National Park Service Request for Proposals for Three Historic Properties (U.S. National Park Service)
Do I need an appointment to see the property?
These properties are not open to the public. Site tours will be conducted by appointment only, every Wednesday from August 12 through September 23, 2026.
Can multiple people be on the same lease (e.g., parent/adult child; friends/colleagues)?
Yes, multiple parties can be named on the same lease.
Would you allow guarantors to co-sign the lease?
Yes, the guarantor would need to be a named party on the lease.
When two people are applying as a couple, do you need Offeror Transmittal Letters, Identification and Credit Information from both individuals or only one?
Only one offeror transmittal letter is required per lease proposal; ID and credit information is required for each party named on the lease.
I am having a difficult time registering at SAM.gov. Do I need to do this if I am an individual, or only if I am a company?
You do not need to register via SAM.gov as an individual lessee.
It looks like the form 10-352 is for individuals. Is there a separate form for a married couple that files jointly?
A married couple would constitute as an individual for the 10-352 form.
If two people are submitting an RFP but are not married, do they file two 10-352 forms?
Yes.
Section 1 of the 10-352 form says” Proposed Role in Lease Operations, Qualifications for the Role, and Estimated time per week dedicated to that role…” What does this pertain to – what does role mean here?
For individual applicants (vs. business), “role” could be occupant.
Re: Offeror Identification – if we have a contractor, family member or other advisor who is committed to supporting the maintenance of the property, would it be appropriate to list them among the “persons responsible” even if they are not a lessee?
If contractor, family member or other advisor will not be named on the lease and/or be a factor in your ability to demonstrate financial capability (Criterion 3), then they would not be a “responsible” offeror and should not be listed in that space.
Re: completion of the “Offeror” section. Where the form says…”to lease National Park Service facilities and associated land, System for Award Management (SAM) Solicitation NAME/# issued by the public notice….”. For “Solicitation NAME/#”, do I put my name and phone number, or my name and address? Or is it the name of the property I am applying for?
The Solicitation NAME is: CACO_Ahearn-Higgins-Sirna_RFP_2026
What do I write for “Solicitation Name/#” on the offeror’s transmittal letter? Is it the same as the Notice ID on the SAM.gov website (i.e., CACO_Ahearn-Higgins-Sirna_RFP_2026)?
The Solicitation NAME is: CACO_Ahearn-Higgins-Sirna_RFP_2026
Is there a form for the proposal? I see the guidelines, do I just answer in order?
See the “Requirements” section of the RFP document, beginning on page 10.
Who do I address this proposal to?
See the first two paragraphs of the “Requirements” section starting on page 10 of the RFP.
Re: Personal Financial Statement documenting assets and liabilities – I can attach bank/investment statements for assets; but what is required for liabilities if do not have a mortgage or any other long-term debt?
You may state that you do not have any liabilities or long-term debt.
What is meant to be written in the yellow highlighted “PROPOSAL” space, in the 2nd paragraph of the Offeror’s Transmittal Letter?
The file name of your proposal document, or the title of your proposal if you have opted to use one.
Under personal financial statement documenting assets and liabilities…can I write that myself or do I have to submit all of my bank statements, retirement funds, investments, etc.? How much detail is required – would a letter from my accountant suffice?
As much detail as necessary/possible to properly substantiate your financial capability.
Is a FICO score or summary credit report acceptable for the credit report information required on the 10-352, or do you need the full-length credit report (e.g., 48 pages long, 75 pages long, etc.). I am concerned that the full report will take up most of the size limit for other supporting documents.
We would prefer to see the entire credit report. Proposals are limited to 20 pages or less (excluding attachments), for each property you are including in your proposal (i.e., 20 pages if just one property, up to 60 pages if all three properties). The financial statements and credit reports are attachments and thus do not count toward the page limit. As noted under the REQUIREMENTS section, on page 10 of the RFP, the maximum file size of 40MB applies to individual e-mails. If your proposal exceeds this limit, review that section of the RFP for alternative ways to submit (e.g., cloud-based storage applications).
