Forest Service awards $6.2M contract for Multnomah Falls Lodge rehabilitation to DSL Builders LLC

Contract Overview

Contract Amount: $6,245,086 ($6.2M)

Contractor: DSL Builders LLC

Awarding Agency: Department of Agriculture

Start Date: 2025-12-01

End Date: 2027-12-31

Contract Duration: 760 days

Daily Burn Rate: $8.2K/day

Competition Type: FULL AND OPEN COMPETITION AFTER EXCLUSION OF SOURCES

Number of Offers Received: 3

Pricing Type: FIRM FIXED PRICE

Sector: Construction

Official Description: GAOA MULTNOMAH FALLS LODGE REHABILITATION

Place of Performance

Location: BRIDAL VEIL, MULTNOMAH County, OREGON, 97010

State: Oregon Government Spending

Plain-Language Summary

Department of Agriculture obligated $6.2 million to DSL BUILDERS LLC for work described as: GAOA MULTNOMAH FALLS LODGE REHABILITATION Key points: 1. The contract value represents a significant investment in preserving a key national landmark. 2. The rehabilitation project aims to address structural and functional needs of the historic lodge. 3. The chosen contractor, DSL Builders LLC, will be responsible for delivering construction services. 4. The project duration spans over two years, indicating a substantial scope of work. 5. The contract is structured as Firm Fixed Price, providing cost certainty for the government. 6. The award was made under full and open competition, suggesting a competitive bidding process.

Value Assessment

Rating: good

The contract value of $6.2 million for the Multnomah Falls Lodge rehabilitation appears reasonable given the scope of work, which involves commercial and institutional building construction for a historic site. Benchmarking against similar large-scale historical building renovations would provide a more precise value-for-money assessment. The firm fixed-price structure helps mitigate cost overruns, which is a positive indicator for value.

Cost Per Unit: N/A

Competition Analysis

Competition Level: full-and-open

The contract was awarded under 'Full and Open Competition After Exclusion of Sources,' indicating that while the competition was broad, specific sources may have been excluded for defined reasons. With three bidders participating, the level of competition suggests a reasonable opportunity for price discovery, though a higher number of bidders could potentially drive prices lower.

Taxpayer Impact: The competitive nature of this award is beneficial for taxpayers, as it likely resulted in a more competitive price than a sole-source or limited competition scenario.

Public Impact

The primary beneficiaries are visitors to the Columbia River Gorge National Scenic Area, who will gain access to a restored and safe historic lodge. The services delivered include comprehensive rehabilitation of the Multnomah Falls Lodge, likely encompassing structural repairs, interior renovations, and potentially accessibility upgrades. The geographic impact is concentrated in Oregon, specifically at the Multnomah Falls site, a major tourist attraction. The project will likely create temporary employment opportunities for construction workers and related trades in the local Oregon area.

Waste & Efficiency Indicators

Waste Risk Score: 50 / 10

Warning Flags

Potential for unforeseen structural issues in a historic building leading to scope creep and cost increases.
Dependence on a single contractor for a complex rehabilitation project carries inherent execution risks.
Weather-related delays in Oregon could impact the project timeline and potentially increase costs if not managed effectively.

Positive Signals

The firm fixed-price contract provides cost certainty and incentivizes the contractor to manage expenses efficiently.
The use of full and open competition suggests a thorough vetting process and a competitive pricing environment.
The project's focus on rehabilitation of a historic landmark indicates a commitment to preserving cultural and natural heritage.

Sector Analysis

The contract falls within the Commercial and Institutional Building Construction sector, a broad category encompassing the renovation and construction of non-residential buildings. The market for historic building rehabilitation is specialized, requiring contractors with specific expertise in preservation techniques and materials. The Forest Service's investment in this project aligns with broader federal efforts to maintain and improve national park and forest infrastructure, often involving significant capital outlays for landmark preservation.

Small Business Impact

The data indicates that small business participation was not a specific set-aside for this contract (ss: false, sb: false). Therefore, the primary impact on small businesses would be through potential subcontracting opportunities offered by the prime contractor, DSL Builders LLC. The extent of this subcontracting will depend on the prime contractor's strategy and the specific needs of the rehabilitation project.

Oversight & Accountability

Oversight for this contract will likely be managed by the U.S. Forest Service, a division of the Department of Agriculture. Accountability measures are typically embedded in the contract terms, including performance standards, payment schedules tied to milestones, and potential penalties for non-compliance. Transparency is generally maintained through contract award databases and public reporting, though specific project oversight details may not be publicly detailed.

Related Government Programs

National Park Service Historic Preservation Fund
USDA Forest Service Facilities Maintenance
Public Lands Infrastructure Projects
Historic Building Restoration Contracts

Risk Flags

Potential for cost overruns due to the complexity of historic building rehabilitation.
Risk of schedule delays due to unforeseen site conditions or weather.
Dependence on the performance and financial stability of a single prime contractor.

