06 Exhibit A _ General Scope of Services AAC .pdf

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EXHIBIT A: GENERAL

SCOPE OF SERVICES

AAC Operations, Maintenance & Janitorial Services at HJAIA Page 2 of 22 Exhibit A; General Scope of Services

EXHIBIT A

GENERAL SCOPE OF SERVICES

1.0 Overview

The Aviation Administration Center (“AAC”) is a newly constructed, multi-facility complex located at Hartsfield-Jackson Atlanta International Airport (ATL). Scheduled to become operational in Fall 2026, the AAC is designed to centralize key functions of the Department of Aviation (“DOA”) and support a wide range of administrative, operational, and public services.

The AAC Facility encompasses the following primary components:

• Four-Level Administrative Office Building (180,781 SF) - A modern office facility housing DOA staff offices, a Police Precinct, a Badging & Credentialing Office, a Multi-Purpose Meeting Center, an open courtyard, and a designated future tenant space.

• Multi-Level Parking Deck (150,328 SF / 435 Spaces) - A structured parking facility supporting employees, visitors, and operational vehicles. The deck will be directly connected to the AAC via a pedestrian bridge.

• Pedestrian Bridges (2 Total) - Two pedestrian bridges connect the AAC to 1) the SkyTrain Plaza and 2) the Parking Deck adjacent to the AAC, providing direct access to the airport’s automated people mover and safe, elevated pedestrian circulation. Each bridge includes elevator access to ensure ADA compliance accessibility for all users.

2.0 Project Description

The Service Provider will be responsible for providing comprehensive Operations and Maintenance (“O&M”) services for the Aviation Administration Center (AAC), hereinafter referred to as “Facility”.

The Contractor will deliver all O&M services required to keep the Facility fully operational, clean, and safe in accordance with the Department of Aviation’s performance standards and service expectations outlined in this scope of services.

3.0 Scope Requirements

The scope of services includes O&M and Janitorial services for the AAC’s administrative building, parking deck, pedestrian bridges, exterior grounds, and all associated infrastructure, systems, and common-use areas. The Service Provider shall be responsible for delivering all the services necessary to maintain the Facility.

The Service Provider shall establish and maintain a comprehensive Facility Management Program to ensure that all facility systems, spaces, and assets remain operational, safe, and in compliance with regulatory requirements.

Primary responsibilities of the Service Provider shall include:

• Administrative Services

• Facility Operations & Maintenance Services

• Janitorial Services

• Landscaping and Grounds Maintenance

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This contract will be governed by the performance metrics, response times, and service levels defined within this scope of services, and will require close coordination with multiple DOA departments and stakeholders throughout the contract term.

Failure to meet the defined performance standards, service levels, or response times of this contract may result in deductions from the Service Provider’s monthly payment, based on documented deficiencies, unresolved service requests, or non-compliance with contractual obligations. The Department of Aviation reserves the right to apply financial penalties or withhold payment for services not rendered in accordance with the contract. A list of penalties can be found in the “Non- Compliance Penalty Chart”.

4.0 Administrative Services

The Service Provider shall establish an administrative framework designed to ensure full compliance with the contract requirements outlined in this solicitation. Administrative Services under this agreement include all planning, reporting, budgeting and coordination as necessary to support the daily operations and long-term performance of the facility. These services include, but are not limited to, contract administration, on-boarding and operational readiness, CMMS/EAMS integration, and warranty management.

4.1. Contract Administration

• The Service Provider shall be responsible for administering all aspects of the contract in accordance with the requirements outlined in this scope of services and the applicable policies of the City of Atlanta. The Service Provider shall coordinate with the DOA to ensure full transparency and contract alignment throughout the life of the agreement.

• The Service Provider shall ensure compliance with all contract terms, reporting requirements, and documentation standards. This includes the timely submittal of monthly and annual reports, maintenance logs, CMMS data, warranty tracking documentation, and emergency response records.

• The Service Provider shall submit accurate and complete invoices in accordance with the approved contract payment schedule. All invoices shall clearly reflect the approved labor rates, materials used, subcontractor costs (if applicable), and work completed. Supporting documentation shall be provided upon request.

• All modifications to the scope of work, staffing levels, or service intervals must be approved in writing by DOA prior to implementation. The Service Provider shall coordinate all such requests through the designated DOA point of contact and shall ensure that approved changes are documented in accordance with City of Atlanta procurement policies.

• The Service Provider shall be responsible for the management of all subcontractors performing work under this contract. This includes maintaining current licenses, insurance documentation, and compliance certifications. Subcontractors shall meet all performance and safety expectations established by the DOA and the Service Provider shall ensure their timely coordination and oversight.

• The Service Provider shall participate in regularly scheduled contract review meetings with DOA to evaluate performance, address challenges, and identify opportunities for service improvement.

• The Service Provider shall prepare and submit an Annual Operations and Maintenance (O&M) Budget for the AAC Facility. This budget shall include projected costs for labor, AAC Operations, Maintenance & Janitorial Services at HJAIA Page 4 of 22 Exhibit A; General Scope of Services materials, subcontracted services, preventive and corrective maintenance, custodial operations, grounds maintenance, and administrative overhead. The completed budget shall be submitted to the DOA no later than December 15 of each calendar year for review and approval.