What is the “signed transmittal letter” required for the RFP process?
See the document labeled “Attachment D – Sample Offeror Transmittal Letter” on the RFP website.
Are you able to share past successful applications to assist us in preparing our proposal?
These properties have not been offered via RFP previously, so there are no past examples to share at this time.
Who will evaluate the RFP?
Please refer to the “Evaluation and Selection Process” section of the RFP document, starting on page 14.
Do we need to submit a completed sample lease as part of the initial proposal?
No, see Criterion 6-d on page 14 of the RFP document. NPS will negotiate the terms of the final Lease with the Offeror determined to have submitted the best responsive proposal.
Can I submit a bid(s) for more than one property?
Per the Summary of Leasing Opportunity on page 3 of the RFP document, an offeror’s proposal may include one, or two or all three properties. An offeror may submit only one proposal, and it must be for just one of those options. A submission containing a proposal for one property AND an alternative proposal for two or more properties would be considered nonresponsive.
What is the longest lease period that would be considered under this RFP?
NPS anticipates a lease term of 10-20 years. NPS leasing regulations require leases to have as short a term as possible, taking into account the financial obligations of the lessee and other factors related to determining an appropriate lease term. If you are proposing a lease term longer than 10 years, please make sure your start-up or rehabilitation costs justify the length of term you propose.
Will leaseholders be given an opportunity to extend the lease at the end of the term?
See Terms of Lease on page 14 and Lease Provisions on page 15 of the RFP document
Where can we find information about the cost of insurance (e.g., liability, casualty)?
Costs will vary by insurance carrier; contact your preferred insurance provider.
Is flood insurance required?
See Sample Lease, Exhibit B: Insurance Requirements -“Other”
If property is severely damaged or “demolished” in a wildfire or storm, does this cancel the lease or is one expected to rebuild “in kind”?
See Section 14 “DAMAGE OR DESTRUCTION” on page 16 of sample Lease, Attachment A.
Where can we find information about whether the property would be subject to property tax or other local/state assessments?
See the “Jurisdiction” section on page 6 of the RFP document. As the park is not a related party, please contact state and/or local municipality for questions regarding tax assessments.
Because these buildings are listed on the National Register of Historic Places, we understand rehabilitation projects may be eligible for possible Federal or State Tax Credits. Where can we find more information?
Information about Federal Historic Preservation Tax Incentives can be found online at https://www.nps.gov/tps/tax-incentives.htm. This site also provides information on or links to State Historic Preservation Offices.
Who is responsible for determining what, if any, repair and maintenance is required? Are there any repairs/issues that need addressed in the short-term, so these may be considered in my proposal?
As noted in the RFP, the properties are available for lease “as is with all faults”. Per the RFP instructions, each proposal should include initial improvements and plans to maintain the property. While some initial improvements are suggested in the RFP Appendices, each offeror is responsible for verifying the condition of the property, developing a detailed scope of work and preparing a cost estimate for its proposed improvement plan.
Over the course of the lease, the Lessee is primarily responsible for identifying required repair and maintenance and for submitting its plans to the Lessor for review and approval. The Lessor, following periodic inspection, may also identify and bring to the attention of the Lessee areas found to be in need of repair or maintenance.
Can we get a list of maintenance and repairs that are expected or will be needed over the next 10 years? Can the NPS outline any initial repairs they have already determined would be required for each property?
Each property will have different needs. The NPS has identified a tentative list of necessary initial improvements, as described in Appendices A, B, and C of the RFP. However, each offeror is responsible for verifying the condition of the property, developing a detailed scope of work and preparing a cost estimate for its proposed improvement plan. Similarly, the offeror is responsible for assessing the work that will be required to maintain the premises after initial improvements have been completed and submit that as their maintenance plan. We understand that maintenance plans offered as part of the proposal might not be the final maintenance plan included in the lease. For guidance on maintenance and repair, the NPS uses the Secretary of the Interior Standards for the Treatment of Historic Properties and Cultural Landscapes. These emphasize the following basic approaches (1) RETAIN and PRESERVE features; (2) if needed, STABILIZE and REPAIR (e.g., re-fasten wall or roof shingles, re-flash chimney, patch-holes, re-glaze missing windowpanes); and (3) if features are too deteriorated then REPLACE them (e.g., re-roof, re-shingle walls, replace windows). As a general rule of thumb, maintenance under 1 and 2 above does not require prior consultation with the NPS, but documentation is required. Maintenance under 3 above requires prior consultation with the Park’s Section 106 Coordinator.
