HomeMy WebLinkAboutCOW 2025-11-24 Item 4B - Grant - Funding for Gregor House RepairCOUNCIL AGENDA SYNOPSIS
Initials
Meeting Date
Prepared by
Ma_ yor's review
Council review
11/24/25
JR
ITEM INFORMATION
ITEM NO.
4.B. &
Spec 3.B.
STAFF SPONSOR: SHAWN CHRISTIE
ORIGINAL AGENDA DAIL: 11/24/25
AGENDA ITEM TITLE Gregor House Rehabilitation Contract
CA ILGORY 01 Discussion
11/24/25
0
Motion
Date 11/24/25
❑ Resolution
Mtg Date
❑ Ordinance
Mtg Date
❑ Bid Award
Mtg Date
❑ Public Hearing
Mtg Date
❑ Other
Mtg Date
Mtg Date
Mtg
SPONSOR ❑Council ❑Mayor HR DCD ❑Finance ❑Fire TS ❑P&R ❑Police 0Pit ❑Court
SPONSOR'S Gregor House, a city -owned, single -story residence formerly used for transitional housing
SUNLVARY became inhabitable in 2024. The City's Human Services Division is requesting the
restoration to support the South King County Shelter grant program, and Reaper
Construction has been selected from the MRSC Small Works Roster to perform the work.
Staff recommend that the City Council authorize execution of a contract with Reaper
Construction to complete the rehabilitation of the Gregor House by the end of 2025.
REVIEWED BY ❑ Trans&Infrastructure ❑ CommunitySvs/Safety
❑ LTAC ❑ Arts Comm.
DATE:
❑ Finance
❑ Parks
Comm. ❑ Planning/Economic Dev.
Comm. ❑ Planning Comm.
CHAIR:
COMMIT I'EE
RECOMMENDATIONS:
SPONSOR/ADMIN.
COMMll
Public Works Department
to Committee of the Whole
IEE Send
COST IMPACT / FUND SOURCE
EXPENDITURE REQUIRED AMOUNT BUDGETED APPROPRIATION REQUIRED
$200,000 $0.00 $0.00
Fund Source: GRANT AWARD
Comments:
MTG. DATE
RECORD OF COUNCIL ACTION
11/24/25
MTG. DATE
ATTACHMENTS
11/24/25
Informational Memorandum dated 11/24/25
Contract
Contractor Quote
Current Photographs of House
27
Thomas McLeod, Mayor
Public Works Department - Jen Tetatzin, PE, PMP - Director
INFORMATIONAL MEMORANDUM
TO: Committee of the Whole
FROM: Jen Tetatzin, Public Works Director
BY: Shawn Christie, Internal Operations Manager
CC: Thomas McLeod, Brandon Miles
DATE: 11 /18/2025
SUBJECT: Gregor House Rehabilitation Contract
ISSUE
Council approval is required to award a contract in the amount of $197,809 to Reaper Construction to complete
necessary repairs to the Gregor House by the end of 2025.
BACKGROUND
Gregor House is a city -owned, single -story residence used as transitional housing for unsheltered families,
operated in partnership with a local non-profit. In early 2024, the home became uninhabitable due to significant
deterioration, forcing the non-profit to suspend its use. In June 2025, the City utilized State grant funds to remove
damaged drywall, insulation, and flooring. Unfortunately, the property sustained additional damage in the fall due
to unauthorized occupancy and now requires significant repairs and remodeling to make it habitable again.
DISCUSSION
The City's Human Services Division requested the Public Works Department to manage a project to restore the
Gregor House to a usable condition in support of the South King County Shelter grant program. This funding is
only available through December 31, 2025. The proposed rehabilitation project includes:
Full replacement of electrical systems
Structural repairs
New windows and doors
Plumbing system restoration
Installation of drywall, insulation, and flooring
Installation of kitchen cabinetry
Reaper Construction has been selected from the MRSC Small Works Roster to perform the work and is prepared
to complete the project within the grant timeline.
FINANCIAL IMPACT
The total project cost is $200,000, which will be fully funded through the South King County Shelter Grant.