• The Service Provider shall prepare and submit an annual list of recommended Small Capital Improvement Projects for the Facility. This list shall include proposed repairs, replacements, upgrades, or minor enhancements that fall outside routine maintenance but are necessary to preserve the facility’s functionality, safety, or appearance. Each proposed project shall be prioritized and include a brief scope description, estimated cost, and proposed schedule.

• The Small Capital Improvement Projects list shall be submitted to the DOA for review and approval in conjunction with the annual O&M budget, no later than December 15th of each calendar year.

4.2. On-Boarding Requirements

The Service Provider shall be responsible for a structured on-boarding and transition process to ensure a seamless integration of operations and maintenance (O&M) services. Beginning ninety (90) days prior to substantial completion, the on-boarding phase shall focus on preparing facility systems, participating in operational readiness activities, and ensuring all maintenance and service programs are approved by DOA.

The Service Provider shall coordinate with the Department of Aviation (DOA) Operational Readiness and Transition (ORAT) and Asset Management (AM) teams to align with facility activation plans and ensure operational readiness. The on-boarding phase shall be fully completed prior to the Facility’s official opening date to minimize disruption and allow for a smooth transition into full operational status.

4.2.1. Building Start-Up, Commissioning & Training

The Service Provider shall be required to participate in building start-up activities, system commissioning, and facility training programs to ensure familiarity with all operational systems and infrastructure.

Activities shall include:

• Engagement in the commissioning process for mechanical, electrical, plumbing (MEP), life safety, security, and vertical transportation systems to verify that all equipment operates as designed.

• Attendance in ORAT-led facility readiness meetings and walk-throughs to understand operational workflows, maintenance requirements, and emergency response protocols.

• Coordinate with Asset Management for review and validation of all close-out documents, as-built drawings, equipment warranties, and O&M manuals to ensure completeness and accuracy.

• Attend necessary training sessions with original equipment manufacturers (OEMs) and system vendors to establish detailed maintenance procedures and troubleshooting protocols.

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4.2.2. Pre-Opening Ramp-Up & Operational Readiness

The Service Provider shall ensure a phased ramp-up period prior to the AAC opening date to facilitate a seamless operational transition.

Activities shall include:

• Coordination with DOA ORAT and AM to conduct a final pre-opening walkthrough, ensuring that all assets, systems, and operational functions are fully activated and transitioned to the maintenance phase.

• Deployment of maintenance teams and service personnel to familiarize themselves with facility systems, workflows, and operational procedures.

• Validation of custodial, waste management, and landscaping schedules and workflows to ensure facility readiness for public and tenant use from the first day of operations.

• Finalization of service contracts with third-party vendors and subcontractors to guarantee immediate support for specialized maintenance areas including but not limited to, elevators, fire suppression system, pest control, landscaping, etc.

4.3. Computerized Maintenance Management System (CMMS) Integration

The Service Provider shall be responsible for full integration into the City of Atlanta’s Enterprise Asset Management System (Cityworks), which is the designated CMMS platform for this contract. This includes system usage training for staff, verification of asset records, scheduling of preventive maintenance tasks, and full utilization of the work order and reporting modules.

The CMMS shall be fully operational prior to the facility opening to ensure all maintenance activities are tracked from day one.

CMMS implementation shall include:

• As a part of the project turnover, the Service Provider shall work with the DOA ORAT and AM teams to review and validate asset inventories, system specifications, and warranty data within Cityworks.

• All preventive maintenance tasks shall be scheduled in Cityworks according to manufacturer guidelines.

• The Service Provider shall establish procedures for work order request, assignment, and closure using the Cityworks platform, including request submission, tracking, completion documentation, and performance reporting.

• Spare Parts, materials and inventory records shall be maintained in Cityworks to track consumable supplies, spare parts, and critical repair components.

4.3.1. Work Order Management & Reporting

• The Service Provider shall utilize Cityworks as the designated CMMS to log, track, and document all work order management activities. Licensing and user access/permissions for Cityworks will be issued and managed by the DOA.

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• The Service Provider shall ensure the timely input of detailed work order records, including issue descriptions, labor hours, parts/materials used, response/resolution times, and corrective actions taken.

• The Service Provider shall generate monthly and annual reports summarizing corrective maintenance trends, recurring failures, and recommended preventive measures. Reports shall be sent to the DOA on or before the 15th of each month.

• The DOA shall be granted read-only access to the CMMS, along with the ability to submit service requests directly through the system.

4.4. Warranty Management

The Service Provider shall be responsible for warranty management (in collaboration with the DOA) by ensuring that all PM activities align with manufacturer warranty requirements to prevent voiding coverage on newly installed systems and equipment. The Service Provider shall maintain accurate records of warranty periods, coordinate with Original Equipment Manufacturers (“OEM”) for required servicing, and facilitate warranty claims when applicable.

5.0 Facility Operations & Maintenance Services

The Service Provider shall be responsible for delivering day-to-day operations and maintenance (O&M) services to ensure the facility remains safe, functional and in a state of good repair. This includes the administration building, multi-level parking deck, pedestrian bridges, and all associated systems and infrastructure.

