Combined Synopsis/Solicitation
Katy TX OPC 175,306 ANSI/BOMA 197,219 RSF Amendment 3
Department of Veterans Affairs
AI summaryThe Department of Veterans Affairs (VA) wants a developer to build a new outpatient clinic (OPC) in Katy, Texas, and lease it to VA for a 15-year or 20-year firm term; this is Amendment 3 to request for lease proposals (RLP) 36C10F25R0024. The RLP documents say only service-disabled veteran-owned small businesses (SDVOSBs) may send offers, although SAM.gov lists no set-aside. Offers are due November 14, 2026, 4:00 PM Eastern, for a building of up to 175,306 ANSI/BOMA square feet (the standard way of measuring floor area), or 197,219 rentable square feet (RSF). More in the summary
A newer version of this notice was posted Oct 14, 2026. It moves the due date from Jan 5, 2026 to Nov 14, 2026, which is the date shown on this page. See the latest version.
AI summary Beta
Summary of another version of this notice: check what changed on SAM.gov. This summary may miss requirements: 31 of 43 attachments weren't read (14 - VA Handbook 6500_6 - 3_12_10 FOR RLP.pdf, 06 - Offeror Proposal Compliance Matrix.pdf and 29 more). Check the attachments on SAM.gov.
The Department of Veterans Affairs (VA) wants a developer to build a new outpatient clinic (OPC) in Katy, Texas, and lease it to VA for a 15-year or 20-year firm term; this is Amendment 3 to request for lease proposals (RLP) 36C10F25R0024. The RLP documents say only service-disabled veteran-owned small businesses (SDVOSBs) may send offers, although SAM.gov lists no set-aside. Offers are due November 14, 2026, 4:00 PM Eastern, for a building of up to 175,306 ANSI/BOMA square feet (the standard way of measuring floor area), or 197,219 rentable square feet (RSF).
Who can bid (6)
- Service-disabled veteran-owned small business (SDVOSB): only eligible SDVOSBs may offer. The SAM.gov listing shows no set-aside, but the RLP documents are SDVOSB-only
- The offering entity must be registered in the System for Award Management (SAM) under NAICS code 531120, and match the entity named on the other forms
- Site inside VA's delineated area of consideration for Katy, with the site, its entrances and exits outside the 100-year floodplain
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- Written proof that you control the site for the whole lease term, and written authority from the landowner if you do not own it
- A Phase I environmental site assessment (ESA) completed within 180 days before the initial offers due date, by a credentialed professional
- A clear financing plan showing how the project is paid for in the near term and over the lease term (financial capacity)
How to submit: By email to the lease contracting officer (LCO), Cynthia White, cynthia.white6@va.gov, with copies to the VA advisor James Cassidy (james@dhcres.com), Samantha Barr (Samantha.barr@cushwake.com) and Jay Bell (John.Bell2@cushwake.com), per Amendment 3. The June 2025 pre-bid conference said large offers can go as a Dropbox or SharePoint link. What to include is under Full summary below. Check the solicitation's instructions on SAM.gov.
Things to watch (11)
From the version posted Oct 14, 2026.
- Serious: SDVOSB only; SAM.gov lists no set-aside. Only eligible service-disabled veteran-owned small businesses can offer. SAM.gov's set-aside field says not stated, but the posted documents are SDVOSB-only, so confirm with the contracting officer before spending time on an offer.
- Serious: You must control a site and finance a very large build. This is a developer's project: you need a qualifying site (owned, under purchase option, or ground-leased for the whole lease term), a financing plan, and a design and construction team, for a clinic of up to 197,219 RSF with a $54,696,650 tenant improvement budget.
- Serious: Site exclusions can disqualify an offer. VA will not consider space under overhead high-voltage power lines or near incompatible uses such as liquor stores, correctional facilities, firearms sellers or railroad tracks, and the site must be outside the 100-year floodplain. These are go or no-go checks on the site.
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- Worth checking: Environmental review runs before award and can find problems you must fix. The Phase I study must be recent, and any recognized environmental conditions it finds are the offeror's job to address at its own cost, starting with a Phase II study. Cultural resources and National Historic Preservation Act steps can also apply.
- Worth checking: VA intends to award from initial offers. Your first offer should hold your best price and technical terms; VA may not hold rounds of discussion first.
- Worth checking: Lease must score as an operating lease. VA cannot award if the present value of the lease payments is above 90 percent of the building's fair market value, so rent and term pricing has to stay below that line.
