title
Authorization to enter into agreements for Professional Property Management Services.
presenter
Presenter: Leonard Langston, Jr., Interim Chief Property Officer
Recommendation
The Chief Executive Officer (“CEO”) of the Chicago Housing Authority (“CHA”) recommends that the CHA Board of Commissioners (“Board”) approve the award of contracts to the below listed contractors in the aggregate not-to-exceed amount of $50,000,000.00 consisting of a contract value of $29,000,000.00 for a 3-year base term with two (2) 1-year option terms, in the combined amount of $21,000,000.00, to provide professional property management services to various CHA properties.
The Board further authorizes the CEO to approve each request to exercise the options awarded under the contract and re-allocate contract values amongst awardees, as necessary. Each option term shall only be exercised individually and at the time of the expiration of the prior contract term.
The Board also delegates authority to the CEO or his designee to assign or reassign property management contractors as required by CHA.
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Recommended Awardees |
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Five T Management Service Provider Inc |
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East Lake Management Group Inc |
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Full Circle Realty & Property |
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Gilead Management LLC |
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Hispanic Housing Development Corporation |
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HR Legacy Commercial LLC |
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Universal Management Services Inc |
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Winn Managed Properties LLC |
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Aggregate Total: $50,000,000.00 |
The requested action complies in all material respects with all applicable federal, state, and local laws, and CHA policies. CHA staff has completed all necessary due diligence to support the submission of this initiative.
Funding
MTW Funds
Background
CHA solicited proposals from professional property management firms to oversee and manage various aspects of CHA residential properties including, but not limited to, occupancy/leasing, resident file management, resident relations, regularly scheduled resident re-examinations, lease enforcement, rent collection, evictions, building operations, routine and emergency maintenance and repairs, property inspections, safety and emergency response, financial reporting, and procurement of goods and services
Procurement Activities
Specifications prepared by CHA staff were publicly advertised as RFP Event 3341 for Professional Property Management Services (PPMs) June 11, 2026. No Pre-Proposal Conference was held. Ten (10) proposals were received on June 25, 2026. The responses to the RFP are depicted in the table below:
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Vendor Responses |
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Black Rose Group LLC dba Black Rose Realty - All 3 Areas (New) |
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East Lake Management Group, Inc. - All 3 Areas |
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Five T Management Service Provider Inc All 3 Areas |
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Full Circle Realty & Property Management LLC Area 1 (New) |
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Gilead Management LLC Areas 1 & 2 (New) |
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Hispanic Housing Development Corporation (HHDC) Area 1 |
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HR Legacy Commercial LLC Areas 1 & 3 (New) |
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MC Management Group Inc. All 3 Areas (New) |
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Universal Management Services, Inc All 3 Areas (New) |
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Winn Managed Properties, LLC Area 3 |
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The recommended vendor(s) were selected through a competitive procurement process in accordance with HUD regulation CFR 200.318 that evaluated responses in the following areas:
1. Qualifications and Experience -- 25 points
2. Past Performance -- 25 points
3. Approach and Work Plan -- 30 points
4. Organizational Structure and Key Personnel -10 points
5. MBE/WBE compliance -- 10 points
Final scores received from the Evaluation Committee were used to determine the competitive range. No Oral presentations were held. Based on the overall scoring, CHA staff recommend East Lake Management Group, Inc., Five T Management Service Provider, Inc, Full Circle Realty & Property Management, LLC, Gilead Management LLC, Hispanic Housing Development Corporation, HR Legacy Commercial LLC, Universal Management Services, Inc and Winn Managed Properties, LLC for awards to provide Professional Property Management Services and related services as needed by CHA.
Contracting Requirements
The CHA Staff has reviewed the proposed vendors and has determined the vendors' utilization plans meet with the CHA's stated goals.