The Service Provider shall implement a structured and proactive O&M program that encompasses scheduled preventive maintenance, responsive corrective maintenance, facility inspections, and coordination of third-party contractors for specialized systems.

5.1. General Facility Operations

The general operational responsibilities for the facility shall be carried out 24 hours per day, 7 days per week, year-round, and require a visible and professional operational presence across the Facility. The Service Provider shall work in close coordination with the Department of Aviation (DOA) and respective business units to ensure all aspects of building functionality, tenant support, and operational readiness are maintained to the specified standard.

The Service Provider’s daily responsibilities shall include, but are not limited to, the following:

• Monitoring facility conditions and ensuring the timely delivery of operational support services across all AAC assets.

• Coordinating the daily readiness of spaces, systems, and public-facing areas to meet user needs and DOA standards.

• Supporting day-to-day access, maintenance-related communications, and on-site coordination with DOA departments.

• Daily maintenance of the AAC parking deck and all general surface parking, including routine cleaning.

• Providing logistical support for deliveries and scheduled activities.

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The DOA shall retain responsibility for the parking access control systems (HUB Parking Technology), credentialing, policy enforcement, and permit administration. The DOA shall also oversee all decisions related to long-term capital improvements, system upgrades, and operational strategy for the Facility.

5.1.1. Stakeholder Coordination & Customer Service

The Service Provider shall be responsible for providing responsive, professional, and customer-oriented facility management services that prioritize the needs of the DOA, building occupants, visitors and stakeholders. This includes maintaining clear lines of communication, timely responses to service requests, and consistent collaboration with internal and external stakeholders.

• The Service Provider shall designate an on-site Facility Manager to serve as the primary liaison between the Service Provider’s staff and DOA personnel. This individual shall be authorized to make operational decisions, resolve service issues, and coordinate day-to-day activities across all areas of responsibility.

• The Service Provider shall engage regularly with DOA departments, including Asset Management, Aviation Information Systems, Security, Sustainability, Planning and Development, and other stakeholders as appropriate. These interactions shall include scheduled meetings, walk-throughs, and project coordination to ensure that facility operations are aligned with DOA priorities and policies.

• To maintain high levels of customer satisfaction, the Service Provider shall implement customer service protocols that include timely acknowledgement of service requests, resolution tracking, and follow-up communication. All service requests shall be entered into the Computerized Maintenance Management System (CMMS) for tracking and reporting purposes.

• The Service Provider shall also maintain an internal escalation process for unresolved or recurring issues and shall immediately notify DOA of any concerns that may impact facility operations, occupant safety, or service levels. All staff shall be trained in customer service standards and expected to interact with building occupants and visitors in a professional and courteous manner.

• The Service Provider shall participate in performance reviews and customer satisfaction assessments conducted by DOA and shall implement corrective measures in response to feedback or performance deficiencies.

5.1.2. Building Automation Management

The Service Provider shall be responsible for the day-to-day oversight, operation, and performance monitoring of the Building Management System (BMS) to ensure efficient and reliable facility operations. Responsibilities include, but are not limited to:

• Maintaining continuous system connectivity and functionality across all monitored building systems, including HVAC, lighting, electrical, water, and life safety systems.

• Monitoring alarms, system alerts, and trend data to proactively identify and respond to abnormal conditions and performance deviations.

• Performing routine diagnostics, software updates, and system health checks in coordination with the system manufacturer and/or integrator as needed.

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• Ensuring that all BMS data points, graphics, and logic sequences reflect current field conditions and operational configurations.

• Coordinating with the Department of Aviation (DOA) to implement changes, upgrades, or troubleshooting activities affecting system performance or reporting.

• Documenting all BMS interactions, performance anomalies, and corrective actions within the Computerized Maintenance Management System (CMMS) and/or approved reporting platform.

The Service Provider shall ensure qualified personnel are assigned to manage BMS operations and shall maintain records of training, certifications, and competency relevant to BMS support and management.

5.2. Routine Facility Maintenance

The Service Provider shall establish and execute a comprehensive Routine Maintenance Program that ensures the AAC, parking deck and surface lot, pedestrian bridges and associated vertical circulation areas remain in optimal working condition at all times. This program shall include both Preventive Maintenance (PM) and Corrective Maintenance (CM) activities.

All maintenance activities shall be tracked, documented, and reported using the DOA’s Enterprise Asset Management System (EAMS)/Computerized Maintenance Management System (CMMS), Cityworks. Licensing and user access/permissions for Cityworks will be issued and managed by the

DOA.

The Service Provider shall be responsible for timely and accurate data entry in Cityworks, including preventive maintenance records, corrective maintenance activities, and asset condition updates and shall adhere to the requirements further outlined in Section 4.6.1.

5.3. Preventative Maintenance (PM) – Main Building

The Service Provider shall implement a scheduled Preventive Maintenance (PM) Program to ensure continuous and reliable operations of all building systems, including but not to, mechanical, electrical, plumbing, fire protection (MEP/FP), structural systems, and vertical transportation, across the Facility.

The following PM tasks shall be performed at the Facility:

5.3.1. Mechanical, Electrical, and Plumbing (MEP) Systems

• Quarterly inspection and servicing of HVAC Systems including air handlers, exhaust fans, ductwork, dampers, and controls per ASHRAE and NFPA 90A standards.

