National Park Service Request for Proposals for the Armstrong Dune Shack

The Armstrong Dune Shack NPS Photo

The National Park Service (NPS) has issued a Request for Proposals (RFPs) to lease the Armstrong Dune Shack, located within Cape Cod National Seashore (CCNS). The dune shack, located within the Peaked Hill Bars National Register of Historic District in Truro, is offered under a lease term of 10 years. Proposals for the Armstrong dune shack must be submitted by Friday, January 8, 2027 at 5 pm EST.

The opportunity to submit a proposal to lease the Armstrong dune shack is competitive and is open to all interested persons and organizations.

The dune shack will be leased “as-is with all faults.” The lessee is expected to occupy and maintain the dune shack as a traditional dune shack. The lessee will be responsible for the cost and implementation of all repairs, replacements needed to occupy the buildings including items such as roof replacement, carpentry repairs and addressing any/all fire and life safety code issues. The lessee will be required to perform routine maintenance.

The dune shack is small, weathered, and built to adjust for the ever-moving sand dunes surrounding the property. The house is remote, with no paved roads leading to them. Access is required by foot or by 4x4 vehicle along the park’s Oversand corridor (see video below). The property has no access to commercial utilities such as electricity, municipal water or sewer.

Site visit

Appointment-only site tours will be offered the week of December 7.

As a reminder, a confirmed appointment is required. Once confirmed, you will receive an email confirmation with important appointment logistics related to that specific appointment.

Request for proposal, attachments, and additional information

The Request for Proposal can also be found at https://sam.gov/content/home. More information about Cape Cod National Seashore can be found at https://www.nps.gov/caco/index.htm

• Request for Proposal
• Attachment A - Sample Lease
• Attachment B - Business History Information and Business Organization Information Forms (Form 10-352, Form 10-353, Form 10-354)
• Attachment C - Offeror Financial Statements and Projections: Small Leases (Form 10-355A)
• Attachment D - Sample Offeror Transmittal Letter
• Attachment E - Responsive Proposal Checklist
• News release

Armstrong Dune Shack Driving Route ORV Corridor

Follow a POV drive along the Oversand (ORV) corridor to the remote Armstrong Dune Shack. The shack is only accessible by 4-wheel drive vehicle or walking via the park's ORV corridor.

Duration:5 minutes, 22 seconds

Additional Information

Questions not addressed in the RFP will be collected and responded to through issuance of question and answers. All responses will be provided in writing and made available to all offerors by posting below.

Questions and Answers

Can we sublease the property; can the shack serve as a rental property under management of a local resident; are we allowed to rent the shack out to family or friends; can the dune shack be used for an artist in residency program...?

No. The shack offered via this RFP is intended for long-term, private use. Subleasing will not be allowed. See Allowed Uses of the Lease Premises, on page 3 of the RFP document. Note: The park does not anticipate authorizing Commerical Use of or at the shack. There are other shacks available through non-profit partnerships that facilitate short-term stays and non-profit artist residencies. The Lessee may allow guests to visit. Please note Criterion 1 in the RFP, on page 9.

Is there beach access from the shack?

The lease premises does not include beachfront access, and the Lessee or its guests may not create new paths, trails or roads for vehicles or pedestrians. The Park may identify and authorize a path from the shack, through the foredune to the beach. Any such authorization would be subject to change as conditions vary. The Park may also close the path to protect shorebird activity. See Section 6.7 of the Sample Lease: Shorebird Protective Measures.

Do cordoned off areas for nesting shorebirds ever make the shack entirely inaccessible?

Shorebirds have not historically nested so close to the shack such that it is entirely inaccessible. More typically, nesting activities cause altered access to the beachfront and/or walkways.

How does one access the shack by vehicle; is it a private road or open to the public?

Vehicular access to the dune shack area is via special Oversand permit only (not available to the general public). Vehicles must stay on defined pathways. A video demonstrating the drive along the designated pathway to this shack is posted to the RFP website.

Does the lease include an Oversand Permit from the National Seashore, or must that be obtained separately?

Oversand permits are available to the public and purchased from the Cape Cod National Seashore each season. Vehicular access to the inner dune, Peaked Hill Bars Historic District where the shacks are located is limited to park staff, dune shack lessees and select special permit holders. There is a different Oversand permit for this inner dune access, and it is currently available to a shack’s named lessees at no charge.