- Worth checking: Long build period before rent starts. The pre-bid conference put the build at about three years from award, with the lease term starting only when VA accepts the space, so financing has to carry the project that long. A 30-day congressional review also comes before award.
- Worth checking: Subcontracting limit: how it is counted was not clearly answered. A pre-bid question asked whether the 50 percent limit on subcontracting (RLP 1.15) applies to this lease. VA only defined the total contract value, so ask the contracting officer how the limit is counted if you plan to use a general contractor or partners.
- Worth checking: Amendment 3 changes pricing and parking rules. Amendment 3 sets a parking minimum of 500 spaces (earlier pre-bid material referred to about 1,000), deletes the paragraph on operating costs included in the offer, and has VA pay utility use directly instead of folding it into rent. Price from the amended text, not the 2025 pre-bid slides.
- Minor: Davis-Bacon construction wage rates apply to the build. Wage determination lists for Fort Bend, Harris and Waller counties are part of the package, and Amendment 3 replaces the Harris County one, so construction labor costs must follow those rates.
- Minor: Security design documents are restricted. The physical security design standards are for official use only, so you must sign a confidentiality certificate before receiving them, and only a limited number of people at your firm may see them.
Read from the notice and 12 attachments. 31 of 43 not read. Show which files.
- 15A - Provision Addendum to GSA Template 3516_3516A - SOLICITATION PROVISIONS.pdf (read)
- 36C10F25R0024 0002.docx (read)
- Katy TX OPC RLP No_36C10F25R0024 _ Amendment No_1_ 7.8.2025.pdf (read)
- 36C10F25R0024 0001.docx (read)
- 36C10F25R0024.docx (read)
- Katy TX OPC - RLP Amendment No 03.pdf (read)
- L100 Amendment 3 Katy TX OPC 10.1.26.pdf (read)
- Katy TX RLP Amendment No 2 and Attachment 19.pdf (read)
- 12 - SF 330 - Architect Engineer Qualifications.pdf (read)
- 25 - Contractor Confidentiality Certificate.pdf (read)
- 20 - FAR 52_204-24 Representation Regarding Certain Telecom.pdf (read)
- 18 - Certification of Building Energy Performance.pdf (read)
- 14 - VA Handbook 6500_6 - 3_12_10 FOR RLP.pdf: not summarized: open it on SAM.gov
- 06 - Offeror Proposal Compliance Matrix.pdf: not summarized: open it on SAM.gov
- 02 - Agency Specific Requirements _ASR_ - Cover Page.pdf: not summarized: open it on SAM.gov
- 01 - Katy TX OPC - L100.pdf: not summarized: open it on SAM.gov
- 0 - Katy TX OPC - R100.pdf: not summarized: open it on SAM.gov
- Appendix A.2 - Lease Design Narrative (LDN) 2C.pdf: not summarized: open it on SAM.gov
- 04 - Katy TX Appendix B _ Lease Service Narrative_12_04_2024.pdf: not summarized: open it on SAM.gov
- 03 - Katy TX Appendix A_6 - CBOC Conceptual Plans_12_4_2024.pdf: not summarized: open it on SAM.gov
- 02G - Katy TX Appendix A_5 - FSL II_REV 01_24_2023.pdf: not summarized: open it on SAM.gov
- 02F - Appendix A_4_1 - OIT Data Center Design Narrative.pdf: not summarized: open it on SAM.gov
- 02E - Appendix A_4 - VA CBOC Information Transport Systems Specs.pdf: not summarized: open it on SAM.gov
- 02D - Katy TX Appendix A_3 - Room Data Matrix _RDM_12_5_2024.xlsx: not read (the AI doesn't read this file type yet): open it on SAM.gov
- 02C - Katy TX Appendix A_2 - Lease Design Narrative _LDN.pdf: not summarized: open it on SAM.gov
- 02B - Katy TX Appendix A_1 - Project Room Contents List _PRC_12_5_2024.pdf: not summarized: open it on SAM.gov
- 02A - Katy TX Appendix A - Program for Design _PFD_12-5-2024.pdf: not summarized: open it on SAM.gov
- 17 - GSA Form 12000 for Prelease Fire Protection and Life Safety Evaluation for an Office Building_May 2015.pdf: not summarized: open it on SAM.gov
- 15 - GSA Form 3516 _ Solicitation Provisions_REV 02_25.pdf: not summarized: open it on SAM.gov
- 23 - Pre-Bid Conference Registration Form.pdf: not summarized: open it on SAM.gov
- 16 - GSA Form 3517B - General Clauses_REV 02_25.pdf: not summarized: open it on SAM.gov
- 13 - GSA Form 527 - Contractors Qualifications and Financial Information .pdf: not summarized: open it on SAM.gov
- 11 - Past Performance Questionaire Form for VA REV_ Nov 23.pdf: not summarized: open it on SAM.gov
- 10 - VA Form 10091 - FSC Vendor File Request Form.pdf: not summarized: open it on SAM.gov