Frequently Asked Questions

What is this federal contract paying for?

Department of Agriculture awarded $6.2 million to DSL BUILDERS LLC. GAOA MULTNOMAH FALLS LODGE REHABILITATION

Who is the contractor on this award?

The obligated recipient is DSL BUILDERS LLC.

Which agency awarded this contract?

Awarding agency: Department of Agriculture (Forest Service).

What is the total obligated amount?

The obligated amount is $6.2 million.

What is the period of performance?

Start: 2025-12-01. End: 2027-12-31.

What is the track record of DSL Builders LLC in completing similar large-scale historical rehabilitation projects for federal agencies?

Information regarding DSL Builders LLC's specific track record on large-scale historical rehabilitation projects for federal agencies is not detailed in the provided data. A comprehensive assessment would require reviewing past performance evaluations, contract history, and any reported issues or successes on similar projects. Federal procurement databases and agency performance rating systems (e.g., Contractor Performance Assessment Reporting System - CPARS) would be the primary sources for this information. Without this data, it's difficult to definitively assess their suitability and past performance in this specialized area.

How does the awarded amount of $6.2 million compare to the estimated cost or budget for the Multnomah Falls Lodge rehabilitation?

The provided data states the awarded amount is $6,245,086. However, it does not include the initial estimated cost or the allocated budget for the Multnomah Falls Lodge rehabilitation project. To assess value for money, this awarded amount should be compared against the government's independent cost estimate and potentially against bids received from other competitors. If the award is significantly below the estimate, it could indicate strong competition or a conservative estimate. Conversely, if it's at or above the estimate, further scrutiny of the pricing and scope would be warranted.

What are the key performance indicators (KPIs) and risk mitigation strategies outlined in the contract for DSL Builders LLC?

The provided data does not specify the key performance indicators (KPIs) or detailed risk mitigation strategies within the contract. Typically, firm-fixed-price contracts include performance standards related to quality of work, adherence to schedule, and compliance with specifications. Risk mitigation would involve clauses addressing unforeseen conditions, change order procedures, and dispute resolution. A thorough review of the full contract document would be necessary to identify these specific KPIs and risk management protocols.

What is the historical spending pattern for the rehabilitation and maintenance of the Multnomah Falls Lodge by the Forest Service?

The provided data does not contain historical spending information specifically for the Multnomah Falls Lodge rehabilitation and maintenance. To understand historical spending patterns, one would need to access multi-year budget and expenditure records for the specific site or similar facilities managed by the Forest Service. Analyzing past investments could reveal trends in maintenance needs, frequency of major repairs, and the overall lifecycle cost of preserving such historic structures.

What specific exclusions were made in the 'Full and Open Competition After Exclusion of Sources' and what was the justification?

The provided data indicates the contract type as 'FULL AND OPEN COMPETITION AFTER EXCLUSION OF SOURCES' but does not specify which sources were excluded or the justification for their exclusion. This procurement method implies that while the competition was intended to be broad, certain potential offerors were deliberately not solicited. Justifications for exclusion typically relate to factors like prior performance issues, organizational conflicts of interest, or specific capabilities required that only a limited set of firms possess. Without further details, the rationale behind these exclusions remains unclear.

Industry Classification

NAICS: Construction › Nonresidential Building Construction › Commercial and Institutional Building Construction

Product/Service Code: MAINT, REPAIR, ALTER REAL PROPERTY › MAINT, ALTER, REPAIR NONBUILDINGS

Competition & Pricing

Extent Competed: FULL AND OPEN COMPETITION AFTER EXCLUSION OF SOURCES

Solicitation Procedures: SUBJECT TO MULTIPLE AWARD FAIR OPPORTUNITY

Solicitation ID: 1240BH25R003

Offers Received: 3

Pricing Type: FIRM FIXED PRICE (J)

Evaluated Preference: NONE

Contractor Details

Address: 195 PINE ST NE, SALEM, OR, 97301

Business Categories: Category Business, Corporate Entity Not Tax Exempt, Limited Liability Corporation, Self-Certified Small Disadvantaged Business, Service Disabled Veteran Owned Business, Small Business, Special Designations, U.S.-Owned Business, Veteran Owned Business

Financial Breakdown

Contract Ceiling: $6,245,086

Exercised Options: $6,245,086

Current Obligation: $6,245,086

Contract Characteristics

Commercial Item: COMMERCIAL PRODUCTS/SERVICES PROCEDURES NOT USED

Cost or Pricing Data: NO

Parent Contract

Parent Award PIID: 140F0822D0037

IDV Type: IDC

Timeline