East Lake Management Group Inc will satisfy the CHA 20% compliance goal through direct participation, by self-performing as an MBE certified by the Chicago Minority Supplier Development Council (MBE) (Direct 93%). East Lake Management Group Inc will satisfy the Section 3 participation goal by sub-contracting to Areial Contracting Group, LLC certified as 75% LI Section 3 Business (1.00%); Black Star Group Company certified as 51% LI Section 3 Business (1.00%); Center Court Construction, LLC certified as 51% LI Section 3 Business (1.00%); Chicagoland Management & Associates, Inc certified as 75% LI Section 3 Business (1.00%); Frontline Sewer & Water Specialists, Inc certified as 75% LI Section 3 Business (1.00%); Powell Group Corporation certified as 75% LI Section 3 Business (1.00%) and Touch of Hill Painting LLC certified as 51% LI Section 3 Business (1.00%). East Lake Management Group Inc has held contracts with CHA as a prime contractor since 2005.
Five T Management Service Provider Inc is a MBE certified by the City of Chicago. However, they will satisfy the CHA 20% compliance goal through direct participation, by sub-contracting to The Nelson Group certified by the City of Chicago (MBE) (Direct-3.33%); A&M General Contractor certified by the City of Chicago (WBE) (Direct-3.33%); Universal C&M Plumbing certified by the City of Chicago (MBE) (Direct 3.33%); Lopez and Sons, Inc. certified by the City of Chicago (DBE) (Direct-3.33%); SMB Contracting, Inc. certified by the Cook County (MBE) (Direct-3.33%) and Frank's Consultant & Const. certified by the City of Chicago(WBE) (Direct-3.33%). Five T Management Service Provider Inc will satisfy the Section 3 participation goal by sub-contracting to PGC Doors certified as 75% LI Section 3 Business (0.50%); G&V Electrical Contractors Inc certified as 51% LI Section 3 Business (0.50%); Frontline Sewer & Water Specialists, Inc. certified as 75% LI Section 3 Business; Urban Landscape Solutions LLC certified as 75% LI Section 3 Business (0.50%); Howard Hill Construction LLC certified as 75% LI Section 3 Business (0.50%) and Areial Contracting Group, LLC certified as 75% LI Section 3 Business (0.50%). Five T Management Service Provider Inc has held contracts with CHA as a prime contractor since 2024.
Full Circle Realty & Property will satisfy the CHA 20% compliance goal through direct participation, by self-performing as an MBE certified by the City of Chicago (MBE) (Direct-97%). Full Circle Realty & Property will satisfy the Section 3 participation goal by self-performing as certified 51% LI Section 3 Business (3%). Full Circle Realty & Property has not held contracts with CHA as a prime contractor.
Gilead Management, LLC will satisfy the CHA 20% compliance goal through direct participation, by sub-contracting to Plumbing Solutions Unlimited Inc certified by the City of Chicago (MBE) (Direct-10.16%) and Tiles in Style certified by the Cook County (WBE) (Direct-10.16%). Gilead Management, LLC will satisfy the Section 3 participation goal by sub-contracting to Tiles in Style certified as 75% LI Section 3 Business (3.25%). Gilead Management LLC has not held contracts with CHA as a prime contractor.
Hispanic Housing Development Corporation will satisfy the CHA 20% compliance goal through direct participation, by subcontracting to Bill Welding and Fabrication LLC dba BWF Construction certified by the Cook County (MBE) (1.81%); Frank's Consultant and Construction certified by the City of Chicago (MBE) (1.58%); Iron Horse Construction Services, Inc. certified by the City of Chicago (WBE) (Direct-1.81%); Men in Sewers Pumping and Jetting LLC certified by the City of Chicago (MBE) (Direct-2.03%); Rocha Plumbing Inc. certified by the City of Chicago (MBE) (Direct-3.39%); Newcastle Tuckpointing, Inc. certified by the City of Chicago (MBE) (Direct-1.35%); Powell Group Corporation certified by the City of Chicago (MBE) (Direct-1.81%); SMB Contracting, Inc certified by the Cook County (WBE) (Direct-1.35%) The Nelson Group certified by the City of Chicago (WBE) (Direct-1.35%); Thermal Electric Inc. certified by the State of Illinois (MBE) (Direct-1.81%) and Tiles in Style, LLC dba Taza Construction certified by the Cook County (WBE) (Direct-1.80%). Hispanic Housing Development Corporation will satisfy the Section 3 participation goal by sub-contracting to Aerial Contracting Group, LLC certified as a 75% LI Section 3 Business (0.90%); C.C.E. Enterprises LLC certified as a 75% LI Section 3 Business (0.45%); Dever Industries Inc. certified as a 75% LI Section 3 Business (0.45%); Front and Center Construction, Inc. certified as a 51% LI Section 3 Business (0.79%) and G&V Electrical Contractors Inc certified as a 51% LI Section 3 Business (0.45%). Hispanic Housing Development Corporation has held contracts with CHA as a prime contractor since 2009.
