing with this type of Project under this schedule requirement

including the specific tasks with dates as requested within this RFP. This also should take into

account the role of the Owner, Program Manager, and Architect.

The CM at Risk will competitively bid all Trade Contracts and other work appropriate for competitive

bidding through the Owner with assistance from the Program Manager and Architect. All Bid

Package results will be reviewed by the entire team with a recommendation for award to be

presented to the Owner by the Program Manager for approval. Upon approval, a Contract or

Purchase Order will be issued between the CM at Risk and each Trade Contractor.

The Construction Manager will be expected to attend design review meetings every two weeks

throughout design. In addition, the Construction Manager will attend OAC meetings every two (2)

weeks during construction. The successful Construction Manager will be expected to contract with

the Owner in a timely manner. The offering firm shall be the primary contracting firm as the individual

firm held responsible for fulfilling all contractual obligations. Certain activities will be conducted by

the County’s Public Works Department, and Construction Manager will coordinate all efforts with

the County’s personnel.

The procedures for public works construction contracts as established by the Georgia Local

Government Public Works Construction Law, O.C.G.A. § 36-91-1 et seq. shall be followed. Final

selection will be made in accordance with the policies and administrative directives of the County

and any other statutory provisions.

Responses must be received by Carroll County Public Works Office at 34 Horsley Mill Road,

Carrollton, Georgia 30117 on or before 2:00 p.m. on April 3, 2026, after which time and date they

will no longer be accepted. Late responses will be returned unopened and will not be considered.

To be accepted, all responses must be and marked "Sealed Competitive Proposals for

Construction Manager at Risk for Sheriff’s Office and Jail Modernization Project (RFP No.

SO26-A003),” and submitted by delivery of thirteen (13) copies and one (1) digital copy on a

thumb drive to the following address:

Sunday Cook

Public Works Purchasing Analyst

Carroll County, Georgia

34 Horsley Mill Road

Carrollton, Georgia 30117

Oral, email and facsimile responses are NOT acceptable.

Fee proposals must be submitted by top finalists after interviews in a separate sealed

envelope clearly marked: “Fee Proposal for Construction Manager at Risk for the Sheriff’s

Office and Jail Modernization Project (RFP NO. SO26-A003)” as set forth below.

Project Selection Timeline: The following schedule represents the Owner’s best estimate of the

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schedule that will be followed. All times indicated are prevailing times in Carroll County, Georgia.

The Owner reserves the right to adjust the schedule as needed.

Issuance of RFP:

Mandatory Pre-Proposal Site Meeting:

Deadline for written questions and requests for clarifications:

County responds to written questions:

Proposals Due:

Interviews of Finalists by Evaluation Committee:

Interviews with Finalists by Board of Commissioners:

Board of Commissioners Selection

March 2, 2026

March 10, 2026 at 10:00 am

March 13, 2026

March 20, 2026

April 3, 2026 at 2:00 pm

April 14, 2026 at 10:00 am

April 30, 2026 at 2:00pm

May 5, 2026 at 6:00pm

Renderings will be distributed at the Mandatory Pre-Proposal Meeting from the contact listed

below. Please direct all questions regarding this RFP and the project to the contacts listed below:

Sunday Cook

Public Works Purchasing Analyst

Carroll County Public Works

34 Horsley Mill Road

Carrollton, GA 30117

Phone: 770-830-5909

Email: scook@carrollcountyga.gov

WITH COPY TO:

Jalen Johnson

Comprehensive Program Services

Program Manager

Email: jjohnson@cps-atlanta.com

RESTRICTION OF COMMUNICATION: Other than responses to the Owner's Purchasing Analyst

or Program Manager designated herein, from the issue date of this RFP until a successful proposer

is selected and the selection is announced, proposers are not allowed to communicate for any

reason with any members of the Evaluation Committee or County elected officials, employees or

agents, except for submission of questions and proposals as instructed in these Instructions, or

during the proposer's conference (if applicable), or as provided by any existing work agreement(s).

For violation of this provision, the Owner reserves the right to reject the Proposal of the offending

proposer.

A mandatory pre-proposal meeting will be held on March 10, 2026 10:00 am at 1000 Newnan

Road, Carrollton, Georgia. Any person or entity that fails to attend the mandatory pre-proposal

meeting will not be permitted to submit a Proposal for the Project and any Proposal submitted by

a person or entity that did not attend the mandatory pre-proposal meeting will be returned

unopened.

The County reserves the right to select or reject any and all responses as a result of this Request

for Proposal. The County is not liable for any costs incurred by any person or firm responding to

this Request for Proposal. The County reserves the right, in its sole discretion, to waive irregularities

in any response, to reject any and all, or parts of any and all, responses with or without cause,

and/or to re-advertise this RFP or postpone or cancel this RFP. The County also reserves the right

to request additional information or clarification from the proposers.

