TAB_10-Georgia_5_Solicitation_-FY_2018.pdf

Southeast Sunbelt Region GA-PMC

Operations and Maintenance Services Atlanta, Gainesville, Newnan, and Rome, Ga.

Performance-Based Specification – FY-18

SOLICITATION NUMBER: 47PE0218R0002

SERVICE: BUILDING OPERATIONS AND MAINTENANCE AND RELATED SERVICES

LOCATIONS: Elbert P. Tuttle US Court of Appeals, Atlanta GA (GA0008ZZ)

John C. Godbold US Federal BLDG, Atlanta GA (GA0030ZZ)

Lewis R. Morgan FB/PO/CH, Newnan GA (GA0125ZZ)

Federal BLDG/CH, Gainesville, GA (GA0044ZZ)

Federal BLDG/CH, Rome, GA (GA0018ZZ)

PERIOD OF PERFORMANCE: April 1, 2018 to March 31, 2023

SOLICITATION ISSUE DATE: December 6, 2017

SITE VISIT: December 18-20, 2017 @ 9:00 AM (EST)

OFFER RECEIPT DATE and TIME: January 17, 2018 @ 2:00 PM (EST)

PERIOD OF PERFORMANCE: Base Period: 04/01/2018 through 3/31/2019

With potential for four additional one-year option periods as follows:

Option I: 04/01/2019 through 3/31/2020

Option II: 04/01/2020 through 3/31/2021

Option III: 04/01/2021 through 3/31/2022

Option IV: 04/01/2022 through 3/31/2023

DATE AND TIME PROPOSAL(S) DUE: January 17, 2018, 2:00 PM (EST)-Proposals shall be emailed to Melissa Teer, melissa.teer@gsa.gov. Please indicate in the SUBJECT BOX:

GEORGIA-5-47PE0218R002-OPERATION AND MAINTENANCE SERVICES. ALL

PROPOSALS SUBMITTED SHALL REQUEST CONFORMATION OF RECEIPT. IF

THE SUBMISSION INSTRUCTIONS ARE NOT FOLLOWED, YOUR PROPOSAL

WILL NOT BE EVALUATED

NOTE: ALL QUESTIONS REGARDING THIS REQUEST FOR PROPOSAL (RFP)

SHOULD BE SUBMITTED IN WRITING TO:

Melissa Teer, melissa.teer@gsa.gov, by December 28, 2017, 2:00 PM (Eastern Standard Time mailto:melissa.teer@gsa.gov mailto:melissa.teer@gsa.gov

SOLICITATION TABLE OF CONTENTS

(Sections A through M)

A. SOLICITATION/CONTRACT FORM

A.1. STANDARD FORMS

B. SERVICES, ORDERING AND PRICES

B.1. DESCRIPTION OF SERVICES

B.2. BID/OFFER/BASIC SERVICES BENCHMARK DATA

B.3. ALTERNATE BID/OFFER FOR ADDITIONAL SERVICES

B.4. PRICING OF OPTIONS FOR CONTRACT SERVICES

C. DESCRIPTION/SPECIFICATION/STATEMENT OF WORK

C.1. SCOPE OF WORK

C.1.1 Primary Contract Requirements

C.1.2 Intrinsic Contract Requirements

C.1.3 Scope Exclusions

C.2. DEFINITIONS

C.2.0 GENERAL PROGRAM

C.2.43 Maintenance Repair

C.2.51 Open System

C.2.58 Phase out Transition Period

C.2.66 Sequence of Operations

C.2.73 Vertical Transportation Systems

C.2.75 Acronyms

C.3. REFERENCES

C.4. EXISTING DEFICIENCY INSPECTION/INITIAL DEFICIENCY LIST

C.4.1 Initial Inspection

C.4.2 Initial Deficiency List

Performance-Based Specification – FY-18

C.5. STARTUP PHASE/TRANSITION PHASE

C.5.1 Transition Phase Startup

C.5.2 Startup Phase Schedule

C.6. PHASEOUT TRANSITION PERIOD

C.7. PUNCH LIST COMPLETION AND WITHHOLDING OF FINAL PAYMENT

C.8. GENERAL AND ADMINISTRATIVE REQUIREMENTS

C.8.1 Minimum Staffing and Ability to Contact and Communicate with the CO or their designeeError! Bookmark not defined.