Who is responsible for testing the water at the property to make sure it is safe to drink?
Ground/well water testing is the responsibility of Lessee.
If we request permission to update the property, how long is the typical response time from NPS?
Response times from the park will vary depending on the type and complexity of the proposed plans. Generally, plans would need to be submitted at least 4 weeks in advance of when you want to begin work so that NPS can assess for compliance with The Secretary of Interior Standards for Treatment of Historic Properties. A minimum lead-time of 8 weeks is required for projects that require NPS consultation with the Massachusetts Historical Commission or local conservation commissions (e.g., new septic system or well, permanent changes to existing driveways, changing materials or configuration of a character-defining feature).
Can I do non-structural work on the property without a contractor (e.g., siding, roofing, fix a door)?
Use of contractors to perform general maintenance and upkeep of structures and premises is at the Lessee’s discretion. Lessee must consult with the park, in writing, prior to repairs, replacements, improvements to the structures or premises.
Are the properties handicap accessible? (e.g., ramps)
Like many structures of historical note, the entrances and other aspects of these properties are not ADA compliant. However, if members of the public submitting an RFP would like to include plans to modify the structure to facilitate access, the Park would consider these proposals on a case-by-case basis. Please note, such modification may not be feasible for some properties.
Are we able to sublease the property?
Per the “Allowed Uses of the Lease Premises” section on pages 4-5 of the RFP document, both residential and short-term rentals would be considered but Lessee may be subject to state or local town regulations related to rental properties. The park would consider proposals that include residential subleasing (e.g., for 1-year or longer) on a case-by-case basis. See Section 16.1 Assignments of the sample lease.
What is the relative weighting of the six stated Proposal Evaluation Criteria?
Please refer to the “Proposal Content and Selection Criteria” section of the RFP document, starting on page 11; and the “Evaluation and Selection Process” section, starting on page 14.
I’ve addressed the 6 criterion and will attach the required forms – do I need to provide any additional information?
Please refer to the RFP for instruction re: proposal requirements and content, starting on page 10, and the “Responsive Proposal Checklist”, Attachment E.
Would amount offered in excess of the cited Annual Fair Market Value Rent be used in determination of the best overall responsive proposal? What is the relative weighting of the six stated Proposal Evaluation Criteria?
While members of the public might choose to offer in excess of the cited Annual Fair Market Value Rent, this factor alone would not be the sole determining factor. Other criteria, as outlined in the RFP are significant and meaningful factors in the selection process.
Is there a maximum value that can be bid, in excess of the Fair Market Value Annual Rent?
There is no maximum value that can be bid for rent. As a reminder, Rent is just one of six selection criteria that the NPS will use to determine the best proposal.
If I wish to offer more than fair market value for a property – do I put that into the RFP, or do I wait and, if selected, negotiate final rent?
The rent offer should be included in the RFP submission.
How is rent paid – monthly, annually?
Per Section 5.2 “Annual Rent” of the Sample Lease – rent is payable in advance in equal monthly installments on the first day of each calendar month. This may be subject to lease negotiation.
I read through a sample lease – how likely is the rent to be increased during my lease period based on improvements I make?
The Annual Rent will be subject to an annual escalation or Consumer Price Index (CPI) adjustment.
Leases with a term of fifteen (15) or more years may contain a rent reconsideration provision in order to maintain the rent under the lease in an amount and structure consistent with “fair market value rent”.
Are refrigerators, stove, oven etc. in good working order and are they included in the lease?