RECOMMENDATION
Staff recommend that the City Council authorize execution of a contract with Reaper Construction to complete the
rehabilitation of the Gregor House by the end of 2025.
ATTACHMENTS
• Contract
• Contractor Quote
• Current Photographs of House
Tukwila City Hall • 6200 Southcenter Boulevard • Tukwila, WA 98188 • 206-433-1800 • Website: TukwilaWA.gov
28
City of Tukwila
6200 Southcenter Boulevard, Tukwila WA 98188
CITY OF TUKWILA
Short Form Contract
Contract Number:
Contractor/
Vendor Name: Reaper Construction Project No. 82530308
Address: PO Box 339 Arlington, WA 98223 Budget Item: MR003210-548001
KC Grant #6437090
Telephone: 360-724-1004 Project Name: Gregor House Repair
Please initial all attachments, then sign and return copies one and two to:
City of Tukwila, Public Works Department, 6200 Southcenter Boulevard, Tukwila, Washington
98188. Retain copy three for your records until a fully executed copy is returned to you.
AGREEMENT
This Agreement, made and entered into this 25th day of November 2025, by and between the City of
Tukwila, hereinafter referred to as "City", and Reaper Construction, hereinafter referred to as "Contractor."
The City and the Contractor hereby agree as follows:
SCOPE AND SCHEDULE OF SERVICES TO BE PERFORMED BY CONTRACTOR. The Contractor
shall perform those services described on Exhibit A attached hereto and incorporated herein by this
reference as if fully set forth. In performing such services, the Contractor shall at all times comply with
all Federal, State, and local statutes, rules and ordinances applicable to the performance of such
services and the handling of any funds used in connection therewith. The Contractor shall request
and obtain prior written approval from the City if the scope or schedule is to be modified in any way.
2. TIME OF COMPLETION. The work shall be commenced on November 26th, 2025 and be
completed no later than December 30, 2025.
3. COMPENSATION AND METHOD OF PAYMENT. The City shall pay the Contractor for services
rendered according to the rate and method set forth on Exhibit B attached hereto and incorporated
herein by this reference. The total amount to be paid shall not exceed $197,809 except by written
agreement of the parties.
4. CONTRACTOR BUDGET. The Contractor shall apply the funds received under this Agreement within
the maximum limits set forth in this Agreement. The Contractor shall request prior approval from the
City whenever the Contractor desires to amend its budget in any way.
5. PAYMENTS. The City shall make payments on account of the contract at completion of the project.
6. ACCEPTANCE AND FINAL PAYMENT. Final payment shall be due 10 days after completion of the
work, provided the contract is fully performed and accepted.
7. CONTRACT DOCUMENTS.
• The contract includes this Agreement, Scope of Work and Payment Exhibit.
The intent of these documents is to include all labor, materials, appliances and services of every
kind necessary for the proper execution of work, and the terms and conditions of payment
therefore.
CA revised May 2020
Page 1
29
• The documents are to be considered as one, and whatever is called for by any one of the
documents shall be as binding as if called for by all.
• The Contractor agrees to verify all measurements set forth in the above documents and to report
all differences in measurements before commencing to perform any work hereunder.
8. MATERIALS, APPLIANCES AND EMPLOYEES.
Except as otherwise noted, the Contractor shall provide and pay for all materials, labor, tools,
water, power and other items necessary to complete the work.
Unless otherwise specified, all material shall be new, and both workmanship and materials shall
be of good quality.
Contractor warrants that all workmen and subcontractors shall be skilled in their trades.
9. SURVEYS, PERMITS AND REGULATIONS. The City shall furnish all surveys unless otherwise
specified. Permits and licenses necessary for the execution of the work shall be secured and paid for
by the Contractor. Easements for permanent structures or permanent changes in existing facilities
shall be secured and paid for by the City unless otherwise specified. The Contractor shall comply with
all laws and regulations bearing on the conduct of the work and shall notify the City in writing if the
drawings and specifications are at variance therewith.
10. PROTECTION OF WORK, PROPERTY AND PERSONS. The Contractor shall adequately protect
the work, adjacent property and the public and shall be responsible for any damage or injury due to
any act or neglect.
