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NAICS 236116: New Multifamily Housing Construction (except For-Sale Builders)

NAICS 236116

NAICS 236116 – New Multifamily Housing Construction (except For-Sale Builders) covers the construction of new residential buildings designed for multiple dwelling units, specifically when the project is not intended for sale to individual buyers. This includes the development of rental housing complexes, subsidized affordable housing, and publicly funded multifamily dwellings such as those supporting veteran housing, homeless outreach programs, or workforce housing initiatives.

Industry Spending Overview

Federal obligations, top contractors and agencies, and related industry codes for NAICS 236116.

AI Industry Description

NAICS 236116 – New Multifamily Housing Construction (except For-Sale Builders) covers the construction of new residential buildings designed for multiple dwelling units, specifically when the project is not intended for sale to individual buyers. This includes the development of rental housing compl...

NAICS 236116 – New Multifamily Housing Construction (except For-Sale Builders) covers the construction of new residential buildings designed for multiple dwelling units, specifically when the project is not intended for sale to individual buyers. This includes the development of rental housing complexes, subsidized affordable housing, and publicly funded multifamily dwellings such as those supporting veteran housing, homeless outreach programs, or workforce housing initiatives. Unlike for-sale builders, contractors in this sector typically work under long-term public-private partnerships, housing authority contracts, or federal grant programs administered through HUD and other agencies. The work involves complex coordination of site development, ADA compliance, energy-efficient building systems, and Section 8 or LIHTC regulatory frameworks, positioning this NAICS as a critical component of federal and municipal housing infrastructure investment. No contractor data is available for this NAICS code based on current government contracting records. No agency data is available for this NAICS code based on current government contracting records. The competitive landscape for New Multifamily Housing Construction is characterized by specialized general contractors with experience in affordable housing finance, public procurement compliance, and HUD regulatory requirements. Opportunities are concentrated in regions with high housing demand and active federal grant programs, particularly where agencies are modernizing aging public housing stock or expanding supportive housing for vulnerable populations. Contractors with demonstrated expertise in DBE participation, prevailing wage adherence, and sustainable building practices are best positioned to compete in this niche segment of the federal construction market.

Small business size standard

The SBA threshold that decides who can bid NAICS 236116 work as a small business.

SBA threshold
$45.0M
Applies to the whole industry code

The SBA cap for this NAICS (13 CFR 121.201). A business at or under it can self-certify as small for work in this code, which is what makes it eligible for a small-business set-aside. The cap is set per NAICS, so the same company can be small in one code and not in another.

13 CFR 121.201, effective January 1, 2026. The SBA revises the table roughly once a year.

Key metrics

Federal obligations and activity under NAICS 236116, last 12 months.

Total Obligations

$20.9M

Last 12 months

Average Award Size

$4.2M

Per awarded contract

Opportunities Posted

581

Last 12 months

Active Contracts

67

Currently open

Awarded Contracts

5

Last 12 months

Awards Expiring

23

End date within 12 months

Contractors Awarded

5

Last 12 months

YoY Growth

-98.0%

vs. prior 12 months

Top contractors

Companies with the highest total award value under NAICS 236116, ranked by dollars won.

Ranked by Total Awards
LEGEND BUILDERS LLC$7.2M
LACREEK DEVELOPMENT CORP$5.8M
NATIONAL CONTRACTING SERVICES, LLC$4.2M
J. I. GARCIA CONSTRUCTION, INC.$3.7M
OCEANIA ELEVATOR COMPANY LLC$83K
Top 5 combined$20.9M5

Top agencies

Federal agencies directing the most contract spending toward NAICS 236116.

Ranked by Total Awards
Department Of The Interior$15.1M
Department Of Health And Human Services$5.8M
Department Of Defense (dod)$83K
Top 3 combined$20.9M5

Competition

How many companies historically bid on federal awards in NAICS 236116, from bidder counts reported on USAspending.

Moderate Competition

Median 3-5 bidders per reported award. · 1,147 reported awards

Median Bidders

3

Per reported award, all-time

Single-Bid Awards

25%

Share of reported awards with one bidder

10+ Bidder Awards

20%

Share of reported awards with 10+ bidders

Reported Awards

1,147

89% of 1,289 total awards

Bidder Count Distribution by Fiscal Year

Share of reported awards in each bidder-count bracket per federal fiscal year.

How this code compares up the NAICS hierarchy. Parent cohorts pool every code under their prefix, so they are the steadier baseline when a 6-digit sample is thin.