C.8.4 Service Request and Administrative Support

C.8.5 Use of NCMMS

C.8.6 Quality Control Program

C.8.7 Government Quality Assurance Program

C.8.7.1 Contract Performance

C.8.7.5 Contractor Performance Assessment Reporting System (CPARS)

C.9. BUILDING OPERATING PLAN

C.9.1 BUILDING OPERATING PLAN

C.10. ASSET LIST

C.11. MONTHLY PROGRESS REPORTS

C.12. PERFORMANCE EVALUATION AND REVIEW

C.13. ASSET CONDITION ASSESSMENT (RESERVED)

C.14. OCCUPANT FEEDBACK PROGRAM

C.15. REFERENCE LIBRARY

C.16. REVIEW OF DESIGN DOCUMENTS

C.18. INSPECTION ASSISTANCE FOR SPACE BUILDOUTS

C.19. EMERGENCY SHUTDOWN INSTRUCTIONS AND TOUR CHECKLISTS

C.20. LABELING OF ELECTRICAL CIRCUITS

C.21. OPERATIONAL REQUIREMENTS

C.21.1 GENERAL

Performance-Based Specification – FY-18

C.21.2 Extended Operating Hours – RESERVED

C.21.3 Continuity of Operations (Coop)

C.21.6 Energy and Water Efficiency

C.21.9 Building Information

C.22. SYSTEM PERFORMANCE STANDARDS OR PROCEDURES

C.22.1 SMART BUILDINGS

C.22.2 Integrated Building Systems

C.23. SERVICE REQUEST

C.23.1 GENERAL

C.23.3 Emergency Call Back (after hours)

C.23.4 Urgent Service Request Response

C.24. TOURS

C.24.1 GENERAL

C.24.4 Condensate Drip Pans

C.25. DEMAND RESPONSE PROGRAMS - RESERVED

C.26. CURTAILMENT – RESERVED

C.27. BAS ALARM RESPONSE

C.28 ADVANCE METERING PROGRAM (AMP) - RESERVED

C.29. PROTECTION AND DAMAGE

C.30. NEGLIGENCE

C.31. KEY CONTROL

C.32. DISRUPTIVE OR HAZARDOUS TOOLS

C.33. DISRUPTION TO UTILITIES, LIGHTING, OR SPACE CONDITIONING

C.34. PLUMBING AND RESTROOMS

C.35. MAINTENANCE PROGRAM

C.35.1 GENERAL

C.35.4 BAS Control Systems

Performance-Based Specification – FY-18

C.35.7 Variable Air Volume (VAV) and Powered Induction Units (PIU’s) Maintenance Accessibility

C.36. WATER TREATMENT

C.36.1 GENERAL

C.36.5 Corrosion Monitoring

C.37. DIESEL FUEL, OIL ANALYSIS AND OIL CHANGES

C.37.1 PERIODIC OIL ANALYSIS

C.37.2 Oil and Refrigerant Additives

C.38. LAMPS AND BALLASTS

C.39. ARCHITECTURAL AND STRUCTURAL SYSTEMS AND MAINTENANCE

C.39.1 GENERAL

C.39.3 Repair and Replacement Work

C.39.6 Finishes Maintenance

C.39.9 Flag Procedures

C.40. REPAIRS

C.40.1 GENERAL

C.40.7 Invoicing

C.41. SAFETY AND ENVIRONMENTAL MANAGEMENT

C.41.1 GENERAL

C.41.3.2 Certified Handlers

C.41.6 Solid Waste Audit – Reserved

C.41.7 Polychlorinated Biphenyl (PCB) Control Reserved

C.41.8 Facility Hazards

C.41.11 Fall Protection

C.41.16 Hazardous Materials C.41.16.1 Safety Data Sheets (SDS)

C.41.16.5 Exemptions

C.41.17.4 Potable Water Systems

C.42. FIRE PROTECTION AND LIFE SAFETY ASSETS AND SYSTEMS

Performance-Based Specification – FY-18

C.42.1 GENERAL

C.42.4 Fire Alarm System Maintenance

C.42.6.1 Corrosion Inspection for Fire Suppression Sprinkler Piping (Wet and Dry)

C.42.9 Smoke Doors and Other Opening Protective

C.43. MAINTENANCE AND REPAIR OF VERTICAL TRANSPORTATION SYSTEMS (RESERVED)

C.44. SUBMITTALS CHART (CONTRACTOR DELIVERABLES)