• Semi-Annual Testing and inspection of Electrical Systems including distribution panels, circuit breakers, transformers, and lighting controls per National Electrical Code (NEC).

• Quarterly inspection and cleaning of Plumbing & Drainage including, but not limited to, floor drains, backflow preventers, and water heaters in compliance with City of Atlanta plumbing codes.

5.3.2. Fire & Life Safety Protection (FP) Systems

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• Weekly, monthly, and annual testing of fire alarms, smoke detectors, fire suppression systems, and exit signage per National Fire Protection Agency: NFPA 72 and NFPA 101 Life

Safety Code.

• Regular inspections of fire extinguishers, hose reels, and emergency lighting.

5.3.3. Vertical Transportation Systems

• The Service Provider shall contract with a certified third-party contractor to perform monthly, quarterly, and annual inspections, lubrication, load testing, and door adjustments in accordance with American Society of Mechanical Engineers: ASME A17.1 Safety Code for all elevators.

• For a minimum of the first twenty-four (24) months following beneficial occupancy—or throughout the full warranty period, whichever is longer—the third-party elevator contractor shall enter into a formal service agreement directly with the elevator manufacturer. Under this agreement, the manufacturer shall serve as a subcontractor responsible for supporting the maintenance program with specialized expertise, proprietary tools, and OEM-certified parts.

• In addition to the OEM subcontractor, the Service Provider may also designate a certified elevator services vendor to serve in an oversight role. This vendor shall act as an independent resource to verify the manufacturer’s compliance with the maintenance contract, perform secondary inspections, and support performance tracking in coordination with the DOA.

5.3.4. Roofing & Building Envelope

• Semi-annual inspection of roof drains, flashing, gutters, and seals to prevent water intrusion.

• Quarterly inspection and cleaning of windows, exterior facades, and expansion joints.

5.3.5. Security & Access Control System

The DOA shall retain full responsibility for the management, operation, and oversight of the public safety and security systems throughout the AAC, including all policies, credentialing, monitoring, and system configurations.

The Service Provider shall monitor, support and coordinate closely with DOA Security & Safety

Division for the following systems:

Public Safety Systems (PSS) including:

• CCTV Cameras

• AED Cabinets

• Emergency Call Boxes

Security Access Control Systems (SACS) including:

• Lenel Access Control

• Salto Locks

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Any issues identified by the Service Provider impacting the operation or security integrity of the systems identified above, shall be immediately reported to DOA Safety & Security Division.

5.3.6. IT Infrastructure Support Equipment

The Department of Aviation, Office of Technology & Digital Experience (“TDE”) shall be fully responsible for managing, configuring, and operating all information technology (“IT”) infrastructure and equipment within the Facility. This includes all servers, network hardware, telecommunications systems, and associated IT assets.

The Service Provider, however, shall be responsible for the maintenance and repair of all engineering systems that support IT infrastructure. This includes related mechanical, electrical, plumbing (MEP), structural, and fire and life safety systems—such as dedicated HVAC units for server rooms, power distribution panels, backup power systems (UPS), and fire suppression systems.

5.4. Preventive Maintenance - Parking Deck & General Surface Parking

The AAC includes a multi-level parking deck and general surface parking that provides designated parking for employees, visitors, contractors, and airport personnel accessing the AAC and surrounding areas. The parking deck is a critical facility component that supports the daily operational flow of the AAC and must remain fully functional, safe, clean, and accessible at all times.

The Service Provider shall be responsible for the day-to-day management and upkeep of the parking facility’s physical infrastructure and support systems, including routine maintenance, cleaning, lighting, signage, and coordination of inclement weather mitigation. Although the DOA will retain responsibility for parking management, such as access control systems, credentialing, revenue collection, and policy enforcement, the Service Provider is expected to work in close coordination with DOA to ensure seamless facility support.

The following PM tasks shall be performed for the multi-level parking deck:

5.4.1. Lighting & Electrical Systems

• Weekly inspections and replacement of parking lot and deck lighting to ensure ADA compliance and safety.

• Routine testing of backup power systems for emergency lighting.

• Perform emergency generator startup and testing.

• Replace any failed bulbs, damaged lenses, or malfunctioning fixtures promptly.

5.4.2. Elevators & Pedestrian Access Points

• Weekly maintenance of parking deck elevators by a certified third-party contractor.

• Inspection and cleaning of stairwells, railings, and pedestrian pathways.

5.4.3. Drainage & Stormwater Management

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• Semi-annual clearing of trench drains from outfall to the first manhole to prevent water accumulation and flooding.

• Inspection of grates, sumps, and retention areas for blockages.

5.5. Preventive Maintenance - Pedestrian Bridges

The pedestrian bridges connecting the AAC to adjacent areas are designed as open-air structures with decorative mesh siding and no climate control or full glass enclosure. These bridges provide functional pedestrian access and include four (4) elevators to ensure accessibility.

The Service Provider shall be responsible for conducting routine preventive maintenance (PM) to maintain the safety, integrity, and operational performance of the pedestrian bridges and associated systems.

The following PM tasks shall be performed for the pedestrian bridges connecting the AAC to adjacent areas:

5.5.1. Structural Inspections

• Conduct semi-annual inspections of the pedestrian bridges to assess overall structural integrity, including steel framing, expansion joints, anchor points, and safety barriers.

