Commercial On-Base Lodging (COBL) Draft RFP AFCOBL-25-0001
UPDATE: Closed of Business Aug 18, 2025, this RFI will be archived. Documentation for this RFI have been moved over to RFP No. AFCOBL-25-0001 for the COBL “Group A” project consisting of 23 installati... UPDATE: Closed of Business Aug 18, 2025, this RFI will be archived. Documentation for this RFI have been moved over to RFP No. AFCOBL-25-0001 for the COBL “Group A” project consisting of 23 installations. End of Update: UPDATE: As mention in the last Update, the Solicitation was posted on 06 Aug 2025. Link : https://sam.gov/workspace/contract/opp/c5c2fe135eb048e9b2bef237f6e168b0/view UPDATE RFI # 7 Q&A Response This update is to post the Government Response to RFI # 7. This update closes the RFI period. RFI documents will be available for 30 days. No other questions will be contemplated under this RFI. Request for Proposal (RFP) will be posted by COB 06 August 2025 as a separate announcement. The requirement title and number will be the same. UPDATE: RFI #7 THIS REQUEST FOR INFORMATION (RFI) IS FOR INFORMATIONAL AND PLANNING PURPOSES ONLY AND SHALL NOT BE CONSTRUED AS A REQUEST FOR PROPOSAL, REQUEST TO BE ADDED TO A BIDDERS LIST, INVITATION FOR BID, PROMISE TO CONTRACT, OR COMMITMENT OF ANY KIND ON THE PART OF THE GOVERNMENT. THE GOVERNMENT DOES NOT INTEND TO AWARD A CONTRACT SOLELY ON THE BASIS OF THIS RFI. Purpose of this RFI: This is the seventh RFI related to the COBL privatization initiative. It provides the Government's responses to written questions submitted in response to RFI #6. Also included are the final two appendices: Appendix B: DAF Utility Agreement Appendix E: Government Provided Data to be Used in Pro Forma How to Respond: Please review attachments and submit questions to the COBL Workflow (afcec.cil.workflow@us.af.mil) by Aug 1, 2025. UPDATE: RFI #6 THIS REQUEST FOR INFORMATION (RFI) IS FOR INFORMATIONAL AND PLANNING PURPOSES ONLY AND SHALL NOT BE CONSTRUED AS A REQUEST FOR PROPOSAL, REQUEST TO BE ADDED TO A BIDDERS LIST, INVITATION FOR BID, PROMISE TO CONTRACT, OR COMMITMENT OF ANY KIND ON THE PART OF THE GOVERNMENT. THE GOVERNMENT DOES NOT INTEND TO AWARD A CONTRACT SOLELY ON THE BASIS OF THIS RFI. Purpose of this RFI: This is the sixth RFI related to the COBL privatization initiative. It provides the Government's responses to written questions submitted in response to RFI #5. Also included is Appendix D (Required Pro Forma Summary Tabs) The following RFP attachments will be provided with subsequent RFI/RFP updates: Appendix B: DAF Utility Agreement Appendix E: Government Provided Data to be Used in Pro Forma How to Respond: Please review attachments and submit questions to the COBL Workflow (afcec.cil.workflow@us.af.mil) by July 22, 2025. UPDATE: RFI #5 THIS REQUEST FOR INFORMATION (RFI) IS FOR INFORMATIONAL AND PLANNING PURPOSES ONLY AND SHALL NOT BE CONSTRUED AS A REQUEST FOR PROPOSAL, REQUEST TO BE ADDED TO A BIDDERS LIST, INVITATION FOR BID, PROMISE TO CONTRACT, OR COMMITMENT OF ANY KIND ON THE PART OF THE GOVERNMENT. THE GOVERNMENT DOES NOT INTEND TO AWARD A CONTRACT SOLELY ON THE BASIS OF THIS RFI. Purpose of this RFI: This is the fifth RFI related to the COBL privatization initiative. It provides the Government's responses to written questions submitted during and after the Industry Forum. Also included is the revised draft RFP with the following attachments: Appendix A: Draft COBL Lease Appendix C: Glossary of Select Terms Appendix G: Brand Chain Scales Appendix H: Offeror’s Cover Page Appendix I: COBL Fee and Cost Template The following RFP attachments will be provided with subsequent RFI/RFP updates: Appendix B: DAF Utility Agreement Appendix D: Sample Outline Financial Pro Forma Appendix E: Government Provided Data to be Used in Pro Forma Appendix F: DAF Right-Sizing Estimates How to Respond: Please review attachments and submit questions to the COBL Workflow (afcec.cil.workflow@us.af.mil) by July 9, 2025. UPDATE: RFP Appendix C (DRAFT), Glossary of Select Terms Please provide any questions or comments on this as well as any other posted elements of the Draft RFP and Draft Lease no later than 8 Jun 25. Please submit responses to AFCEC.CIL.Workflow@us.af.mil UPDATE: Industry Forum Information Attached are the slides from the Commercial On-Base Lodging (COBL) Industry Forum held on 29 May 2025. Also attached are the list of attendees from the COBL Industry Forum. No response is required. UPDATE: Industry Forum information Attached are the slides for the Group A Installations concerning the Commercial On-Base Lodging (COBL) pre-solicitation Industry Forum schedule for May 29 at the Jones Lang LaSalle (JLL) Office: 2020 K St. NW, Suite 1100, Washington, DC 20006. No response is required. The