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All responses submitted become the property of the County and will not be returned. The County

is not responsible for any costs incurred by the proposer in the preparation of responses or

presentations given. All expenses incurred by the proposer’s pursuit of this award shall be borne

by the proposer. Submission of a proposal indicates acceptance by the proposer of the terms,

conditions and requirements described in this Request for Proposal unless clearly and specifically

noted in the submittal.

The County shall have the right to terminate the relationship with the Construction Manager

at any time without cause.

GENERAL INFORMATION

1. Proposal Format

Proposals must be submitted in the format outlined in this document. Prior to actual

evaluation, each Proposal will be reviewed to determine whether or not it is complete.

Proposals that do not contain the information requested will not be considered. Proposers

shall use the prescribed format to clearly indicate their experience and qualifications.

2. Responsibility;

The selected firm will be required to assume total responsibility for all services offered in its

proposal. The selected firm will be considered the prime contractor and the sole point of

contact with regard to all contractual matters.

3. Required Bonds and Insurance

The firm shall provide the County with the required bonds listed in the Proposal Documents.

Performance and Labor a n d Material Payment Bonds: The accepted Construction Manager

shall furnish a proper Performance Bond and Labor and Material Payment Bond in the form

attached hereto as Exhibit “A” covering the full amount of the Contract Price upon

determination of the GMP as security for the faithful performance of all work under the

Contract and payment of all charges in connection therewith. The cost of these bonds shall

be included in the Construction Manager's bid.

To adequately protect the interests of the County, the successful proposer shall procure, and

maintain in effect during the life of the agreement and at least twelve months thereafter, the

insurance coverages set forth Schedule “1” in the Contract Addendum attached hereto as

Exhibit “B”.

4. Taxes, Fees, Code Compliance and Licensing

The firm shall be responsible for the payment of any required taxes or fees associated with the

contract. The firm shall also be responsible for compliance with all applicable codes and statutes.

All installation and construction work shall be done by subcontractors licensed in the State of

Georgia. Provide a valid and current Georgia General Contractor’s License.

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5. Payment

Construction Manager shall submit monthly payment applications using AIA G702 and AIA G703

Continuation Sheets, with Subcontractor lien waivers and other data required by Owner.

6. References

Submission of a response authorizes the County to make inquiries concerning the proposer and

its officers to any persons or firms deemed appropriate by the County.

7. Inquiries

Questions that arise prior to the proposal submittal date shall be submitted in writing to the County’s

Purchasing Analyst and copy the Program Manager, as set forth above.

8. Scope of Services

The Agreement between the Owner and the selected Firm (CM at Risk) will contain the scope of

work listed below. The full scope of services will be defined within the Agreement executed with the

Owner.

A. Design and Pre-construction Phase

1. Develop a Critical Path Method (CPM) master schedule to include all pre-construction

and construction-related activities required of the team for the CM at Risk to meet the

Project goals, as well as methods and sequencing of construction.

2. Provide an initial cost model for the Project based on the program.

3. Develop requirements for safety, quality assurance, and schedule adherence.

4. Perform a constructability review of the construction documents.

5. Perform maintainability review of the construction documents.

6. Provide detailed construction cost estimates at each design milestone.

7. Provide analysis of different construction methods in each major trade group for potential

quality, cost, and schedule enhancements.

8. Develop value engineering/management options with associated pricing at each design

milestone if necessary.

9. CM at Risk may be required to manage Design Assist Contractors and/or Design-Build

Services as it relates to Specialty Systems, as well as Audio/Visual,

Telecommunications, and Security Systems.

B. Bidding and Award Phase

1. Arrange bid packages.

2. Bid out early construction packages, as required.

3. Provide (with team recommendations) bid packages for Owner review and approval.

Develop a scope checklist to ensure clarity of scope included in each package.

4. Develop requirements to ensure time, cost and quality control during construction.

5. Provide a provisional CPM schedule for issuance with bid packages.

6. Determine bidders with input from Owner, Program Manager, and Architect. The Owner

does not desire to have the CM at Risk self-perform work.

7. Schedule and conduct pre-bid conferences in conjunction with the Program Manager

and Architect.

8. Advertise and distribute bidding documents.

9. Monitor bidder activity.

10. Review and analyze bids. Conduct scoping meetings with bidders.

11. Issue Contracts and/or Purchase Orders with Trade Contractors, Integrators, and

Suppliers with respect to the approved bid packages.

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Commodity Codes

• NAICS 236220Commercial and Institutional Building Construction

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