Industry FamilyCompetitionMedian BiddersSingle-BidBidder MixReported Awards
236116This Code
New Multifamily Housing Construction (except For-Sale Builders)
Moderate Competition325%
1,14789% of 1,289
23611NAICS Industry
Moderate Competition332%
20,03689% of 22,578
2361Industry Group
Residential Building Construction
Moderate Competition332%
20,03689% of 22,578
236Subsector
Moderate Competition338%
404,31688% of 461,218
23Sector
Construction
Fewer Bidders240%
1,137,47089% of 1,281,915

Bidder counts reported on past federal awards in this NAICS (USAspending). An open opportunity has no bidders yet, so this is the historical norm for similar work, not a fact about this solicitation. Not all awards report bidder counts, and fewer bidders often means incumbent-held work rather than an easier win. Federal reporting of bidder counts fell from ~96% of awards (FY2016) to ~30% (FY2018 onward); the chart shows shares of reported awards, and washed-out stretches mark years with fewer than 30 of them.

Related NAICS codes

Industries similar to New Multifamily Housing Construction (except For-Sale Builders), by shared sector, subsector, and industry group.

New Single-Family Housing Construction (except For-Sale Builders)

This U.S. industry comprises general contractor establishments primarily responsible for the entire ...
236115Same industry groupHigh similarity

New Housing For-Sale Builders

This U.S. industry comprises establishments primarily engaged in building new homes on land that is ...
236117Same industry groupHigh similarity

Residential Remodelers

This U.S. industry comprises establishments primarily responsible for the remodeling construction (i...
236118Same industry groupHigh similarity

Industrial Building Construction

This industry comprises establishments primarily responsible for the construction (including new wor...
236210Same subsectorMedium similarity

Commercial and Institutional Building Construction

This industry comprises establishments primarily responsible for the construction (including new wor...
236220Same subsectorMedium similarity

Water and Sewer Line and Related Structures Construction

This industry comprises establishments primarily engaged in the construction of water and sewer line...
237110Same sectorMedium similarity

Oil and Gas Pipeline and Related Structures Construction

This industry comprises establishments primarily engaged in the construction of oil and gas lines, m...
237120Same sectorMedium similarity

Power and Communication Line and Related Structures Construction

This industry comprises establishments primarily engaged in the construction of power lines and towe...
237130Same sectorMedium similarity

Explore contracts across multiple NAICS codes Browse all NAICS Codes

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NAICS 236116 FAQ

Frequently Asked Questions

NAICS code 236116 covers New Multifamily Housing Construction (except For-Sale Builders). This U.S. industry comprises general contractor establishments primarily responsible for the construction of new multifamily residential housing units (e.g., high-rise, garden, town house apartments, and condominiums where each unit is not separated from its neighbors by a ground-to-roof wall). Multifamily design-build firms and multifamily housing construction management firms acting as general contractors are included in this industry. Cross-References. Establishments primarily engaged in--

Recently Posted in New Multifamily Housing Construction (except For-Sale Builders)

NAICS: 236116
New
International
Residential Building Construction (Shell & Core)
Thurrock Council

POSTED

about 6 hours ago

DEADLINE

in about 1 month
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NAICS: 236116
New
International
Principal Contractor for the Redevelopment and Improvement Works to Construct 33 Affordable Homes at Broxburn Drive, South Ockendon
Solicitation # PS/2024/098
Thurrock Council is procuring a Principal Contractor for the redevelopment and improvement works to construct 33 affordable homes at Broxburn Drive, South Ockendon. The project scope includes demolition, building construction, and the creation of multi-dwelling flats, along with associated landscaping and parking provisions. The procurement follows a two-stage Design and Build process, utilizing a Pre-Construction Services Agreement 2024 for Stage 1 and a JCT Design and Build Contract 2024 for Stage 2, both of which include a Schedule of Amendments. The estimated contract value is 13,000,000 GBP excluding VAT, or 15,600,000 GBP including VAT. The estimated period of performance runs from March 31, 2027, to March 30, 2029, with a possible 12-month extension to March 29, 2030, to account for potential build delays or the defects period. Award decisions will be based on a Most Economically Advantageous Tender approach, with evaluation weighting split between quality at 60% and price at 40%. Tenders must be submitted in English via the designated electronic portal by December 18, 2026, at 12:00pm.
Thurrock Council