information provided are read-ahead slides to be presented at the Industry Forum. UPDATE: Industry Forum information This memorandum serves to notify industry partners that responses to questions submitted regarding the Department of the Air Force Commercial On-Base Lodging (COBL) Request for Information (RFI) #3 are now available for review. The attached document contains the Department of the Air Force's responses to questions received from industry partners concerning the COBL RFI #3. This information is intended to provide clarification and promote a better understanding of the COBL acquisition. We encourage all interested parties to carefully review the attached document. Any further questions regarding the COBL program or the responses to the RFI #3 questions can be directed to the COBL Program Management Office (PMO) at AFCEC.CIL.Workflow@us.af.mil. Thank you for your continued interest in the Department of the Air Force Commercial On-Base Lodging program. UPDATE: RFI # 4 REVISED DRAFT RFP AND DRAFT LEASE OF PROPERTY Department of the Air Force Request for Information (RFI): Commercial On-Base Lodging (COBL) Privatization Revised Draft Request for Proposals (RFP) and Draft Lease of Property Posted for Industry Review This RFI is for informational and planning purposes only. It is not a solicitation for proposals, bids, or a guarantee of any future contract. The Government will not award a contract solely based on responses to this RFI. Project Overview: The Department of the Air Force (DAF) plans to enhance on-base lodging for Airmen, Guardians, and their families by executing the commercial lease of transient lodging at its installations across the United States, territories, and possessions. This initiative aims to: Expedite facility renovations and construction. Leverage private sector best practices to increase operational efficiency. Provide a more consistent and improved lodging experience for military travelers. Support, sustain, and enhance installation mission readiness and capability. The DAF envisions a phased approach, beginning with a group of installations (Group A), followed by a decision on the acquisition strategy for the remaining installations (Group B). The project will involve a competitive selection, negotiation, and closing of a long-term commercial lease encompassing approximately 17,000 rooms across approximately 60 installations. The Commercial On-Base Lodging (COBL) Program Management Office within the Air Force Installation & Mission Support Center (AFIMSC) is leading this effort. Purpose of this RFI: This is the fourth RFI related to the COBL privatization initiative. This RFI provides a revised Draft RFP based on feedback received from RFI #3, includes the list of bases the DAF intends to include in the Group A solicitation, and provides a Draft Lease of Property. The Lease will be the primary legal agreement between the DAF and the selected offeror. These documents are being provided in advance of the 29 May 2025 Industry Forum to allow interested parties to review. Questions or comments may be submitted at any time to the email address listed below, or may be submitted in person at the Industry Forum. There will be a live Q&A session during the Industry Forum, however official answers to all questions will be provided in writing following the Industry Forum on this site. How to Respond: Questions may be submitted in person at the Industry Forum, or you may submit questions or comments by 29 May, 2025 to the COBL Workflow: afcec.cil.workflow@us.af.mil. Questions or comments submitted to the workflow will only be answered in writing following the Industry Forum. Expressions of interest in this opportunity may be submitted at any time. Responses will be kept confidential and will not impact the evaluation of any future proposals. Thank you for your interest in this important initiative. UPDATE: Industry Forum information Air Force to Host Industry Forum for Commercial On-Base Lodging Group A Solicitation The Air Force Installation and Mission Support Center and the Commercial On-Base Lodging (COBL) Program Management Office will host a pre-solicitation Industry Forum on May 29th, 2025, in Washington, DC. The Industry Forum will provide an overview of the COBL program, detail the solicitation process, discuss highlights of the Request for Proposals (RFP) and Draft Lease, and summarize each of the installations included in the Group A project. There will also be a question and answer (Q&A) Session to allow attendees the opportunity to ask specific questions. Details: Date: Thursday, May 29th, 2025 Time: 0900 to 1300 EDT (Check-in begins at 0830 AM) Location: 2020 K St., NW, Suite 1100 Washington, DC 20006 How to Register: Pre-Registration is required