The premises are offered in their existing “as is” condition, and conditions vary property to property. An Inventory and Condition Report will be created for each lease, identifying any personal property claimed by the Lessor if/as applicable.
If awarded an opportunity to negotiate a lease, will there be an inventory of furniture/equipment included?
An Inventory and Condition Report will be created for each lease, identifying any personal property claimed by the Lessor if/as applicable.
Would I be permitted to…. (Add outdoor seating, install solar panels, add an outdoor shower, etc.)
Because these properties are historical structures, changes of a permanent nature are not allowed. However, non-permanent alterations or additions can be proposed to the park, in writing, for review and approval.
Can we install/restore a garden, plant trees, put up a fence, etc., on the property?
Ground disturbance generally requires NPS pre-approval. See Sections 6.5 and 6.6 of the Sample Lease (RFP Exhibit A), which address Site Disturbance and the Protection of Cultural and Archeological Resources, respectively.
Could one get out of the lease after a couple of years for little or no cost?
When you enter into your lease, it is expected that you will have that lease for its full term and you will be financially responsible for its full term.
What happens if you are physically or financially unable to continue with the lease?
When you enter into your lease, it is expected that you will have that lease for its full term and you will be financially responsible for its full term. A lessee may request to terminate their lease, however the NPS is under no obligation to do so. The lessee will be responsible for all of the terms of the lease they sign.
There is a way to mark documentation for Trade secret information identified in the application materials. However, much of what’s being provided to the federal government is personally identifiable information, in particular financial, background, and previous experience disclosures which might be sensitive and/or need appropriate government handling. May we mark certain documents or paragraphs Privacy/PII, to help ensure correct handling in future FOIA (Freedom of Information Act) requests? Or can we make a notation that we do not waive our privacy rights to any personally identifiable information? Is there any way to highlight this for future FOIA reviewers? This question does not refer to Form 10-352, which has its own Privacy Act Statement attached, but to what information we might pull from it into the general application, or other relevant PII throughout the document, as the Transmittal Letter itself contains no Privacy Act information.
Please see pages 15-16 of the RFP document for instructions on how to mark sensitive information within your proposal. No PII would be released through a FOIA request. You are welcome to make notations on any of your documents and if it is determined to be trade secrets or personal information, it would then not be released via FOIA.
What happens during a government shutdown?
Historically, a lapse of appropriations has not materially impacted a long-term lessee within the Cape Cod National Seashore because a lessee’s access to and use of leased premises is usually not dependent on government staff or resources. Typically, non-essential staff would not be available to collect rent, answer questions, or facilitate review and pre-approval of repair/replacement projects. In the case of emergency repair needs, temporary emergency repairs would be allowed as an interim solution until such time as a proposal for the permanent repair or replacement can be reviewed and pre-approved by NPS.
When was this property last occupied?
The Ahearn property was leased by a private family for a period of twenty years and has been vacant for approximately 12 years. The Jedidiah Higgins property was leased by a private family for thirty years and has been vacant for approximately 5 years. The Sirna Studio was previously leased long-term by a private family but was most recently available to the public via short-term vacation lease. Sirna has been vacant for approximately 6 years.
We noticed that the Ahearn House has a cedar shingle roof while the Jedidiah Higgins house has an asphalt roof. When we replace the Ahearn roof, can we use asphalt shingles instead of cedar?
A decision on a future roof material for Ahearn is pending.
The RFP says “Submit conceptual designs for the improvements you propose to the buildings”. Does the mention of conceptual designs imply that additions could be made; are we allowed to build approved additions to the building?
A lessee would be required to repair and maintain the historic structure. Expanding the footprint of these structures would not be permitted.
The RFP states that the property is not subject to permit requirements by the town or the county/state. And I see the NPS confirms occupancy. Is there an actual permit process via the NPS for each contractor? Or is all of the work just completed per code and NPS guidelines by our contractors and then NPS does a final inspection?