- 09 - GSA Form 1217 - Lessors Annual Cost Statement.pdf: not summarized: open it on SAM.gov
- 08 - Attachment No_ 1 to GSA Form 1364.xlsx: not read (the AI doesn't read this file type yet): open it on SAM.gov
- 07 - Proposal to Lease Space _GSA Form 1364_Jan 2023.pdf: not summarized: open it on SAM.gov
- 05 - Offering Entity Acknowledgement Form.pdf: not summarized: open it on SAM.gov
- 19 - Katy TX Harris County Davis Bacon.pdf: not summarized: open it on SAM.gov
- 19 - Katy TX Waller County DOL Wage Determination - REV 05_16_2025.pdf: not summarized: open it on SAM.gov
- 19 - Katy TX Waller County DOL Wage Determination - REV 01_03_2025.pdf: not summarized: open it on SAM.gov
- 19 - Katy TX Harris County DOL Wage Determination - REV 05_16_2025.pdf: not summarized: open it on SAM.gov
- 19 - Katy TX Fort Bend County DOL Wage Determination - REV 05_16_2025.pdf: not summarized: open it on SAM.gov
Full summary
What they want
- Offer a site in the Katy, Texas area VA has defined, and build a new outpatient clinic on it to VA's design documents (up to 175,306 ANSI/BOMA square feet, 197,219 RSF)
- Lease the finished building to VA; price both a 15-year firm term and a 20-year firm term
- On-site parking of at least 500 spaces, with no underground parking (Amendment 3 replaces the earlier parking paragraph)
- Tenant improvements (TI, the custom fit-out of the clinic space): VA's TI budget is $54,696,650, paid to the lessor as a lump sum
- Separately metered utilities that VA pays directly (Amendment 3), plus a registered engineer's statement and a building operating plan sent with the offer
- Environmental and site reviews before award: Phase I environmental site assessment, National Environmental Policy Act review, and a floodplain check
- Meet VA's fire and life safety, accessibility, Facility Security Level II security and Green Globes building-certification requirements
- Send the offer as four volumes: technical, price, environmental, and additional submittals with financial capacity
- Contract type
- Build-to-suit real property lease (VA leases a new clinic building from the developer), priced for a 15-year firm term and a 20-year firm term
- Period of performance
- 15-year firm term or 20-year firm term, starting when VA accepts the space; the June 2025 pre-bid conference estimated about 35 months from award to build the clinic
- Place of performance
- Katy, Texas
- Estimated value
- No total lease value is stated. VA's tenant improvement budget is $54,696,650, paid as a lump sum (VA's figure for the fit-out only)
- How they'll choose
- Method of award is set in RLP Section 4.04 (not provided in the text read). The pre-bid slides say VA intends to award from initial offers, and the lease must score as an operating lease: if the present value of the lease payments is above 90 percent of the building's fair market value, VA cannot award
- Offers due
- November 14, 2026, 4:00 PM Eastern
- How to submit
- By email to the lease contracting officer (LCO), Cynthia White, cynthia.white6@va.gov, with copies to the VA advisor James Cassidy (james@dhcres.com), Samantha Barr (Samantha.barr@cushwake.com) and Jay Bell (John.Bell2@cushwake.com), per Amendment 3. The June 2025 pre-bid conference said large offers can go as a Dropbox or SharePoint link
What to include when you submit
- Send four volumes (per the June 2025 pre-bid conference; RLP Section 3.02 itself was not read (it may be an attached file the AI skipped; check SAM.gov)): Volume 1 technical, Volume 2 price, Volume 3 environmental, Volume 4 additional submittals and financial capacity
- Each file can be no more than 7.5 megabytes; send one email holding all four links, and send a test link early so VA can confirm it opens. VA says it will not grant extensions for late submissions
- Price both the 15-year firm term and the 20-year firm term; the numbers on Attachment 1 must match GSA Form 1364 (Proposal to Lease Space) and GSA Form 1217 (Lessor's Annual Cost Statement)
- Initial the pages of and sign the acknowledgment of Amendment 03 and return it with the offer
- Send the building operating plan (a schedule of startup and shutdown times for each building system) and a statement from a registered professional engineer on the building systems, both required with the offer by Amendment 3