11. ACCESS TO WORK. The Contractor shall permit and facilitate observation of the work by the City
and its agents and public authorities at all times.
12. CHANGES IN WORK. The City may order changes in the work, the contract sum being adjusted
accordingly. All such orders and adjustments shall be in writing. Claims by the Contractor for extra
cost must be made in writing before executing the work involved.
13. CORRECTION OF WORK. The Contractor shall re -execute any work that fails to conform to the
requirements of the contract and that appears during the progress of the work, and shall remedy any
defects due to faulty materials or workmanship which appear within a period of one year from date of
completion of the contract and final acceptance of the work by the City unless the manufacturer of the
equipment or materials has a warranty for a longer period of time, which warranties shall be assigned
by Contractor to City. The provisions of this article apply to work done by subcontractors as well as to
work done by direct employees of the Contractor.
14. OWNER'S RIGHT TO TERMINATE CONTRACT. Should the Contractor neglect to execute the work
properly, or fail to perform any provision of the contract, the City, after seven days' written notice to
the contractor, and his surety, if any, may without prejudice to any other remedy the City may have,
make good the deficiencies and may deduct the cost thereof from the payment then or thereafter due
the Contract or, at the City's option, may terminate the contract and take possession of all materials,
tools, appliances and finish work by such means as the City sees fit, and if the unpaid balance of the
contract price exceeds the expense of finishing the work, such excess shall be paid to the Contractor,
but if such expense exceeds such unpaid balance, the Contractor shall pay the difference to the City.
15. PAYMENTS. Payments shall be made as provided in the Agreements. Payments otherwise due may
be withheld on account of defective work not remedied, liens filed, damage by the Contractor to others
not adjusted, or failure to make payments properly to the subcontractors.
16. INSURANCE. The Contractor shall procure and maintain for the duration of the Agreement, insurance
against claims for injuries to persons or damage to property which may arise from or in connection
with the performance of the work hereunder by the Contractor, their agents, representatives,
employees or subcontractors. Contractor's maintenance of insurance, its scope of coverage and limits
as required herein shall not be construed to limit the liability of the Contractor to the coverage provided
by such insurance, or otherwise limit the City's recourse to any remedy available at law or in equity.
A. Minimum Scope of Insurance. Contractor shall obtain insurance of the types and with the limits
described below:
CA revised May 2020
30
Page 2
1. Automobile Liability insurance with a minimum combined single limit for bodily injury and
property damage of $1,000,000 per accident. Automobile liability insurance shall cover all
owned, non -owned, hired and leased vehicles. Coverage shall be written on Insurance
Services Office (ISO) form CA 00 01 or a substitute form providing equivalent liability coverage.
If necessary, the policy shall be endorsed to provide contractual liability coverage.
2. Commercial General Liability insurance with limits no less than $2,000,000 each occurrence,
$2,000,000 general aggregate and $2,000,000 products -completed operations aggregate limit.
Commercial General Liability insurance shall be as least at broad as ISO occurrence form CG
00 01 and shall cover liability arising from premises, operations, independent contractors,
products -completed operations, stop gap liability, personal injury and advertising injury, and
liability assumed under an insured contract. The Commercial General Liability insurance shall
be endorsed to provide a per project general aggregate limit using ISO form CG 25 03 05 09
or an equivalent endorsement. There shall be no exclusion for liability arising from explosion,
collapse or underground property damage. The City shall be named as an additional insured
under the Contractor's Commercial General Liability insurance policy with respect to the work
performed for the City using ISO Additional Insured endorsement CG 20 10 10 01 and
Additional Insured -Completed Operations endorsement CG 20 37 10 01 or substitute
endorsements providing at least as broad coverage.
3. Workers' Compensation coverage as required by the Industrial Insurance laws of the State of
Washington.
B. Public Entity Full Availability of Contractor Limits. If the Contractor maintains higher insurance
limits than the minimums shown above, the Public Entity shall be insured for the full available limits
of Commercial General and Excess or Umbrella liability maintained by the Contractor, irrespective
of whether such limits maintained by the Contractor are greater than those required by this
Contract or whether any certificate of insurance furnished to the Public Entity evidences limits of
liability lower than those maintained by the Contractor.
