DMS Launches Major Construction Management Opportunity for Northeast Florida: $7.5M Project Ceiling Creates Significant Revenue Potential

The Florida Department of Management Services has released a high-value Request for Qualifications (RFQ-REDM-2425-08) for Construction Management at Risk services covering Northeast Florida—an opportunity that could generate substantial recurring revenue for qualified firms over multiple years.

The Opportunity: Continuing Contracts with Substantial Project Limits

Unlike typical one-off construction procurements, this RFQ establishes continuing contracts that allow DMS to rapidly deploy construction management services across Northeast Florida without repeated competitive processes. With individual project limits up to $7.5 million and the potential for projects reaching the full thresholds under Section 287.055(2)(g), Florida Statutes, this represents a significant revenue opportunity.

The scope covers a diverse range of work that reflects the reality of managing Florida’s aging government infrastructure:

• Remodeling and repairing existing occupied buildings
• Tenant improvements and space reconfigurations
• Mechanical and electrical system upgrades
• Building re-glazing projects
• Exterior waterproofing and envelope repairs

Key Strategic Advantages of This Contract Structure

Streamlined Project Activation: Once selected, firms can receive project assignments without additional competitive processes, dramatically reducing business development costs and time-to-revenue.

Predictable Pipeline: Continuing contracts provide visibility into upcoming work, allowing for better resource planning and staff allocation.

Relationship Building: Long-term contracts enable firms to develop working relationships with DMS staff, potentially leading to preferred status for complex projects.

Geographic Focus: The Northeast Florida regional designation allows firms to concentrate resources and develop specialized knowledge of local market conditions.

Critical Qualification Requirements

DMS has established specific prerequisites that effectively limit the competitive field:

Licensing and Registration:

• Current Florida contractor’s license per Section 489.113, F.S.
• Florida corporate registration (for corporations)
• DMS prequalification under Rule 60D-5.004(2)(a), F.A.C.

Financial Capacity:

• Surety letter of intent for 100% Payment and Performance Bonds up to $7.5 million per project
• Financial capacity demonstrated through the required Contractor’s Experience Questionnaire

Operational Capabilities:

• Ability to provide workers meeting FDLE background check requirements
• Demonstrated capacity to bring multiple qualified subcontractors to all trades
• Relevant experience with occupied building renovations and improvements

The Two-Phase Evaluation Process

This procurement follows the Consultants’ Competitive Negotiation Act (CCNA) under Section 287.055, F.S., creating a qualifications-based selection process distinct from low-bid construction contracts.

Phase 1: Preliminary Screening Firms are evaluated on six criteria using DMS’s Construction Manager Selection Form:

1. Office distance to project sites
2. Financial capacity relative to project scope
3. Relevant project experience
4. Proposed preconstruction staff qualifications
5. Proposed construction phase staff qualifications
6. Project management systems and methodologies

Phase 2: Interviews and Presentations At least three firms advance to interviews focusing on:

1. References from relevant projects
2. Preconstruction services approach
3. Bid marketplace strategy
4. Construction site mobilization plans
5. Construction phase scheduling methodologies
6. Overall project approach

Strategic Positioning for Success

Emphasize Local Presence: With office distance to sites as an evaluation factor, firms should highlight regional presence and rapid response capabilities.

Demonstrate Occupied Building Expertise: Generic construction experience won’t suffice—firms need specific examples of successfully managing projects in occupied government facilities with minimal disruption.

Showcase Subcontractor Networks: The ability to bring multiple qualified subs to each trade directly impacts project success and cost-effectiveness.

Highlight Government Experience: Familiarity with government processes, security requirements, and operational constraints provides significant competitive advantages.

Timeline Considerations

With responses due June 5, 2025, firms have approximately one month to prepare comprehensive qualification packages. The timeline suggests DMS wants to have contracts in place for an August 2025 start, likely aligning with the new fiscal year.

Questions were due May 13, 2025, and the published Q&As reveal significant interest from international firms seeking to understand qualification pathways—suggesting robust competition for these continuing contracts.

The Broader Context: Government Infrastructure Investment

This procurement reflects Florida’s ongoing investment in maintaining and modernizing government facilities. As buildings age and workplace requirements evolve, the demand for skilled construction management services continues growing.

The continuing contract structure also demonstrates DMS’s recognition that effective facility management requires long-term partnerships with qualified contractors who understand government operations and can respond quickly to emerging needs.

Next Steps for Interested Firms

Qualified construction management firms should:

1. Verify current prequalification status with DMS
2. Secure surety letter of intent for required bonding capacity
3. Compile relevant project experience emphasizing occupied building work
4. Prepare detailed staff qualifications for both preconstruction and construction phases
5. Document project management systems and successful project delivery methodologies

This opportunity represents a significant pathway to establishing long-term relationships with one of Florida’s largest government agencies while generating substantial recurring revenue through the continuing contract structure.

For firms with the required qualifications and relevant experience, this RFQ offers the potential for multi-year revenue streams in one of Florida’s most dynamic regional markets.

The complete RFQ documentation and requirements are available through Florida’s Vendor Information Portal. Interested firms should act quickly given the June 5 response deadline.