C.45. FEDERAL REQUIREMENTS

C.46. CRITERIA FOR DEDUCTIONS

D. PACKAGING & MARKING

D.1. PAYMENT OF POSTAGE AND FEES

D.2. MARKING

E. INSPECTION & ACCEPTANCE

E.1. THE ROLE OF GOVERNMENT PERSONNEL AND RESPONSIBILITY FOR CONTRACT ADMINISTRATION

E.1.1 Contractor Responsibility

E.2.FAILURE TO PERFORM

E.3.EXCUSABLE DELAYS

F. DELIVERIES OR PERFORMANCE

F.1 PLACE OF PERFORMANCE

F.2. TERM OF CONTRACT

F.2.1 TERM OF THE CONTRACT

F.3. OPTION TO EXTEND THE TERM OF THE CONTRACT

F.4. REPORTING REQUIREMENTS

F.4.2 Other Reports

G. CONTRACT ADMINISTRATION DATA

G.1. PAYMENTS

G.1.1 GENERAL

G.1.3 Submission of Invoices for Additional Services

G.2. UNEXPECTED BUILDING CLOSURES

Performance-Based Specification – FY-18

G.3. WITHHOLDING MONIES FOR NON-SUBMISSION OF WORK SCHEDULES

G.4. WITHHOLDING MONIES FOR NON-SUBMISSION OF REPORTS

G.5. APPLICATION OF CRITERIA FOR DEDUCTIONS (NON-PERFORMANCE

G.6. ADDITIONS AND DELETIONS OF BUILDINGS

H. SPECIAL CONTRACT REQUIREMENTS

H.1. SECURITY

H.1.1 SECURITY REQUIREMENTS AND PERSONAL IDENTITY VERIFICATION PROCEDURES (NON-CLASSIFIED

CONTRACT)

H.1.3.GSAR 552.237-71 Qualifications of Employees (MAY 1989)

H.2. IDENTIFICATION CREDENTIAL

H.3. ESCORT REQUIREMENTS

H.4. STANDARDS OF CONDUCT

H.5. REMOVAL FROM CONTRACT WORK

H.6. SENSITIVE BUT UNCLASSIFIED (SBU) BUILDING INFORMATION

H.7. RECORDING PRESENCE

H.8. GOVERNMENT FORMS

H.9. OTHER CONTRACTORS

H.10. ORDINANCES, TAXES, PERMITS, AND LICENSES

H.11. DISCREPANCY IN THE SPECIFICATIONS

H.12. AFFIRMATIVE PROCUREMENT PROGRAM (APP)

H.12.1 STANDARDS

H.13. ASBESTOS AWARENESS TRAINING

H.14. UNIFORMS

H.15. PERSONNEL QUALIFICATIONS FOR MECHANICAL PERSONNEL

H.15.1 PERSONNEL TRAINING

H.15.3 Qualifications of Technicians

H.15.3.2 Qualifications of Water-Based Fire Suppression System Technicians

H.15.3.6 Qualifications of Carbon Dioxide Extinguishing System Technicians

Performance-Based Specification – FY-18

H. 15.3.9 Qualification of Fire Damper, Smoke Damper, and Combination Fire/Smoke Damper Technicians140

H.15.3.12 Qualification of Emergency and Standby Power System Technicians

H.15.3.16 Qualifications of Electrical Technicians

H.16. GOVERNMENT-FURNISHED MATERIALS

H.17. CONTRACTOR-FURNISHED MATERIALS

H.18. ADDITIONAL SERVICES [INDEFINITE QUANTITY PROVISIONS]

H.18.1 GENERAL

H.18.6 Subcontracts

H.18.8 Competitive Bids

H.19.AWARD FEE RESERVED

H.20. STRIKE CONTINGENCY PLAN (SCP)

H.21. OCCUPANCY EMERGENCY PLAN (OEP)

H.22. CONTRACTOR PANDEMIC PLAN

H.23. SUBCONTRACTING

H.24. CONSERVATION

H.25. LEED-EB-RESERVED

I. CONTRACT CLAUSES

J. LIST OF ATTACHMENTS (LIST OF DOCUMENTS, EXHIBITS AND OTHER ATTACHMENTS)..164

J.2. GREEN PURCHASE REPORT

J.3. SOLID WASTE AUDITS (RESERVED)

J.4. BUILDING INFORMATION SHEETS

J.5. MONTHLY REPORT TEMPLATE

J.6. BUILDING OPERATING PLAN TEMPLATE (RESERVED)

J.7. SMART BUILDING (RESERVED)

J.8. WATER TREATMENT STANDARDS

J.9 ENERGY & WATER OPERATIONAL PERFORMANCE TARGETS

J.10. ENERGY & WATER EFFICIENCY USE PLAN

Performance-Based Specification – FY-18

J.11. ENERGY AND WATER EFFICIENCY MONTHLY REPORT (RESERVED)