C. Other Insurance Provision. The Contractor's Automobile Liability and Commercial General
Liability insurance policies are to contain, or be endorsed to contain that they shall be primary
insurance with respect to the City. Any insurance, self-insurance, or insurance pool coverage
maintained by the City shall be in excess of the Contractor's insurance and shall not contribute
with it.
D. Acceptability of Insurers. Insurance is to be placed with insurers with a current A.M. Best rating
of not less than A: VII.
E. Verification of Coverage. Contractor shall furnish the City with original certificates and a copy of
the amendatory endorsements, including but not necessarily limited to the additional insured
endorsement, evidencing the insurance requirements of the Contractor before commencement of
the work.
F. Subcontractors. The Contractor shall cause each and every Subcontractor to provide insurance
coverage that complies with all applicable requirements of the Contractor -provided insurance as
set forth herein, except the Contractor shall have sole responsibility for determining the limits of
coverage required to be obtained by Subcontractors. The Contractor shall ensure that the Public
Entity is an additional insured on each and every Subcontractor's Commercial General liability
insurance policy using an endorsement as least as broad as ISO CG 20 10 10 01 for ongoing
operations and CG 20 37 10 01 for completed operations.
G. Notice of Cancellation. The Contractor shall provide the City and all Additional Insureds for this
work with written notice of any policy cancellation, within two business days of their receipt of such
notice.
H. Failure to Maintain Insurance. Failure on the part of the Contractor to maintain insurance as
required shall constitute a material breach of contract, upon which the City may, after giving five
CA revised May 2020
Page 3
31
business -days notice to the Contractor to correct the breach, immediately terminate the contract
or, at its discretion, procure or renew such insurance and pay any and all premiums in connection
therewith, with any sums so expended to be repaid to the City on demand, or at the sole discretion
of the City, offset against funds due the Contractor from the City.
17. PERFORMANCE BOND. The Contractor shall furnish to the City prior to start of construction a
performance bond at 100% of the amount of the contract and in a form acceptable to the City. In lieu
of bond for contracts less than $25,000, the City may, at the Contractor's option, hold 5% of the
contract amount as retainage for a period of 30 days after final acceptance or until receipt of all
necessary releases from the Department of Revenue and the Department of Labor and Industries
and settlement of any liens, whichever is later.
18. LIENS. The final payment shall not be due until the Contractor has delivered to the City a complete
release of all liens arising out of this contract or receipts in full covering all labor and materials for
which a lien could be filed, or a bond satisfactory to the City indemnifying the City against any lien.
19. SEPARATE CONTRACTS. The City has the right to execute other contracts in connection with the
work and the Contractor shall properly cooperate with any such other contracts.
20. ATTORNEYS FEES AND COSTS. In the event of legal action hereunder, the prevailing party shall
be entitled to recover its reasonable attorney fees and costs.
21. CLEANING UP. The Contractor shall keep the premises free from accumulation of waste material
and rubbish and at the completion of the work, shall remove from the premises all rubbish, implements
and surplus materials and leave the premises clean.
22. INDEMNIFICATION. The Contractor shall defend, indemnify and hold the City, its officers, officials,
employees and volunteers harmless from any and all claims, injuries, damages, losses or suits
including attorney fees, arising out of or in connection with the performance of this Agreement, except
for injuries and damages caused by the sole negligence of the City. Should a court of competent
jurisdiction determine that this Agreement is subject to RCW 4.24.115, then, in the event of liability
for damages arising out of bodily injury to persons or damages to property caused by or resulting
from the concurrent negligence of the Contractor and the City, its officers, officials, employees, and
volunteers, the Contractor's liability hereunder shall be only to the extent of the Contractor's
negligence. It is further specifically and expressly understood that the indemnification provided herein
constitutes the Contractor's waiver of immunity under Industrial Insurance, Title 51 RCW, solely for
the purposes of this indemnification. This waiver has been mutually negotiated by the parties. The
provisions of this section shall survive the expiration or termination of this Agreement.
23. PREVAILING WAGES. The Contractor shall pay all laborers, workmen and mechanics the prevailing
wage and shall file the required "Statement of Intent to Pay Prevailing Wages" in conformance with
RCW 39.12.040.