POSTED

about 6 hours ago

DEADLINE

in about 1 month
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NAICS: 236116
New
SLED
Developer Partner / Co-Developer Services for Stewart Manor Rehabilitation or Redevelopment
Solicitation # 2026-11
The Sanford Housing Authority is seeking a Developer Partner or Co-Developer for the repositioning of Stewart Manor, a vacant 99-unit elderly mid-rise public housing property located in Sanford, North Carolina. The selected partner will be responsible for determining whether to rehabilitate or redevelop the site, securing HUD approvals, and arranging comprehensive financing through tax credits, bonds, or other public and private sources. Key deliverables include the creation of a viable relocation and return plan for former residents, the development of a regulatory-compliant ownership structure, and the delivery of energy-efficient, Section 504/UFAS-compliant housing. This solicitation utilizes a qualifications-based selection (QBS) method where price is not an evaluation factor. Respondents are ranked based on a 100-point scale, with the top-ranked firm entering negotiations for fees and business terms. The process may include interviews with the top two to four candidates. Submissions must be received by January 14, 2027, and must include a letter of interest and various certifications, including North Carolina state certifications and HUD-specific forms. The contract is subject to federal regulations, including the Build America Buy America Act, Section 3 requirements, and the Uniform Relocation Act.
Sanford Housing Authority

POSTED

2 days ago

DEADLINE

in 2 months
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NAICS: 236116
New
SLED
Redevelopment of GCTD's Third Street Property
Solicitation # GEN 26-05
The Gold Coast Transit District is soliciting proposals for the redevelopment of its Third Street Property, a 2.93-acre site located at 301 East 3rd Street in Oxnard, California. The agency is seeking a qualified developer to design, construct, manage, and operate a transit-oriented mixed-use or residential multifamily community specifically affordable to lower- and moderate-income households. GCTD intends to retain fee ownership of the land and will enter into a 99-year Ground Lease Agreement with the selected Preferred Developer, preceded by an initial Option Agreement. Proposals must be submitted electronically via the OpenGov portal by January 28, 2027, with the final selection expected by the GCTD Board on March 3, 2027. The project site is a former operations and maintenance facility and requires significant environmental remediation. Comprehensive assessments have identified recognized environmental conditions, including historical bus maintenance impacts, removed underground storage tanks, and the presence of asbestos and lead-based paint. The developer will be responsible for implementing a Remedial Action Plan and a Vapor Intrusion Mitigation System in accordance with Department of Toxic Substances Control guidelines. Additionally, the site is subject to natural hazard disclosures regarding liquefaction and dam failure inundation, and developers must mitigate ammonia release hazards from adjoining properties. Award selection will be based on the proposed project design, the level of housing affordability, the strength of the financial proforma, and the developer's experience with transit-oriented developments. The selected tenant must comply with California Labor Code prevailing wage requirements and non-discrimination laws. Required security includes a performance and payment bond of at least 100 percent of the contract value, as well as comprehensive insurance coverage, including workers compensation with a minimum of 1 million dollars per accident or disease.
Administration

POSTED

2 days ago

DEADLINE

in 3 months
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NAICS: 236116
SLED
26-5503
Solicitation # 26-5503
Solicitation 26-5503 is an invitation for bids issued by the City of Duluth, Minnesota, for the construction of the Comfort and Joy Duplex West and East on behalf of Divine Konnections, Inc. The project requires the delivery of two duplexes in accordance with specific technical specifications and drawings, with a final completion date set for December 1, 2027. Bids must be submitted electronically via Bid Express, and while price is a primary factor, it may not be the sole consideration for the award. Divine Konnections, Inc. reserves the right to split the award to achieve savings. The contract mandates strict adherence to labor and financial requirements, including the payment of prevailing wages and compliance with the Davis-Bacon Act. Bidders must provide a 5% bid surety, and the successful contractor must submit performance and payment bonds for the full project cost, as well as proof of public and automobile liability insurance with a minimum single limit of $1,500,000, within seven calendar days of the award. Additionally, a Project Labor Agreement is required for bids exceeding $150,000, and a Community Benefits Best Efforts Plan must be submitted within three days of award for such projects. Administrative terms include a Net 35 payment schedule with a 5% retainage held until final payment. Contractors are required to submit monthly payment requests accompanied by certified payrolls. All work must meet ASTM C655 and ASTM C655A standards and comply with applicable local codes. The City and its appointed architect maintain the right to inspect materials and workmanship at the project site or place of manufacture to ensure strict accordance with the contract terms.
City of Duluth

