Request for Proposal

Architectural and Construction Services for Vehicle Impact Repairs - Courtland Building 

Overview:

Northwest Neighborhoods (NWN) is seeking proposals from qualified architect-contractor teams to provide design, permitting, and repair services related to vehicle impact damage sustained at the Courtland Building, 5403 Detroit Ave Cleveland OH 44102.  

 

The Courtland Building is a mixed-use historic structure located on Detroit Avenue with 16 residential units and 4 commercial storefronts. NWN is seeking a team that can work collaboratively and efficiently to navigate permitting and design review requirements to restore the damaged storefronts and structural elements while minimizing disruption to existing tenants. 

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Project Description

The Courtland Building sustained damage to the northeast corner storefront and structural support elements as a result of vehicle impacts.

 

The anticipated repair scope includes, but is not limited to:

• Removal and replacement of damaged structural steel corner column

• Associated foundation / anchorage repairs as needed

• Repair or replacement of decorative architectural column cover and related trim

• Removal, protection, and reinstallation of storefront transom windows and adjacent storefront elements as needed

• Masonry repair, brick reset, tuckpointing, and related façade restoration

• Finish repairs necessary to restore damaged areas to safe and functional condition

• Protection of all occupied residential and commercial spaces during construction

Required Alignment with Engineering Report

• All proposals must be based on the attached structural engineering report (Attachment A). Respondents shall:

• Base structural repair approach on the report findings

• Clearly identify any deviations or alternative approaches

• Include a licensed structural engineer responsible for stamped drawings and construction oversight, as required

Known vs. Unknown Conditions

• Based on available documentation, NWN assumes:

• Structural damage is localized to the impacted corner

• Full foundation replacement is not anticipated unless field conditions indicate otherwise

Potential unknowns include:

• Extent of hidden structural or footing damage

• Façade anchorage conditions

• Historic review requirements impacting design and materials

• Respondents should include appropriate contingencies and clearly identify assumptions.

 

Team Requirements:

Respondents must demonstrate:

• Experience with storefront / structural repair projects of similar scale

• Experience working within Cleveland historic design review districts

• Familiarity with City of Cleveland permitting and inspection processes

• Ability to coordinate architectural, structural engineering, and construction services seamlessly

• Ability to perform work in an occupied mixed-use building

• Teams must consult with a licensed structural engineer responsible for design certification and coordination with permitting authorities.

Preference will be given to teams with:

• Familiarity with the Detroit Avenue Historic District

• Prior insurance-funded repair experience

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Budget Expectations:

NWN anticipates that the total cost of design, permitting, and repair services for the identified scope will generally fall within a range of approximately $115,000 - $130,000, inclusive of design, permitting, and construction.

 

Respondents should provide a fee proposal aligned with the identified scope and clearly identify: 

• Assumptions  

• Exclusions  

• Potential code-related contingencies  

 

NWN reserves the right to negotiate final scope and pricing based on permitting, historic review, and field conditions. 

 

Project Timeline (Critical):

NWN is seeking completion within the following schedule:

• Design / permitting completed within 30 days of award

• Construction substantially complete within 60 days of permit issuance

 

Respondents should clearly identify their ability to meet or improve upon this schedule. 

 

Timeline assumptions are based on typical City of Cleveland and Historic Review approval durations. Respondents should identify any anticipated risks or constraints to meeting this schedule.

 

Proposal Requirements:

A. Team Composition

• Identify architect, contractor, structural engineer, and any consultants

• Identify primary point of contact

• Describe prior working relationship (if applicable)

B. Technical Approach

• Understanding of project scope

• Approach to design, permitting, and historic review

• Construction sequencing plan

• Tenant protection strategy, including:

  • Dust and noise mitigation

  • Temporary structural stabilization (if required)

  • Access and phasing for commercial storefronts

  • Communication plan with tenants and businesses

C. Relevant Experience

• 2–3 similar projects

• Historic district or storefront repair experience

• 2–3 references

D. Schedule

• Proposed design schedule

• Permitting assumptions

• Construction timeline

E. Cost Proposal

Provide: 

• Design / permitting fee  

• Construction fee  

• Contingency assumptions  ​

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Evaluation Criteria:

Proposals will be evaluated based on:

• Relevant experience with similar structural and historic projects (high priority)

• Ability to execute work in an occupied mixed-use building (high priority)

• Historic review and permitting experience

• Ability to meet schedule

• Strength of team coordination

• Cost and overall value

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Attachments: 

• The following materials will be provided with this RFP: 

• Attachment A: Structural / engineering report

 

Timeline:

• RFP Issued: April 14, 2026  

• Questions Due: April 27, 2026  

• Proposals Due: May 1, 2026 at 5:00 PM 

• Proposals should be submitted electronically in PDF format to Northwest Neighborhoods by Friday, May 1, 2026 at 5:00 PM. 

• Please send submissions and any questions related to this RFP to: info@nwneighborhoods.org.

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Site Access:

The Courtland Building is a publicly visible, occupied mixed-use property. Respondents are encouraged to conduct an exterior site visit at their convenience. 

 

Supporting documentation provided with this RFP includes structural / engineering assessments and site photographs sufficient to inform proposal development. 

 

Limited interior access may be coordinated by NWN only if necessary to support final scope confirmation with the selected respondent. 

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Insurance and Coordination:

Respondents shall carry appropriate insurance and be licensed in the State of Ohio.

 

This project is funded through an insurance claim. The selected team will be required to coordinate with NWN and its insurance representatives, including providing documentation necessary for claim processing and reimbursement.

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Deliverables:

The selected team will be expected to provide:

• Permit-ready drawings

• Stamped structural drawings (as required)

• Construction documents sufficient for execution

• Closeout documentation (optional but preferred)