to access the building and attend the Industry Forum. Please email the address listed below to register. Use the subject line “Industry Forum Registration”. Include the name, company, and email address for each attendee you are registering for in the email. For building access, you must provide the name that matches your government issued identification. Please note that due to limited space, we may contact companies and ask that they limit the number of attendees if registrations exceed capacity. Registration E-mail: AFCEC.CIL.Workflow@us.af.mil Registration Deadline: May 15th, 2025 Additional Information: In advance of the Industry Forum, interested parties are encouraged to review the draft Request for Proposals (RFP) document currently posted to SAM.gov by the COBL PMO. Prior to the Industry Forum, the PMO will post a revised draft RFP which will include the list of installations the Air Force intends to include in the Group A project. The COBL PMO will also post answers to questions submitted in response to the previous Request for Information (RFI) #3. Parties unable to attend the COBL Industry Forum in person may access all presentation materials and a written transcript of the Question and Answer session on SAM.gov following the event. These materials will be posted by the COBL Program Management Office (PMO). Please direct any questions to: AFCEC.CIL.Workflow@us.af.mil UPDATE: RFI # 3 v2 Department of the Air Force Request for Information (RFI): Commercial On-Base Lodging (COBL) Privatization This RFI is for informational and planning purposes only. It is not a solicitation for proposals, bids, or a guarantee of any future contract. The Government will not award a contract solely based on responses to this RFI. Project Overview: The Department of the Air Force (DAF) plans to enhance on-base lodging for Airmen, Guardians, and their families by executing the commercial lease of transient lodging at its installations across the United States, territories, and possessions. This initiative aims to: Expedite facility renovations and construction. Leverage private sector best practices to increase operational efficiency. Provide a more consistent and improved lodging experience for military travelers. Support, sustain, and enhance installation mission readiness and capability. The DAF envisions a phased approach, beginning with a group of installations (Group A), followed by a decision on the acquisition strategy for the remaining installations (Group B). The project will involve a competitive selection, negotiation, and closing of a long-term commercial lease encompassing approximately 17,000 rooms across 60 installations. The Commercial On-Base Lodging (COBL) Program Management Office within the Air Force Installation & Mission Support Center (AFIMSC) is leading this effort. Purpose of this RFI: This is the third RFI related to the COBL privatization initiative. This RFI seeks industry feedback on the draft Request for Proposals (RFP), which is provided as an attachment. The DAF will also release a draft Lease agreement for industry review in a future RFI. The Lease will be the primary legal agreement between the DAF and the selected offeror. Anticipated Schedule (Group A): Spring 2025: Issue Draft RFP Early Summer 2025: Industry Forum Summer 2025: Issue Group A RFP Fall/Winter 2025: RFP Responses Due Spring/Summer 2026: Group A Award Summer 2026 – Winter 2027: Prepare environmental products, finalize Installation Development Plans, legal documents, and financing. Winter 2027/2028: Group A Project Close. 2029/2030: Decision on Acquisition Strategy for Group B. Request for Feedback: The COBL office is specifically interested in feedback on the following: Do you have any recommended changes to the RFP that would improve the outcome for the DAF? Do you have any specific questions about the current draft RFP? How to Respond: Please submit your responses by April 4, 2025, to the COBL Workflow: afcec.cil.workflow@us.af.mil. Expressions of interest in this opportunity may be submitted at any time. Responses will be kept confidential and will not impact the evaluation of any future proposals. Thank you for your interest in this important initiative. UPDATE: COBL Interested Parties Contact List. 26 FEB 2025 attachment UPDATE: COBL Interested Parties Contact List, 24 FEB 2025 attachment UPDATE: COBL Interested Parties Contact List, 23 FEB 2025 attachment UPDATE: COBL Interested Parties Contact List, 12 FEB 2025 attachment UPDATE: COBL Interested Parties Contact List, 13 Jan 2025 attachment UPDATE: RFI # 2 THIS REQUEST FOR INFORMATION (RFI) IS FOR INFORMATIONAL AND PLANNING PURPOSES ONLY AND SHALL NOT BE CONSTRUED AS A REQUEST FOR PROPOSAL, REQUEST TO BE ADDED TO A BIDDERS LIST, INVITATION