- Show in writing that the landowner authorizes you to offer the site (letterhead, signature, name and contact information), and show control of the site for the whole lease term (deed, purchase option, or a long-enough ground lease)
- Include a clear narrative of how you will fund the project in the near term and over the lease term
- Make the cover letter identify the property clearly; if there is no street address yet, give a ten-digit grid coordinate
- A joint venture (JV) may offer; all submission documents must be in the name of the existing JV, not the individual partners
- The posted package lists forms to complete, including the Offering Entity Acknowledgement Form, the Offeror Proposal Compliance Matrix, VA Form 10091, a past performance questionnaire, SF 330 (architect-engineer qualifications), GSA Form 527 (contractor qualifications and financial information), GSA Form 12000 (fire protection and life safety evaluation), the building energy performance certification, and the FAR 52.204-24 telecommunications representation; RLP Section 3.06 (not provided) says which to return
- Initial and sign every document with the offeror's authorized signatory, and make every document name the same offering entity
Not in the notice text
- Most of the solicitation was not read: the main request for lease proposals (R100, with Section 3 how to offer and Section 4 method of award), the full lease template (L100), the Lease Design Narrative, Program for Design, Room Data Matrix, Facility Security Level II appendix, the standard GSA forms and the county wage determinations were too large or not read, so the evaluation factors and full offer checklist are in those files
- The evaluation factors, their order and any scoring weights (RLP Section 4.04, with Factors 4 and 6 mentioned in pre-bid questions)
- A question deadline or pre-bid conference date under the current Amendment 3 schedule; the June 2025 dates belong to the earlier schedule
- The expected award date under the current schedule
- The exact boundaries of the area of consideration in Katy and the minimum square footage; the pre-bid transcript is garbled on the minimum
- The total value of the lease (rent over the term); only the tenant improvement budget is given
- What Amendment 3 changes in the Lease Design Narrative (canopy requirements on page 7 and electrical on page 19)
- Whether a bid or other bond is required; none is mentioned in the text read
Eligibility and how to respond
- No set-aside: any business, large or small, can bid unless the notice says otherwise.
- How to submit, from the AI summary: By email to the lease contracting officer (LCO), Cynthia White, cynthia.white6@va.gov, with copies to the VA advisor James Cassidy (james@dhcres.com), Samantha Barr (Samantha.barr@cushwake.com) and Jay Bell (John.Bell2@cushwake.com), per Amendment 3. The June 2025 pre-bid conference said large offers can go as a Dropbox or SharePoint link. Check it in the notice before you send anything.
- SAM.gov has no description for this notice beyond its title. The work is described in its attachments, listed under Notice details.
- Service contracts usually set minimum pay rates (the Service Contract Act). Price the labor with the SCA price calculator.
Notice details
- Posted
- Oct 14, 2026
- Notice type
- Combined Synopsis/Solicitation
- Office
- Office of Construction & Facilities MGMT (36C10F), Washington, DC
- Product/service code
- X1DB · Lease/Rental of Laboratories and Clinics
- Business type
- Real estate, rentals & leasing (FedReady's grouping, from NAICS 531120)
- Versions
7 versions have been posted, newest first.
- Oct 14, 2026 · Amendment 0006Due Nov 14, 2026 (changed)
- Oct 14, 2026 · Amendment 0005 (this version)Due Jan 5, 2026
- Oct 13, 2026 · Amendment 0004Due Jan 5, 2026
- Oct 2, 2026 · Amendment 0003Due Jan 5, 2026
- Oct 28, 2025 · Amendment 0002Due Jan 5, 2026 (changed)
- Jul 8, 2025 · Amendment 0001Due Aug 6, 2025
- Jun 5, 2025 · Combined Synopsis/SolicitationDue Aug 6, 2025
- Attachments
Past awards and competition
Who has won work like this before, the likely incumbent, and what similar contracts paid, from USAspending.gov.
Before you respond
- How to respond to a solicitation (8 steps)
- How to read a government solicitation
- How to price a government contract
Terms on this notice: Solicitation
Full notice text from SAM.gov
Katy TX OPC 175,306 ANSI/BOMA
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