POSTED

7 days ago

DEADLINE

in 19 days
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NAICS: 236116
International
Residential General ConstructionThis residential general construction subcontract involves the development of 12 new residential dwellings as part of Eastleigh Borough Council redevelopment projects. The scope of work requires the contractor to perform comprehensive building services, including shell construction, framing, roofing, and interior finishing, to deliver a total of nine apartments and three houses. The project is managed under NAICS code 236116 and was posted on November 6, 2026. Interested parties must submit their responses by the deadline of December 11, 2026, at 12:00 PM.
Eastleigh Borough Council

POSTED

7 days ago

DEADLINE

in 28 days
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NAICS: 236116
International
Construction of 12 residential units (3 houses and 9 flats) at Maple Place redevelopment, Eastleigh
Solicitation # ocds-h6vhtk-07b706
Eastleigh Borough Council is soliciting bids for the design and construction of 12 new residential dwellings at the Maple Place redevelopment, located at 237 Chamberlayne Road/5b Derby Road, Eastleigh. The project scope includes the development of nine apartments and three houses, along with all necessary external works such as access, parking, landscaping, drainage, services, and cycle and refuse storage. The estimated contract value is 3,000,000 GBP excluding VAT, or 3,660,000 GBP including VAT, with a projected period of performance spanning from January 18, 2027, to January 18, 2029. This procurement is noted as being particularly suitable for small and medium-sized enterprises. The contract will be awarded based on the Most Advantageous Tender through a two-phase evaluation process. Phase one accounts for 50 percent of the final score and is weighted at 70 percent for technical quality and 30 percent for financial considerations. The second phase, consisting of a tender interview, accounts for the remaining 50 percent of the score and will be reserved for the three highest-scoring compliant tenderers from the first phase. Interested parties must submit their electronic tenders by the deadline of December 11, 2026, at 12:00pm.
Eastleigh Borough Council

POSTED

7 days ago

DEADLINE

in 28 days
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NAICS: 236116
SLED
Residential General ConstructionThis residential general construction subcontract involves performing new construction, adaptive re-use, or rehabilitation for prime contractors on supportive housing projects managed by the Massachusetts Executive Office of Housing and Livable Communities. The selected contractor is responsible for executing all work in accordance with architectural plans and HLC Rehabilitation Standards Guidelines to deliver affordable housing units that are ready for certificates of occupancy. A critical requirement of the project is ensuring strict compliance with Build America Buy America standards regarding the use of domestic materials. The project is located in Boston, Massachusetts, and falls under NAICS code 236116. Interested parties must submit their responses by the deadline of February 25, 2027. This opportunity is specifically designed for subcontractors capable of meeting the rigorous standards of the HLC to support the development of essential community housing infrastructure.
Executive Office of Housing & Livable Communities

POSTED

7 days ago

DEADLINE

in 3 months
View Details
NAICS: 236116
SLED
Supportive Housing for Vulnerable Populations NOFA
Solicitation # BD-27-1076-OCDDE-HD006-135032
The Massachusetts Executive Office of Housing and Livable Communities has issued a Notice of Funding Availability for Supportive Housing for Vulnerable Populations to create affordable rental units for individuals and families facing significant barriers to permanent housing. This competition offers approximately 10 million dollars in Housing Innovations Fund (HIF) funds and 6 million dollars in National Housing Trust Fund (HTF) funding, with individual project assistance typically capped at 1 million dollars. Additionally, project-based Massachusetts Rental Voucher Program (MRVP) vouchers may provide up to 1,500 dollars per unit per year for supportive services. The program prioritizes projects serving those experiencing homelessness and requires the provision of stabilization and case management based on individualized service plans. The application process is a two-step competition requiring a pre-application by December 17, 2026, and a full application by February 25, 2027, both of which must be submitted through the HLC Housing OneStop system. Evaluation criteria focus on sponsor capacity, project readiness regarding zoning and permitting, cost acceptability, and a commitment to diversity, inclusion, and sustainable, climate-resilient design. Applicants must demonstrate a history of diverse supplier contracting and comply with Build America Buy America (BABA) consultations for federal funds. Application fees are set at 500 dollars for non-profit sponsors and 1,000 dollars for for-profit sponsors.
Executive Office of Housing & Livable Communities