FOR BID, PROMISE TO CONTRACT, OR COMMITMENT OF ANY KIND ON THE PART OF THE GOVERNMENT. THE GOVERNMENT DOES NOT INTEND TO AWARD A CONTRACT SOLELY ON THE BASIS OF THIS RFI. THERE IS NO FUNDING ASSOCIATED WITH THIS ANNOUNCEMENT. The Department of the Air Force (DAF) plans to privatize its transient lodging at all its installations throughout the United States, its territories, and possessions. Lodging operations on DAF installations are paramount to support the mission and for the continued resiliency of Airmen, Guardians, and their families. The DAF anticipates privatization will result in expedited renovations and/or construction of facilities, increased operational efficiencies, and a more consistent lodging experience for customers. The facilities DAF currently envisions privatizing encompass approximately 17,000 rooms across 60 installations. The Commercial On-Base Lodging (COBL) Program Management Office within the Air Force Installation & Mission Support Center (AFIMSC) is responsible for accomplishing this goal. This second RFI is a follow-on to the previously issued RFI. The DAF has received great feedback to the first RFI and thanks all those parties who submitted responses. Based on the responses received, as well as lessons learned on previous MHPI projects, the DAF is strongly considering including the following requirements in the Request for Proposals (RFP): The developer and the hotelier should form an exclusive teaming arrangement (i.e. the DAF will not entertain multiple proposals with the same hotelier but different developers, or vice versa) The hotelier must have a 3rd party relationship with the developer, and cannot be a vertically integrated entity or subsidiary of the developer The hotels must be direct managed by the hotel brand owner Renovated (to the greatest extent possible) and all new construction hotels should carry a national brand included on the Smith Travel Research North America Chain Scales in a category below Luxury and above Economy Minimum Experience Requirements: For the Developer, the DAF is considering a minimum experience requirement somewhere in the range of between $500M and $1B of completed development projects over the past 10 years, with at least three projects of greater than $50M in development costs. For the Hotelier, the DAF is considering a minimum experience requirement of managing at least 16,000 hotel rooms and/or 120 hotels geographically dispersed across the United States. The DAF is making great progress on preparatory analysis and planning for the Group A solicitation. The current anticipated schedule for Group A is roughly as follows: Spring 2025: Issue Draft RFP and host an Industry Forum Summer 2025: Issue Group A RFP Fall/Winter 2025: RFP Responses Due Spring/Summer 2026: Group A Award Summer 2026 – Winter 2027: Prepare environmental products. Finalize development plans, legal documents, and financing, etc. Winter 2027/2028: Close Group A 2029/2030: Decision on Acquisition Strategy for Group B It should be noted as well that to streamline the closing process and set expectations on the position of the DAF, a draft Lease will be included as an attachment to the RFP. ===================================================== The COBL office is interested in receiving any feedback or concerns you may have on any of the information included above. Interested parties are not required to provide feedback on all or any of the bullets, and any responses provided will not impact any eventual evaluation of formal proposals submitted in response to a solicitation in the future. The DAF is also posting an updated list of interested parties. If you wish to be added to the list, you may submit your contact information to the DAF, and we will post an updated list. Responses received by the DAF will be held in confidence. Responses may be provided via e-mail to the COBL Workflow: afcec.cil.workflow@us.af.mil As a courtesy, to continue progress on this initiative, please submit your responses to this RFI by January 31, 2025. Expressions of interest in this opportunity may be submitted at any time. Thank you for your interest. UPDATE: Update provides the following attached documents: * Response to RFI#1 questions * COLB ADC Presentation * Interested Parties Contract List as of 31 Oct 2024 RFI # 1 THIS REQUEST FOR INFORMATION (RFI) IS FOR INFORMATIONAL AND PLANNING PURPOSES ONLY AND SHALL NOT BE CONSTRUED AS A REQUEST FOR PROPOSAL, REQUEST TO BE ADDED TO A BIDDERS LIST, INVITATION FOR BID, PROMISE TO CONTRACT, OR COMMITMENT OF ANY KIND ON THE PART OF THE GOVERNMENT. THE GOVERNMENT DOES NOT INTEND TO AWARD A CONTRACT SOLELY ON THE BASIS OF THIS RFI. THERE IS NO FUNDING ASSOCIATED WITH THIS ANNOUNCEMENT. The Department of the Air Force (DAF) plans to privatize its transient lodging at all of its installations throughout the United States, its territories, and possessions. Lodging operations on DAF installations are paramount to support the mission and for the continued resiliency of Airmen, Guardians, and their families. The DAF anticipates privatization will result in expedited renovations and/or construction of facilities, increased operational efficiencies, and a more consistent lodging experience for customers. The facilities DAF currently envisions privatizing encompass approximately 17,000 rooms across 60 installations. The Commercial On-Base Lodging (COBL) Program Management Office within the Air Force Civil Engineer Center (AFCEC) is responsible for accomplishing this goal. Based on prior Army success with the Privatized Army Lodging (PAL) program, the DAF intends to model this lodging privatization effort closely on the Army PAL program. Specifically, the COBL office intends to utilize the Military Housing Privatization Initiative (MHPI) authorities (10 U.S.C. §§2871 et. seq.) to lease the land and convey the buildings for a 50-year term. The DAF will not be able to contribute any equity, make any Government Direct Loans, or make any loan guarantees to the project. The DAF will also not be a member of the project LLC. Although the DAF will not be allowed to retain an ownership interest in lodging projects, the DAF does still intend to engage in a comprehensive Portfolio and Asset Management program to provide oversight, ensure compliance, and protect the government’s interests. The lease between the DAF and awardee will limit the nightly room rates of official travelers to no more than the lodging portion of per diem, as established by the government for each location. The DAF may also choose to further limit the average percentage of per diem paid by official travelers across the portfolio on an annual basis at a percentage less than 100% of per diem. The DAF seeks information on how the COBL effort can best ensure that official travelers are provided on-base hotel accommodations that meet industry standards for off-base lodging, meet private sector brand standards, and offer the benefits and amenities guests at off-base hotels experience, such as participation in loyalty programs associated with national brands. The DAF plans to privatize the lodging portfolio in at least two groups phased over several years. The solicitation for the first group will include options that the DAF can exercise at its discretion to award subsequent groups. The COBL office is interested in receiving your feedback in several areas. Interested parties are not required to provide answers to all or any of the questions, and any responses provided will not impact any eventual evaluation of formal proposals submitted in response to a solicitation in the future. At a minimum, however, the COBL office encourages you to add yourself to the Interested Vendors List (IVL) to ensure you receive future updates if you are interested in this opportunity. RFI Questions: 1. Interested Party Information: Describe your organization’s specialties and capabilities related to this project and your specific interest in lodging privatization. Would you be interested in the Government releasing your contact information on an Interested Parties Contact List via a notice on this site for purposes of facilitating potential teaming, partnering, or contracting amongst the interested parties? If yes, please provide your Company Name, Point of Contact, Telephone Number, and Email Address for inclusion. 2. Procurement: Please identify any suggestions regarding strategies for how the DAF should structure the transaction to maximize contributions to the project’s capital improvement reserve account while providing a quality lodging product that provides official travelers with on-base lodging options comparable to nationally branded chains available off-base within the rate limitations noted above. If a national brand portfolio were required to be part of an offeror’s proposed team, how would you satisfy this requirement? This could include, but not be limited to, a) direct managed, b) through a franchise arrangement, c) a combination of a and b, or d) another arrangement (please describe). Responses received by the DAF will be held in confidence. Responses may be provided via e-mail to the COBL Workflow: afcec.cil.workflow@us.af.mil. As a courtesy, in order to continue progress on this initiative, please submit your responses no later than ~21 days after posting. Expressions of interest in this opportunity may be submitted at any time. PLACE OF PERFORMANCE: CONUS, ALASKA and HAWAII Thank you for your interest.
Data sourced from SAM.gov.
View Official Posting »