HR Legacy Commercial LLC will satisfy the CHA 20% compliance goal through direct participation, by self-performing as an MBE certified by the State of Illinois Commission on Equity and Inclusion (MBE) (Direct-97%). HR Legacy Commercial LLC will satisfy the Section 3 participation goal by self-performing as a certified 75% LI Section 3 Business (2.43%) and by sub-contracting to R Legacy Realty certified as a 75% LI Section 3 Business (0.57%). HR Legacy Commercial LLC has not held contracts with CHA as a prime contractor.
Universal Management Services Inc will satisfy the CHA 20% compliance goal through direct participation, by sub-contracting to Royale Maintenance and Management certified by the City of Chicago (MBE) (Direct-20%). Universal Management Services Inc will satisfy the Section 3 participation goal by sub-contracting to Royale Maintenance and Management certified as a 75% LI Section 3 Business (3%). Universal Management Services Inc has not held contracts with CHA as a prime contractor.
Winn Managed Properties, LLC will satisfy the CHA 20% compliance goal through direct participation, by subcontracting to Tiles in Style certified by the Cook County (MBE) (Direct-2.00%); Alliance Allied certified by the City of Chicago (MBE) (Direct-0.50%); Alfa Chicago, Inc certified by the City of Chicago (MBE) (Direct-1.00%); GWO Inc certified by the City of Chicago (WBE) (Direct-1.00%); BWF Construction certified by the Cook County (WBE) (Direct-2.00%); Evans Electric certified by the City of Chicago (MBE) (Direct-1.50%); G&V Electrical Contractors certified by City of Chicago (MBE) (Direct-1.00%); Men in Sewers certified by the City of Chicago (WBE) (Direct-2.00%); Flo-Maxx certified by the Cook County (MBE) (Direct-3.00%); Drain King certified by the City of Chicago (DBE) (Direct-1.00%); Diaz Group LLC certified by the City of Chicago (MBE) (Direct-4.00%); Lopez & Sons certified by the City of Chicago (MBE) (Direct-0.50%); CRCD Construction LLC certified by the City of Chicago (MBE) (Direct-1.00%). Winn Managed Properties, LLC will satisfy the Section 3 participation goal by sub-contracting to Aerial Contracting Group, LLC certified as a 75% LI Section 3 Business (0.50%); Chicagoland Management certified as a 75% LI Section 3 Business (1.00%); DMD Electrical Contractors certified as a 51% LI Section 3 Business (0.50%); Frontline Sewer & Water Specialists, Inc certified as a 75% LI Section 3 Business (0.50%) and Apex Construction Group, Inc certified as a 75% LI Section 3 Business (0.50%). Winn Managed Properties, LLC has held contracts with CHA as a prime contractor since 2024.
Vendor Background Information
East Lake Management Group, Inc.
Elzie Higginbottom, CEO/Chairman 2850 S Michigan Ave., Chicago 60616. East Lake manages a significant residential portfolio of market rate, subsidized, and mixed-use properties, for both families and seniors. With a portfolio of over 10,000 residential units and more than 30 commercial properties, East Lake is one of the largest property management firms in the Midwest.
Five T Management Service Provider Inc.