Building codes and zoning are under the exclusive jurisdiction of the Federal Government. However, permitting related to water wells, cesspools, septic, construction near wetlands or other that may be subject to the Clean Water Act has been delegated to the state. Therefore, depending on scope, some permits may be required from the Massachusetts Department of Environmental Protection, or the Massachusetts Environmental Policy Act Office, or town health departments or Conservation Commissions. At this time, we understand that NPS would not issue other types of construction permits. Lessees and their contractors will be required to meet the standards described in the “Building Codes & Zoning” section on page 5 of the RFP document and/or related Construction sections of the final lease ( a Sample Lease is provided as Exhibit A). NPS will conduct the final review and issue a certificate of occupancy.
We’ve read Attachment E (Responsive Proposal Checklist), the “Proposal Content and Selection Criteria” starting on page 11 of the RFP document and the “Evaluation and Selection Process” starting on page 11 of the RFP Document. Is there any other guidance you can offer as we work on developing a competitive proposal?
The best advice we can offer is to follow all instructions. The materials noted explain the process thoroughly. Please use the Responsive Proposal Checklist to make sure you’ve included all the necessary forms and documentation. Remember that all criteria matter, and when addressing each criteria, try to follow the format provided as closely as you can. Respond to every question, point, or subpoint, even if it appears redundant. In a situation where all else is equal, a proposal that followed the instructions completely might stand out over one that didn’t.
Is there a path to the beach from the Sirna Studio?
The Premises does not include beachfront access and the park will not allow a path or trail to be created or re-established. Newcomb Hollow Beach and Cahoon Hollow Beach are nearby.
For a proposal of short-term rental use, are there any NPS requirements or restrictions concerning minimum or maximum guest-stay duration, frequency of guest turnover, guest parking, outdoor use, or other operating conditions that are not already specified in the RFP or Sample Lease?
Lessee’s use for short-term rental may be subject to state or local regulations related to rental properties. In addition, Lessee’s guests, subtenants, contractors, agents, and all other persons under the Lessee’s control are required to keep, observe, enforce, and obey the terms and conditions of the final negotiated Lease, together will all applicable laws and regulations.
The RFP and Sample Lease provide rent offsets associated with NPS-approved initial improvements. Can NPS provide additional guidance regarding the types of costs it anticipates may qualify as “Approved Costs” for purposes of a rent offset?
Offset requests will be considered on a case-by-case basis and as described in Section 5.7 of the Sample Lease. The park does not anticipate offsetting the costs a Lessee may incur for architectural or engineering services, permits, testing, reviews or similar professional services used in the design and approval phases.
Can NPS provide any existing environmental or hazardous material documentation for this property?
Any disclosures required by federal law or regulation will be made to the selected offeror, prior to execution of the negotiated lease.
What am I allowed to do/not allowed to do when making repairs or improvements at this property listed on the Register of Historic Places?
We refer you to The Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings. The leased properties will be subject to these standards, specifically for “Preservation” (starting on page 27 of the general guide identified above). In summary, it describes retaining and preserving the historic character of the property and avoiding the replacement of intact or repairable historic materials, or alteration of features, spaces and spatial relationships that characterize a property. It identifies the need to preserve distinctive materials, features, finishes and construction techniques or examples of craftsmanship that characterize a property. Where the severity of deterioration requires the repair or limited replacement of a distinctive feature, the new material is expected to match the old in composition, design, color and texture. Some minor “Rehabilitation” to allow for modern utility upgrades may also be considered.
Are there regulations that limit pets?
Pets are subject to conditions and prohibitions detailed in the Code of Federal Regulations (CFR) 36.
How does the lease transfer upon death of the lessee given the assignment language in Sample Lease’s Section 16?
An heir would not inherit the leasehold. If there is no living lessee, they would quickly default and NPS would terminate the lease as no other entity is authorized to perform the obligations of the lease, absent NPS approval. Per Section 21(k) of the Sample Lease, if more than one lessee is named in the Lease, each lessee is jointly and severally liable for performance of the obligations of the lease.
Does NPS have information on wifi provider used at Sirna Studio (or Ahearn, Higgins)?