POSTED

7 days ago

DEADLINE

in 3 months
View Details
NAICS: 236116
SLED
Notice of Funding Availability for Affordable Housing & Permanent Supportive Housing
Solicitation # NOFA-27-01
The San Diego Housing Commission issued Notice of Funding Availability NOFA-27-01 on November 6, 2026, providing approximately 22 million dollars in Capital Funds for the development or rehabilitation of affordable rental housing and permanent supportive housing. These funds, sourced from HOME and City of San Diego funds, are designated for households earning up to 60 percent of the Area Median Income. Applications must be submitted electronically via the NOFA portal by January 13, 2027. The program requires a minimum rental term of 55 years, or 65 years for SDHC ground lease transactions, and mandates compliance with NEPA, CEQA, and the Build America, Buy America Act. The selection process follows a two-phased evaluation. Phase 1 verifies minimum threshold requirements, including SAM.gov registration and non-collusive affidavits, while Phase 2 scores project quality and readiness, with maximum points set at 200 for permanent supportive housing and 100 for non-supportive affordable housing. Awarded projects must adhere to strict construction and labor standards, including the use of Guaranteed Maximum Contracts, competitive bidding from at least three qualified contractors, and prevailing wage requirements. Additionally, projects must meet specific accessibility mandates, ensuring at least 5 percent of units are accessible to residents with mobility impairments and 2 percent for those with visual or hearing impairments. Post-award requirements include rigorous documentation, financial statements, and environmental reviews prior to board approval and loan funding.
San Diego Housing Commission Department of City of San Diego

POSTED

7 days ago

DEADLINE

in 2 months
View Details
NAICS: 236116
Grant
Affordable Housing Trust Fund 2027
Solicitation # https://www.nj.gov/dca/dhcr/forms/docs/bhguidelines.pdf
The Affordable Housing Trust Fund 2027 is a grant opportunity provided by the New Jersey Department of Community Affairs to support 100 percent affordable housing projects consisting of 25 units or less. With a total available funding pool of 30 million dollars, the agency anticipates awarding grants to approximately 10 to 12 projects, with a maximum award of 3 million dollars per project. Eligible developments include senior housing for residents aged 62 and older, as well as supportive housing for special needs populations such as veterans, individuals with disabilities, and those re-entering society after incarceration. All projects must utilize the New Jersey Housing Affordability Service as the administrative agent and adhere to Uniform Housing Affordability Controls. The application process requires a dual-portal submission via the DCA SAGE Grant Application Portal and the HPU Document Submission Portal by November 19, 2026. Applicants must provide a project proforma in Excel format and possess both a NJStart Vendor ID and a SAM.gov number. Evaluation follows a two-step process: a threshold review requiring a minimum of 7 out of 9 points, followed by a scored review focusing on financial feasibility, project readiness, leveraging, cost reasonableness, and the experience of the development team. High-scoring projects are expected to begin construction within 12 to 18 months and reach completion within four years of funding. Strict financial underwriting standards apply, including a maximum developer fee of 8 percent and a minimum debt service coverage ratio of 1.20.
NJ Department of Community Affairs

POSTED

7 days ago

DEADLINE

in 5 days
View Details
NAICS: 236116
Grant
New Jersey Healthy Homes Initiative 2027
Solicitation # https://www.nj.gov/dca/dhcr/forms/docs/njhealthhomesguidelines.pdf
The New Jersey Healthy Homes Initiative 2027 is a joint grant program managed by the New Jersey Department of Community Affairs and the New Jersey Department of Human Services Division of Medical Assistance and Health Services. Utilizing ARPA Section 9817 funds, the initiative aims to develop approximately 200 deed-restricted rental units consisting of one, two, and three-bedroom homes. These units are dedicated to New Jersey FamilyCare Members who are experiencing or at risk of homelessness or institutionalization, specifically prioritizing individuals with chronic diseases, respiratory conditions, behavioral health issues, intellectual and developmental disabilities, or those transitioning from institutional settings. Eligible residents must be at least 18 years old, earn under 30 percent of the Area Median Income, and pay a subsidized rent limited to 30 percent of their adjusted gross income. Developers apply for funding on a rolling basis through the NJDCA SAGE portal, with a final application deadline of June 30, 2027. Proposals undergo a preliminary review by the NJDCA and a secondary suitability and regulatory compliance review by the DMAHS to ensure adherence to the HCBS Settings final rule for community integration. Funding structures include Capital, R&R, CORRA, and SRAP, with rental assistance structured for an initial 15-year term and a possible 15-year renewal. Awardees must maintain property and commercial liability insurance naming the NJDCA as an additional insured and submit annual audited financials. Managed Care Organizations are responsible for member placement and ongoing tenancy support, while the NJDCA Housing Assistance Unit provides annual monitoring and oversight.
NJ Department of Community Affairs

POSTED

7 days ago

DEADLINE

in 8 months
View Details

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