• Inspect fasteners, welds, and supports for signs of corrosion, stress, or fatigue.

• All inspection findings, deficiencies, and recommended corrective actions shall be documented and submitted to the DOA following each inspection cycle.

5.5.2. Elevator Systems

• A certified third-party contractor shall perform monthly maintenance per the American Society of Mechanical Engineers (ASME) A17.1 – Safety Code for Elevators and Escalators.

5.5.3. Lighting

• Conduct monthly inspections of all overhead lighting fixtures along the pedestrian bridges to ensure proper illumination, functionality, and alignment with safety and visibility standards.

• Replace any failed bulbs, damaged lenses, or malfunctioning fixtures promptly.

5.6. Corrective Maintenance (CM)

The Service Provider shall be responsible for performing timely and effective corrective maintenance (“CM”) to address unexpected equipment failures, system malfunctions, vandalism and deficiencies identified while conducting PMs. Corrective maintenance activities shall be coordinated, tracked, and documented to ensure a state of good repair of all systems and equipment and minimal disruption to operations.

Close coordination with the assigned DOA representative will be required prior to initiating corrective maintenance activities. Corrective maintenance activities deemed capital improvements must be coordinated with the DOA for planning, funding, and execution oversight.

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5.6.1. Work Authorization Requests

• Work Authorization Requests are required to be submitted and approved prior to commencing with work for any corrective maintenance. Emergency repairs will be the exception yet will require the submission of associated documentation (i.e. invoice outlining any subcontractor utilized, or related labor, parts and or materials).

• Work Authorization Requests are required to be submitted to the DOA via DocuSign for electronic approval. Emergency repairs documentation will be required to be sent via DocuSign within 48 hours following resolution.

• All work will be performed based on time and material, utilizing fully burdened rates.

• All subcontractors proposed to perform corrective maintenance under this contract must be qualified, licensed where applicable, and approved in advance by the DOA prior to engaging in any work at the Facility.

5.6.2. Timely Response & Resolution

• The Service Provider shall respond to all corrective maintenance requests based on the urgency and impact of the issue.

• Repairs shall be completed in a safe, effective, and efficient manner, ensuring all affected systems are restored to full operational status.

• Response times shall align with established service levels, prioritizing life safety systems, critical infrastructure, and operationally sensitive equipment.

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Priority Level Description Example

Asset/Systems

Response

Time

Resolution

Time

Performance Standards

Priority 1 –

Emergency

Immediate threat to life, safety, or facility operations. Examples: fire system failure, elevator entrapment, major water leak, power loss to critical systems.

Fire & Life

Safety systems, emergency generators, elevators, main electrical switchgear

15 minutes

(Notify C4/

Acknowledge and dispatch)

4 hours or less, or as directed by DOA

100% response within timeframe;

notification to DOA within 15 mins;

resolution tracking required.

Priority 2

Urgent

Significant impact on facility operations or occupant comfort, but not life-threatening. Examples:

HVAC failure in occupied area, plumbing backup, door access failure.

HVAC air handling units, restroom fixtures, access control doors, water heaters

1 Hour Same business day, or within

8 hours

≥ 95% response within timeframe;

work activity documented within CMMS within 8 hours of work initiation.

Priority 3 –

Routine

Localized issue with minimal operational impact. Examples: lighting outage in non-critical areas or non-urgent door hardware issue.

Corridor lighting, breakroom sinks, interior door hardware, exhaust fans

4 Hours Within 3 business days

≥ 90% completion within timeframe;

proper documentation in

CMMS.

Priority 4 —

Scheduled/

Deferred

Low-impact item or cosmetic issue. Examples:

ceiling tile replacement, scuff mark removal, minor furniture adjustment.

Ceiling tiles, patch painting, vandalism

24 Hours Within 7 calendar days, or added to planned maintenance schedule

≥ 85% scheduled completion compliance; tracked through CMMS and deferred maintenance log.

5.6.3. Subcontractor Coordination

• The Service Provider shall engage and manage qualified subcontractors for specialized corrective maintenance needs, including, but not limited to, elevator systems, fire suppression equipment, and any specialized systems requiring specific expertise beyond day-to-day staff capability.

• All subcontractors must be pre-approved by the DOA to ensure only qualified and vetted vendors perform work within the facility.

• If a system or component failure requires capital replacement or falls outside the scope of corrective maintenance, the Service Provider shall provide a detailed assessment and recommendations to the DOA.

• The Service Provider shall require all subcontractors and third-party vendors performing work on-site to sign in and out with the Service Provider’s designated on-site representative. A comprehensive subcontractor activity log shall be maintained by the Service Provider, documenting the company name, individual names, scope of work, location of activity, time of arrival, and time of departure for each visit. This log shall be made available to the DOA upon request and used to support facility access control and operational coordination.

• The Service Provider shall provide escorting and oversight for any subcontractor or third-party vendor performing work while on premises.

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5.6.4. Emergency Corrective Maintenance

• The Service Provider shall maintain a 24/7 emergency response capability for urgent system failures that pose safety risks, disrupt facility operations, or impact critical services.