24. DISCRIMINATION PROHIBITED. The Consultant, with regard to the work performed by it under this
Agreement, will not discriminate on the grounds of race, religion, creed, color, national origin, age,
veteran status, sex, sexual orientation, gender identity, marital status, political affiliation or the
presence of any disability in the selection and retention of employees or procurement of materials or
supplies.
25. ENTIRE AGREEMENT; MODIFICATION. This Agreement, together with attachments or addenda,
represents the entire and integrated Agreement between the City and the Contractor and supersedes
all prior negotiations, representations, or agreements written or oral. No amendment or modification
of this Agreement shall be of any force or effect unless it is in writing and signed by the parties.
26. SEVERABILITY AND SURVIVAL. If any term, condition or provision of this Agreement is declared
void or unenforceable or limited in its application or effect, such event shall not affect any other
provisions hereof and all other provisions shall remain fully enforceable. The provisions of this
Agreement, which by their sense and context are reasonably intended to survive the completion,
expiration or cancellation of this Agreement, shall survive termination of this Agreement.
27. NOTICES. Notices to the City of Tukwila shall be sent to the following address:
City Clerk, City of Tukwila
CA revised May 2020
32
Page 4
6200 Southcenter Blvd.
Tukwila, Washington 98188
Notices to the Contractor shall be sent to the address provided by the Contractor upon the signature
line below.
28. APPLICABLE LAW; VENUE; ATTORNEY'S FEES. This Agreement shall be governed by and
construed in accordance with the laws of the State of Washington. In the event any suit, arbitration,
or other proceeding is instituted to enforce any term of this Agreement, the parties specifically
understand and agree that venue shall be properly laid in King County, Washington. The prevailing
party in any such action shall be entitled to its attorney's fees and costs of suit.
IN WITNESS WHEREOF, the parties hereto executed this Agreement the day and year first above written.
DATED this day of , 20
** City signatures to be obtained by ** Contractor signature to be obtained by
City Clerk's Staff ONLY. ** sponsor staff. **
CITY OF TUKWILA CONTRACTOR:
Thomas McLeod, Mayor
ATTEST/AUTHENTICATED:
Andy Youn, City Clerk
APPROVED AS TO FORM:
Office of the City Attorney
By:
Printed Name:
Title:
Address:
CA revised May 2020
Page 5
33
Appendix A
Scope of Work
Electrical
A. Electrical Service
• Install new 200-amp main service panel
• Connect to utility service (meter and drop)
• Install grounding and bonding systems per NEC standards
B. Wiring and Distribution
• Run new wiring throughout the house using copper conductors (minimum 12
AWG for general circuits)
• Install dedicated circuits for kitchen appliances, laundry, and bathrooms
• Include AFCI and GFCI protection where required
C. Outlets and Switches
• Install standard duplex outlets in all rooms per code spacing
D. Lighting
• Install ceiling -mounted light fixtures in all bedrooms, living room, kitchen,
hallways, and bathrooms
• Exterior lighting at front and rear entrances
• Install recessed lights in kitchen area
• Install light switches at all entry points to rooms
F. Electric Heating
• Run new wire for electric heat in bedroom, the living room and bathroom per
code
• Install electric heaters per code
G. Inspection and Testing
• Perform rough -in and final inspections with local building authority
• Conduct system testing to verify proper operation and safety
H. Supply all required materials beyond owner supplied items below.
Owner Supplied Electrical items- 200 amp Eaton indoor main panel, 17 circuit
breakers, 750 feet of 14-2 w ground wire, 750 feet of 12-2 w ground wired, 3 in
wall electric heaters, 20 light switches with covers, 20 15amp receptacles and
cover plates, 10 20 amp receptacles and cover plates, 9 GFCI outlets, 6 recessed
lights, 4 exterior lights, 1 shop light, bathroom vanity light, 2 bedroom lights, 2
living room lights.