NPS did not facilitate wifi connectivity at Sirna, Ahearn or Higgins, and cannot recommend a specific provider.
Where are the cesspools/septic and wells located at each site; and can you share any additional details (site plans, designs, water flow, date of last inspection, etc.)?
The park can share the location or approximate locations but does not have formal site plans or other information being requested. Water wells, cesspools, and septic are often permitted or monitored by the State or Town. You might be able to obtain additional information from their Departments of Public Works or Health Agents.
Ahearn: cement cesspool lid is visibly located in the left side yard. There is also a pit lid visible near the rear entrance, which appears to receive flow from the kitchen. Location of the submersible well pump has not been confirmed yet. Pipe enters the house left of the bulkhead (on driveway side of the house), indicating the well site is likely obscured in the brush of wooded areas on either side of the cleared grassy area used as the driveway.
Jedidiah Higgins: location of the septic cap is marked by a green stake inserted in the yard, approximately halfway up the front walkway and approximately thirty feet to the right of that walkway. The well’s submersible pump is in the small a-frame structure in the front yard, behind the studio.
Sirna Studio: cement cesspool lid is in the overgrowth/brush on the righthand side of the approach to Sirna, approximately thirty feet from the house and within 10 feet of the cleared approach. NPS will clear the area around the lid to improve visibility for remainder of the RFP period. The well is located outside the land assignment area, over the crest of the cleared area at top of approach to Sirna. It is currently best accessed via the parallel dirt road (first left after leaving main road). Lessee will have access to the well site for repair and maintenance.
Are there restrictions on propane generators, it is unclear in Section 12 and Section 6.4? If propane generators are not limited by NFPA and International Fire Code, would one be permitted on the property?
A propane generator may be permitted if not limited by NFPA and International Fire Code. Lessee would be directed to minimize the appearance of permitted generator/propane by proper sighting.
For anticipated ground disturbance (septic replacement, utility trenching, accessory-structure footings), what level of Section 106 archeological review does the park anticipate, is SHPO/THPO consultation expected, and what’s the typical timeline and cost borne by the Lessee?
Currently, Section 106 archeological reviews are done by a staff archeologist and NPS would not charge a fee for routine reviews such as above. Timelines vary. Simple archeological reviews eligible for a streamlined approach may take a few days to a few weeks, depending on staff availability. Significant ground disturbance, disturbance in previously undisturbed areas and/or reviews requiring consultation with the State or Tribal Historic Preservation Offices could take two to three months.
Can we add a storage shed at Sirna? Would small storage “Tuff Sheds” be considered temporary, or would a custom-built “permanent” storage shed at the rear of the house be preferable?
The park does not anticipate allowing long-term temporary storage placement and will not allow the addition of a new permanent structure to the Premises. In the event short-term temporary storage is approved, please note that Sirna is in the sightline of another historic property owned by the United States of America, and any approved temporary structure would need to be properly sighted to minimize its appearance.
We are considering submitting our application under a family trust funded by one couple in our extended family. In the case that this couple were to pass away unexpectedly, would anyone that is a part of the family trust be enabled access to the property if they are named in the lease under the trust? Or would each individual need to be included in the RFP application with full financial reviews?
If the Lessee is a trust, any Trustee would be able to access the property during the lease term. Just like with an individual, the trust needs to demonstrate it would be financially capable via proof of financial resources and credit worthiness. Documents to support the financial review will vary depending on when the trust was formed. A previously existing trust with assets already under its control might be able to provide sufficient proof of funds documentation from its own accounts. A newly formed trust would need to provide information from one or more of the trustor(s) personal financial accounts. If the trust requires resources from multiple trustors to make that demonstration, then documents should be provided from each of those trustors. When a trust is the Lessee, the Trustor (creator/manager) would be the signatory. Whoever would inherit management of the trust should also be listed as a signatory. Because there are no credit reports for trusts, we would minimally require personal credit reports from both the trustor(s) and the individual who will inherit management of the trust (the other signatory).