Deona Thomas, CEO; 647 E 75th St, Chicago, IL 60619. Five T Management Service Provider, Inc. was established in 2024 as a separate entity created by Five T Management. Five T Management manages over 2,000 units. Five T Management Service Provider was recently named receiver for 5 CHA-contracts in 2024, which is their only prior history with CHA. Five T Management Service Provider is subcontracting directly to multiple M/W/DBE certified firms to meet the subcontracting requirement. They also have a current contract with the El Paso Public Housing Authority.
Full Circle Realty & Property Management, LLC
Deanna Hodges-Walker, President and Managing Member, 422 ½ E. 87th St. Chicago, IL 60619. Full Circle Realty & Property Management, LLC is a Chicago-based, minority-owned affordable housing management and asset stabilization firm with experience managing and stabilizing more than 1,500 residential and commercial units. Led by Deanna Hodges-Walker, Managing Broker, Certified Mediator, HUD Certified Housing Counselor, Receivership Institute Specialist, and Licensed General Contractor, FCRPM brings direct experience in multifamily property management, subsidized housing operations, scattered-site portfolio coordination, court-appointed receivership administration, distressed asset stabilization, resident communication, vendor oversight, municipal code resolution, and compliance-driven housing operations. Full Circle Realty & Property Management has no previous contracts with Chicago Housing Authority.
Gilead Management LLC
Devereaux Peters, Member, 215 E 61st Street Chicago, IL 60637. Gilead Management, LLC has specialized in property management services, focusing on both affordable and market-rate multi-family housing for 21 years. Gilead Management LLC has no previous contracts with Chicago Housing Authority.
Hispanic Housing Development Corporation
Laura Selby, Executive Vice President, COO 325 N. Wells Floor 8 Chicago, IL 60654. Since its establishment in 1975, HHDC has pursued its mission of developing quality affordable housing in Chicago neighborhoods and providing community-oriented property management services and in-house construction expertise. The agency has developed 4633 apartments and homes in 42 distinct developments with 6759 units and 209 buildings currently under management that serve 8161 CHA and HHDC residents.
HR Legacy Commercial LLC
Malcolm Rogers, President, 11001 S. Michigan Chicago IL 60628. HR Legacy Commercial LLC. With over 10 years of experience their team of professionals has the expertise and resources to help manage properties efficiently and effectively. HR Legacy Commercial LLC has no previous contracts with Chicago Housing Authority.
Universal Management Services, Inc.
Gregory Miller, President, 29 E. Madison Suite 945 Chicago IL 60602. Universal Management Services, Inc. established in 2008, specializes in managing residential and commercial properties, including apartment complexes, senior housing, housing cooperatives, office and retail spaces, and homeowner associations. Universal Management Services, Inc. has no previous contracts with Chicago Housing Authority.
Winn Managed Properties, LLC
Gilbert Winn, CEO, One Washington Mall, Suite 500, Boston, MA 02108. Winn Managed Properties, LLC is a privately-owned family business founded in 1971. They operate more than 119,000 units across 27 states, the District of Columbia, and Puerto Rico. Winn Managed Properties LLC was recently named receiver for 11 CHA-contracts, which is their only prior history with CHA. Winn Managed Properties LLC is subcontracting directly to multiple M/W/DBE certified firms to meet the subcontracting requirement. Winn Managed Properties LLC is subcontracting to multiple Section 3 certified firms to meet the subcontracting requirement. They also have a current contract with the El Paso Public Housing Authority.
Based on the foregoing, it is in the best interest of the CHA for the Board to authorize the Chief Executive Officer or their designee, to enter into a contract for Professional Property Management Services with East Lake Management Group, Inc., Five T Management Service Provider, Inc, Full Circle Realty & Property Management, LLC, Gilead Management LLC, Hispanic Housing Development Corporation, HR Legacy Commercial LLC, Universal Management Services, Inc and Winn Managed Properties, LLC in the amount of $50,000,000.00.
Respectfully Submitted:
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Keith Pettigrew
Chief Executive Officer