34
Plumbing
A. Water pipes
• Inspect all water pipes and repair all leaks and any corroded pipes or joints
• Provide and install new angle stops and shut off valves
• Provide new laundry room water valves and recessed box
B. Drain lines
• Inspect all drain lines and repair any leaking or corroded lines
C. Bathroom Fixtures
• Install New Bathtub -Provided by owner
• Install new Tub surround
• Install new shower valve- Provided by owner
• Install new Toilet -Provided by Owner
• Install new drain line for toilet with toilet flange
• Install new Vanity and Sink -Provided by owner
• Install new drain for vanity and sink
• Install new Bathroom Faucet- Provide by owner
D. Kitchen
• Install new sink -Provided by owner
• Install new drain for kitchen sink
• Install new supply lines for Kitchen Sink
• Install New Kitchen Faucet -Provided by owner
E. Inspection and testing
• Perform Rough -in and final inspections as required with local building
authority
• Conduct system testing to verify proper operations
Floor repair and Framing
A. Floor repair
• Replace rotten floorboards and fix the hole in the floor under the laundry room
area
• Fill in hole in the floorboards in the first bedroom
B. Wall repair
• Replace any 2x4 studs in the laundry room area that are rotten while doing the
floor repair
C. Wooden post
35
• Ensure ridge post has full bearing under floor
Insulation
A. Install R-21 fiberglass batting insulation in the ceiling throughout the house and
R-15 fiberglass batting in all exterior walls
• Install insulation to code when possible
Floor Installation
A. Install'/a inch OSB flooring on top of sub floor
• Install underlayment for Vinyl Click and lock plank flooring
• Install Vinyl Click in Lock Flooring- Provided by owner
• Install base trim around floor
Sheet Rock
A. Install Sheet rock in all interior rooms, mud and tape to code
• Apply basic orange peel texture to walls
Windows and Doors
A. Install all windows and doors provided by owner
Painting
A. Paint all walls contractor white using Low VOC paint
Cabinets and Counter tops
A. Install Contractor grade cabinets in the kitchen space to include
• Cabinets should include 30 inch sink base, 24 inch drawer bank base cabinet, 24
inch base cabinet, 36 inch corner base cabinet, 12 inch base cabinet, 32 in
upper cabinet, 24 inch corner upper cabinet, 24 inch upper cabinet and 30 inch
above microwave cabinet
36
IEEST u IM AT
Reaper Construction Inc.
PO Box 339
Arlington, WA 98223-0339
raine.smiley@reaperconstructioninc.com
+1 (360) 724-1004
Reaper Construction Inc.
REAPER CONSTRUCTION INC.
Commitment. integrity, Execution,
Bill to
City of Tukwila
Rambler Project @ 14239 42nd Ave Tukwila
WA 98168
Estimate details
Estimate no.: 1005
Estimate date: 11/07/2025
Product or service Description Qty Rate Amount
1. Plumbing Contractor shall provide all materials/labor 1 $0.00 $0.00
& trim out for plumbing installation
2. Floor Installation City shall provide flooring, Contractor shall 1 $0.00 $0.00
provide labor/materials & 1/4" OSB
3. Electrical Contractor shall provide all new interior 1 $0.00 $0.00
electrical & trim out (City shall provide any
on hand electrical materials per Shawn)
4. Painting Contractor shall provide labor/materials for 1 $0.00 $0.00
basic contractor white paint
5. Sheetrock Contractor shall provide labor/materials for 1 $0.00 $0.00
sheetrock, mud & tape
6. Cabinets Contractor shall provide Contractor grade 1 $0.00 $0.00
cabinets & countertops
7. Insulation Contractor shall provide labor & materials 1 $0.00 $0.00
for insulation installation
8. Floor Repair Contractor shall repair holes in flooring 1 $0.00 $0.00
and ensure ridge post has full bearing
under floor
9. Windows/Doors
Contractor shall provide labor to replace
windows & doors (City shall provide
materials)
1
$0.00 $0.00
37
10. Lump Sum Total 1 $179,500.00 $179,500.00
Note to customer
Exclusions: Site Security, All Permits, Appliances, Flooring, Windows
& Doors
Accepted date Accepted by
Subtotal $179,500.00
Sales tax $18,309.00
Total
$197,809.00
38
Current State of the Gregor House
u,llii^P k
lug
wool, ��0010 di
i
39