• The Service Provider shall immediately notify the Centralized Command and Control Center (“C4”) and coordinate response efforts to mitigate damage, restore functionality, and implement contingency measures as needed.

Key requirements of emergency response are:

• Provide a contact list of points of contact in the event of an emergency.

• Maintain Standard Operating Procedures (“SOP”) for Emergency response.

• Maintain 24-hour coverage via phone and/or text to initiate response to an event.

• Must have the ability to monitor any automated alarms that are installed on our critical systems or respond to emergency notifications from DOA.

6.0 Landscaping and Grounds Maintenance

The Service Provider shall be responsible for the comprehensive landscaping and grounds maintenance of the Facility. This includes routine lawn care, seasonal treatments and the upkeep of hardscape elements to ensure well-maintained and aesthetically pleasing grounds.

6.1. Routine Landscaping Maintenance

Routine maintenance shall include:

• Mowing and trimming of all grass areas on a bi-weekly basis during the active growing season, which runs from March through October. All edges along sidewalks, curbs, and fences shall be trimmed to prevent overgrowth.

• Edging along walkways, curbs, and flower beds monthly to maintain clean and defined borders.

• Weeding and mulching of all landscaped beds monthly to reduce unwanted plant growth and maintain soil moisture levels.

• Manual watering of all grass and plants as needed, based on seasonal conditions. The Service Provider shall ensure that all plantings, turf, and flower beds receive adequate hydration to sustain healthy growth and appearance.

• Daily removal of litter, debris, and trash from landscaped areas to maintain cleanliness and enhance the overall appearance of the facility grounds.

• Storm debris cleanup required following severe weather events to remove fallen branches, accumulated water, or other obstructions.

6.2. Routine Hardscape Maintenance

Hardscape maintenance shall include:

• Bi-annual pressure washing of walkways, plazas, and building entryways to remove dirt, stains, and debris, ensuring surfaces remain clean and free from slip hazards.

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• Routine inspection and repair of sidewalks and curbs to identify cracks, uneven surfaces, or trip hazards. Any identified hazards shall be reported to the City’s Authorized Representative for corrective action.

• Monthly upkeep of parking lot to ensure no unwanted vegetation growth.

• Daily trash/debris removal is required.

6.3. Seasonal Treatments

Seasonal maintenance shall include:

• Application of fertilizers in the spring and fall to support plant growth and improve soil health. Fertilizer use shall be based on soil test recommendations, and only slow-release, eco-friendly formulations shall be used.

• Annual aeration and overseeding in the fall to enhance turf density, reduce soil compaction, and encourage the establishment of new growth.

• Bi-annual seasonal flower rotation to install new plantings in the spring/summer and fall/winter seasons, ensuring continuous visual appeal.

• Winterization of plant beds and landscaped areas in late fall, including the application of protective mulch and preparation of plantings for colder temperatures.

7.0 Janitorial Services

The Service Provider shall be responsible for providing comprehensive janitorial services for the Facility ensuring that all areas are maintained to a high standard of cleanliness, hygiene, and presentation.

This facility requires 24-hour service, 7 days per week, including holidays, with enhanced daytime presence to support real-time cleanliness and response to facility activity levels. The expectation is that all spaces, especially those accessible to the public and airport staff, remain in pristine and presentable condition throughout the day.

Additional requirements include continuous monitoring and proactive cleaning services during operational hours, in addition to overnight deep cleaning and restorative services.

The Service Provider shall perform all necessary cleaning and custodial services across the facility, including but not limited to the following areas:

• Administrative offices

• Restrooms and locker rooms

• Lobby and public-facing areas

• Breakrooms and shared workspaces

• Conference and meeting rooms

• Elevators, stairwells, and corridors

• Interior and exterior entryways

• Parking deck stair towers, elevators, and pedestrian bridges

• Police precinct spaces (coordination required with APD)

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To support the delivery of janitorial services, the DOA will establish a dedicated allowance for the purchase of cleaning supplies, paper products, trash liners, hand soap, sanitizer, air fresheners, and other facility hygiene consumables required to maintain the Facility.

• A not-to-exceed allowance of $1,000,000 annually shall be provided for the procurement of these materials.

• All purchases and/or product substitutions must be submitted in advance for DOA review and approval prior to acquisition.

• All expenditures against this allowance must be documented and submitted monthly to DOA for review and reconciliation.

• This allowance shall be used exclusively for consumables and shall not be applied toward labor costs or equipment purchases.

• The Service Provider shall be responsible for inventory management, procurement, distribution, and usage tracking of all janitorial supplies/consumables.

7.1. Daytime Services

During operational hours, 6:00 AM to 6:00 PM, Monday-Friday, the Service Provider shall maintain a high-visibility, proactive cleaning presence. Weekend coverage is required yet may be reduced in scale based on building activities. Assigned staff shall continuously patrol designated zones to address real-time cleanliness needs, including, but not limited to:

• Continuous daily disinfection of high-touch surfaces (e.g., door handles, elevator buttons, handrails, light switches, service counters, shared technology stations).

• Frequent daily restroom checks, disinfection of high-touch surfaces and restocking of paper products, soap, and other consumables as needed.

• Continuous waste collection and removal from public spaces, restrooms, and shared areas.

• Immediate response to spills, trash overflows, odors, or other unsightly conditions.