I understand that to access the dune shack you need a vehicle that meets the ORV standards and has a permit. Does this need to be a truck/SUV, or is an ATV/URV or other similar off-road vehicle acceptable?

Permits are only granted to registered motor vehicles that meet the ORV standards. The public is not permitted to operate an ATV/UTV anywhere in the park.

Who owns the dune shack?

The dune shack is the property of the United States of America, managed via the National Park Service.

Do I need an appointment to see the shack; can I drive/walk out on my own?

The site tour will be conducted by appointment only. Transport from the assigned meeting site to the dune shack and back will be facilitated by park staff, in a NPS vehicle.  While the dune area can be hiked, please note that the shack is still privately occupied and not open to the public.

Are there interior pictures of the shack?

Interior photographs are not available at this time.

Are the appliances in good working order? Are any appliances or furniture included in the lease?

Applicants should prepare their submission with the mindset that the core historical architectural structure will remain. Furnishings, appliances, and non-permanent additions installed by prior occupants may or may not be available to the Lessee.

Is managing sand encroachment / dune stability on the Premises the Lessee's responsibility or the NPS'?

The Lessee's - see "Maintenance Responsibilities" on page 5 of the RFP document, and the first bullet under Special Park Provisions on page 12.

Is it okay to bring in small machinery such as a John Deere tractor to assist in remediation of sand encroachment, or must such activity be done manually?

Use of small machinery requires prior approval from the park. All requests should be submitted to the park in writing for review and approval.

We understand shacks can get inundated with sand and may need to be raised to remediate. Can you tell us how often this happens? What is the approximate cost to raise a shack and put it on pylons?

Sand encroachment is a constant. The degree/severity varies season-to-season and shack to shack. Applicants should be prepared to manage some degree of sand encroachment every year. Cost of remediation also varies. Outside of manual sand management, lessees are required to obtain prior approval from the park before engaging contractors and/or mechanical equipment for sand management.

Is access to the shack only when the park is open?

The park is open year-round; this also applies to the historic district. Please keep in mind that the winter season introduces harsh conditions which can make access to/from the shacks difficult. Visitation to the shacks during the off-season months is at the discretion and risk of the lessee.

Who is responsible for testing the water at a shack to make sure it is safe to drink?

Ground/Well water should be considered non-potable. Testing to determine if otherwise would be responsibility of Lessee.

Is the dune shack entrance handicap accessible?

Like many structures of historical note, the dune shack entrances 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.

What am I allowed to do; not allowed to do when making repairs or improvements at this historic property?

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 property 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 repair or limited replacement of a distinctive feature, the new material is expected to match the old in composition, design, color and texture.

A “Quick User’s Guide to Dune Shack Repair and Maintenance”, containing specific recommendations and guidelines for management of a dune shack and the surrounding environment, will be provided to the selected offeror to refine their repair and maintenance plans.

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 the shack?

See a tentative list of repairs and initial improvements in the Appendix section of the RFP document.  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. We understand that a maintenance plan offered as part of the proposal might not be the final maintenance plan included in the lease. The basic approach to maintaining the district follows these principles: (1) RETAIN and PRESERVE features (e.g., hand shoveling to remove build-up of wind-blown sand along exterior of shack to prevent wet-rot, properly board up doors and windows in winter to prevent leaks); (2) if needed, STABILIZE and REPAIR (e.g., re-fasten wall or roof shingles, re-flash chimney, patch-holes, re-glaze missing window panes, stabilize dunes around the shack with beach grass planting, other native vegetation, and sections of land fencing); and (3) if features are too deteriorated then REPLACE them (e.g., re-roof, re-shingle walls, replace windows, replace wooden piers and decking). As a general rule of thumb, maintenance under 1 and 2 above often 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 and possibly others depending on scope of work or materials proposed.

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 complexity of the proposed plans. Projects requiring review by the Park’s Section 106 Coordinator must be submitted at lease 4 weeks in advance of when you want to begin work. An 8-week or more lead time is needed for proposed actions that require NPS consultation with the Massachusetts Historical Commission or local conservation commissions, such as moving sand within 100 feet of a wetland or the coastal bank; installing a significant amount of erosion control fencing; permanent changes to the vehicle route; changing materials or configuration of a character-defining feature. The initial improvement identified in the RFP’s Appendix is another example of a project that requires an extended approval timeline due to review or permitting by multiple parties outside NPS.