• Maintenance of lobby appearance, including vacuumed and polished floors, clean mats, dust-free surfaces, and organized furnishings.

• Monitoring and cleaning of entrances and vestibules, especially during inclement weather to prevent slip hazards.

7.2. Overnight Cleaning Services

The Service Provider shall provide comprehensive overnight cleaning services to reset the facility and prepare all areas for the following operational day.

Activities services shall include:

• Daily restroom deep cleaning: floors, partitions, toilets (base and seats), urinals, sinks, mirrors, fixtures, vents, and all dispensers.

• Vacuuming of carpeted areas.

• Hard surface floor cleaning, including sweeping, mopping, auto-scrubbing, and burnishing as applicable.

• Cleaning of breakrooms and kitchenette appliances and surfaces.

• Cleaning of stairwells, handrails, elevator cabs, and mechanical spaces.

AAC Operations, Maintenance & Janitorial Services at HJAIA Page 17 of 22 Exhibit A; General Scope of Services

• Interior glass and mirror cleaning, including office partition glass and doors.

• Perform all necessary waste management activities.

7.3. Specialty Cleaning Services

In addition to daily and overnight services, the Service Provider shall conduct regularly scheduled tasks on a weekly, monthly, quarterly, or annual basis, including but not limited to:

• Floor maintenance (strip, seal, wax, and buff hard floors as needed; carpet extraction on a quarterly basis or as required).

• High dusting (quarterly or as needed) of ceilings, light fixtures, ventilation grilles, manual and motorized window blinds/shades, baseboards and overhead surfaces.

• Interior and exterior window washing. (minimum once quarterly or as directed by the DOA)

• Wall and baseboard washing. (annually or as conditions require)

• Pressure washing of entrances, sidewalks, and exterior hardscapes, especially during or following weather events.

7.4. Waste Management

The Service Provider shall provide routine waste collection and recycling services to support the cleanliness, sustainability, and functionality of the facility.

Activities include:

• Daily collection of waste and recyclables from all interior and exterior receptacles, including public areas, offices, restrooms, breakrooms, loading docks, parking decks and pedestrian bridges.

• Replacement of liners during each collection cycle and cleaning of receptacle interiors and exteriors to prevent odors, staining, and pest attraction.

• Monitoring and cleaning of waste storage areas, including interior holding rooms and exterior enclosures.

• Coordination with custodial staff to ensure timely disposal of waste generated during cleaning activities.

• Proper segregation of recyclable materials by placing them in clearly labeled bins in accordance with the airport's Zero Waste Policy, sustainable practices, and the City of Atlanta's recycling policies.

• Prevent cross-contamination by ensuring that non-recyclable materials are not placed in recycling bins.

7.4.1. Contracted Waste Management Services

The Service Provider shall be required to establish and maintain an active waste hauling contract with a licensed and City-approved waste disposal vendor. This contract shall provide for the regular pickup and proper disposal of all waste and recyclables generated by the Facility.

Key requirements include:

AAC Operations, Maintenance & Janitorial Services at HJAIA Page 18 of 22 Exhibit A; General Scope of Services

• Scheduled waste and recycling pickups based on volume, with flexibility to accommodate peak demand or special events.

• Provision and maintenance of dumpsters, compactors, and recycling bins as needed to support the facility’s operational needs.

• The Service Provider shall support and implement a centralized waste management practice that ensures proper routine waste and recycling collection across the Facility, supporting the cleanliness, sustainability, and functionality of the facility in alignment with airport and City policies.

7.5. Pest Control

The Service Provider shall be responsible for implementing and maintaining a comprehensive pest control plan designed to prevent, monitor, and mitigate pest activity across all areas of the facility, including interior spaces, utility areas, exterior perimeter, and waste storage areas.

All pest control services shall be performed by a licensed technician or subcontractor, and responsibilities shall include:

• Monthly treatments to prevent infestations from common pests, including rodents, roaches, ants, flies, and other nuisance insects.

• Immediate response to pest sightings or reported issues, with follow-up treatments and documentation of actions taken.

• Coordination with waste management and custodial teams to address sanitation concerns that contribute to pest attraction.

• Routine documentation of pest activity, treatment logs, and chemicals used, to be made available to the Department of Aviation upon request.

8.0 Future Needs

The Department of Aviation reserves the right to amend or expand the scope of services over the duration of the contract in response to evolving operational requirements, facility changes, or strategic priorities. The Service Provider shall demonstrate flexibility and responsiveness in supporting these future needs as directed by DOA.

Potential future needs may include, but are not limited to:

• Supporting the implementation and operation of a micro market or food service concession within the AAC, including coordination with vendors and oversight of facilities-related needs.

• Providing operational support for additional tenants, special use areas, or future build-outs that may occur within the AAC Facility.

• Supporting future sustainability initiatives including solar power generation, zero-waste programs, water conservation measures, green infrastructure enhancements, and LEED certification requirements.

Any new or expanded services shall be reviewed, negotiated, and documented through a formal contract modification process and shall be subject to approval by the DOA and the City of Atlanta - Department of Procurement.

AAC Operations, Maintenance & Janitorial Services at HJAIA Page 20 of 22 Exhibit A; General Scope of Services

Aviation Administration Center (AAC)

Preventive Maintenance Frequency Chart

Preventive Maintenance (Section 5.3)

System/Area Task Description Frequency

HVAC Systems Inspect & service air handlers, exhaust fans, ductwork, dampers, and controls (5.3.1)

Quarterly

Electrical Systems Test & inspect distribution panels, circuit breakers, transformers, lighting controls (5.3.1)

Semi-Annual

Plumbing Systems Inspect & clean floor drains, backflow preventers, water heaters (5.3.1)

Quarterly

Fire Alarms & Life Safety Test alarms, smoke detectors, suppression systems, exit signage (5.3.2)

Weekly/Monthly/Annual

Fire Extinguishers & Emergency Lighting

Inspect extinguishers, hose reels, emergency lights (5.3.2)

Monthly

Vertical Transportation/Elevators (All)

Third-party maintenance, lubrication, load testing, adjustments (5.3.3/5.4.2)

Weekly/Monthly/Quarterly/Annual

Roof Drains & Building Envelope Inspect roof drains, flashing, gutters, seals (5.3.4)

Semi-Annual

Exterior Windows & Facades Inspect & clean exterior facades, windows, joints (5.1.4)

Quarterly

Bridge Structural Inspections Inspect bridge framing, joints, fasteners, welds (5.3.1)

Semi-Annual

Bridge Lighting Inspect & replace overhead lighting fixtures (5.5.3)

Monthly

Parking Deck Lighting Inspect & replace lighting fixtures (5.4.1)

Weekly

Emergency Power (Generators/UPS)

Start-up testing, battery checks (5.4.1)

Routine/Monthly

Drainage Systems Clear trench drains, inspect sumps & grates (5.3.1 / 5.4.3)

Semi-Annual

Sanitary Lines Flush sanitary lines to prevent blockage (5.4.3)

Semi-Annually

AAC Operations, Maintenance & Janitorial Services at HJAIA Page 21 of 22 Exhibit A; General Scope of Services

Landscaping and Grounds Maintenance (Section 6.0)

Turf Areas Mow, trim, edge (6.1) Bi-Weekly (Growing Season)

Landscaped Beds Weed, mulch (6.1) Monthly

Manual Watering Water turf and beds as needed (6.1) Seasonal/As Needed

Litter Removal Remove trash/debris from grounds (6.1)

Daily

Storm Debris Cleanup Remove limbs, blockages after weather events (6.1)

As Needed

Hardscape Surfaces Pressure wash walkways, plazas, entryways (6.2)

Bi-Annual

Sidewalks & Curbs Inspect for cracks, trip hazards (6.2) Routine

Flower Rotation Install seasonal flowers (6.2) Bi-Annual

Turf Aeration & Overseeding Aerate and overseed turf areas (6.3) Annual (Fall)

Fertilization Apply eco-friendly fertilizer (6.3) Spring & Fall

Winterization Apply mulch, prep beds for cold weather (6.3)

Annual (Late Fall)

Janitorial Services (Section 7.0)

Daytime Cleaning High-touch surface cleaning, waste removal, restroom checks (7.1) Continuous (6 AM – 6 PM, M–F)

Weekend Cleaning Reduced coverage for key areas (7.1) Saturday–Sunday

Restroom Deep Cleaning Full restroom sanitation (7.1) Nightly

Lobby & Common Area Cleaning Floors, mats, dusting (7.1) Daily

Interior Glass & Mirrors Spot and full cleaning (7.1) Nightly

Hard Floor Maintenance Sweep, mop, scrub, burnish (7.1) Nightly/As Needed

Carpet & Upholstery Vacuuming and extraction (7.2) Nightly/Quarterly

High Dusting Ceilings, fixtures, vents, blinds (7.2) Quarterly or As Needed

Window Washing Interior and exterior glass (7.2) Twice Annually

Wall & Baseboard Cleaning Wipe and sanitize surfaces (7.2) Annually or As Needed

Waste Collection Empty and clean bins, manage liners (7.3)

Daily

Pest Control Preventative treatments, response (7.3)

Monthly/As Needed

AAC Operations, Maintenance & Janitorial Services at HJAIA Page 22 of 22 Exhibit A; General Scope of Services

Aviation Administration Center (AAC) Non-Compliance Penalty Chart

Non-Compliant Service Category

Triggering Event Potential Deduction Per Occurrence

Priority 1 - Emergency

Response Delay

Failure to respond within 15 min / resolve within 4 hours

$2,500

Missed Preventive

Maintenance

Failure to complete a scheduled

PM task on time

$1,000 per missed PM

Custodial Deficiency

(Major)

Unresolved cleanliness issue after

2 notices

$500 per occurrence

Custodial Deficiency

(Minor)

Recurring restroom supply shortage or spot issue

$250 per occurrence

Incomplete

Monthly Report

Missing or late monthly report/submission

$1,000 per report

Landscape

Service Missed

Missed weekly mowing or seasonal treatment

$750 per service missed

Unapproved

Subcontractor Access

Failure to log in/out a subcontractor or escort vendor as required

$1,000 per incident

Unaddressed Safety

Violation

Any safety-related compliance issue not corrected in 24 hours

$1,500 per day

SCOPE OF WORK

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AAC FLOOR PLANS

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