Can I do non-structural work on a shack 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 dune shack or premises.

Would I be permitted to.... (Add outdoor seating, install solar panels, add an outdoor shower, etc.)

Because the dune shacks 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 on the property?

See the last bullet under Special Park Provisions, on page 13 of the RFP document.

Are pets allowed?

See the tenth bullet under Special Park Provisions, pages 12-13 of the RFP document.

Is the dune shack lease term flexible or is 10 years the only option?

Ten years is the standard and maximum term being offered for this long-term lease, but an offeror may submit a proposal for a shorter length of time.

Will leaseholders be given an opportunity to extend the lease at the end of the term?

See Term of Lease on page 11 of the RFP document.

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.

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 gets washed away or "demolished" in a hurricane/storm, does this cancel the lease or is one expected to rebuild "in kind"?

See Section 14 "Damage or Destruction" on page 17 of sample Lease, Attachment A.

Where can we find information about whether the shack would be subject to property tax or other local/state assessments?

See the "Jurisdiction" section on page 4 of the RFP document. As the park is not a related party, please contact state and/or local municipality for questions regarding tax assessments.

I read through a sample lease - how likely is the rent to be increased during my lease period based on improvements I make?

The rent will not be increased during the lease term based on improvements made by the Lessee. As required by NPS leasing laws and regulations, the Annual Rent will be adjusted to account for increases to the Consumer Price Index (CPI).

How frequently is rent paid (e.g., monthly)?

Per Section 5.2 "Annual Rent" of the Sample Lease - rent is payable in advance in equal quarterly installments. This may be subject to lease negotiation.

If I wish to offer more than fair market value rent - 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.

Is there a maximum value that can be bid, more than 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.

Would amount offered more than the cited Annual Fair Market Value Rent be used in determination of the best overall responsive proposal?

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.

The RFP and Sample Lease mention the potential for rent offset associated with NPS-approved initial improvements. Can NPS provide additional guidance on what it anticipates approving for rent offset?

Rent offset will be considered only for approved costs associated with disconnecting the current black-water waste system and installation of acceptable self-containing waste alternative.

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 8; and the "Evaluation and Selection Process" section, starting on page 11.

Who will evaluate the RFP?

Please refer to the "Evaluation and Selection Process" section of the RFP document, starting on page 11.

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 7.

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 7. Also see Attachment E: Responsive Proposal Checklist.

Do we need to submit a completed sample lease as part of the initial proposal?

No, it is not listed as a required document. Per Lease Term Conditions on page 12 of the RFP, NPS will negotiate the terms of the final Lease with the Offeror determined to have submitted the best responsive proposal. See Criterion 6-c. of the RFP for additional clarification.

Would you allow guarantors to co-sign the lease?

Yes, the guarantor would need to be a named party on the lease.

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.

If two people are submitting an RFP but are not married, do they file two 10-352 forms?

Yes.

Is there a separate 10-352 form for a married couple that files jointly?

A married couple would constitute as an individual for the 10-352 form.

When 2 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.

Re: Offeror Identification - if we have a contractor, family member or other advisor who was committed to supporting the maintenance of the shack, would it be appropriate to list them among the "persons associated" with our proposal 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 an associated offeror and should not be listed in that space.

What is the “Solicitation NAME/#” issued by the public notice?

The Solicitation NAME is: CACO_Armstrong-Dune-Shack_RFP_2026

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.

Who do I address this proposal to?

Per the "Requirements" section beginning on page 7 of the RFP, proposals must be submitted electronically to e-mail us. The subject line should include the following "Armstrong Dune Shack_Lease Proposal_[Your name]".

Under Personal Financial Statement documenting assets and liabilities...can I write that myself or do i have to submit all 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.

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.

Is a FICO score or summary credit report acceptable for the credit report information required, or do you need the full-length credit report. I am concerned that the full report will take up most of the 40MB limit for other supporting documents.

We would prefer to see the entire credit report. Proposals are limited to 20 pages or less, not including attachments. 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 8 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.

What is meant to be written in the [File Name of their 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.

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