J.12. ANNUAL ENERGY AND WATER EFFICIENCY REPORT

J.14. QUALIFICATIONS OF ELECTRICAL TESTING TECHNICIANS (FTT)

J.15 ASSET LIST/NCMMS

J.15.1 Occupant Agency Asset List

J.16 PREVENTIVE MAINTENANCE SCHEDULE

J.17 SOLID WASTE AND RECYCLING REPORT

J.18. KEY SUSTAINABLE PRODUCTS (KSP) AND RECOMMENDED SUBMITTALS

J.19. UNDERGROUND STORAGE TANK (UST)

J.20. ON-BOARDING AND OFF-BOARDING CONTRACT EMPLOYEES REQUIRING ACCESS TO GSA IT SYSTEMS

PROCEDURES – CONTRACTOR INFORMATION WORKSHEET (CIW)

J.21. TECHNOLOGY POLICY FOR PBS-OWNED BUILDING MONITORING SYSTEMS

J.22. REFRIGERANT LOGS

J.23. ELEVATOR TOUR LOG (RESERVED)

K. REPRESENTATIOINS, CERTIFICATIONS, AND OTHER STATEMENTS OF BIDDERS/OFFERERS343

52.212-3 Offeror Representations and Certifications—Commercial Items

L. INSTRUCTIONS FOR SUBMITTING PROPOSAL

M. EVALUATION FACTORS FOR AWARD

Performance-Based Specification – FY-18

A. SOLICITATION/CONTRACT FORM

A.1. STANDARD FORMS

Performance-Based Specification – FY-18

B. SERVICES, ORDERING AND PRICES

This solicitation contains a work statement for a performance-based service. This means that the Government has described WHAT is to be accomplished, not HOW to accomplish it, and states a basis for determining whether finished work meets the Government quality requirements. It does not state detailed procedures for accomplishing the work unless there are safety, security or communication requirements.

The contractor will be required to maintain a quality control program to ensure that the requirements of this contract are met. This program shall be created for identifying and correcting deficiencies in the quality of services before the performance becomes unacceptable.

B.1. DESCRIPTION OF SERVICES

The Contractor shall provide all management, supervision, labor, materials, supplies and equipment (except as otherwise provided), and shall plan, schedule, coordinate and assure effective performance of all services described herein. The Contractor will be required to provide management, operations and maintenance related services during the initial twelve (12) months of service in accordance with the requirements of this solicitation and prices for basic and alternate services.

Provision for the exercise of _4_ additional twelve month periods, which may be exercised upon 30 days written notice to the Contractor at the Government’s option and shall be contained in the resulting contract awarded. Evaluation of options does not obligate the government to extension of the contract term past the initial year (s) of service.

B.2. BID/OFFER/BASIC SERVICES BENCHMARK DATA

General Services Administration will utilize the BOMA Experience Exchange Report (BEER) Benchmark Data and Regional market analysis to determine a reasonable per square foot cost for these services. https://www.bomaeer.com/BOMA/main_landing.aspx#bookmark

B.3. ALTERNATE BID/OFFER FOR ADDITIONAL SERVICES

Offerors must propose a price per man-hour for providing additional services when ordered by the Contracting Officer’s Representative in addition to the services specified as “basic services” in Section C. This additional services provision is to be used to satisfy the Government’s short-term non-recurring need for service.

Should a continuing need for additional service arise; a contract modification will be negotiated pursuant to the “Changes” clause contained on the Supplemental Contract Clauses for Building Service Contracts.

Orders for additional services may be placed orally by the CO or his/her Designee. All orders for each month will be confirmed by issuance of a GSA Form 300, Order for Supplies or Services. The GSA Form 300 will describe the service provided and will establish the hours of service for which the Contractor will be compensated, based on the CO or his/her designee authorization log. Orders totaling less than $2,500 will be processed via use of the Government Visa credit card or direct pay system as shown in Section G, and will not be confirmed in writing.

https://www.bomaeer.com/BOMA/main_landing.aspx#bookmark

Performance-Based Specification – FY-18

B.4. PRICING OF OPTIONS FOR CONTRACT SERVICES

Offerors/bidders shall price the option requirements for the base period and inclusion of four (4) one (1) year option periods shall be priced in proposal for complete evaluation. Include in your option years wage rates escalations that are in accordance with the existing Collective Bargaining Agreement and Wage Determinations. The minimum wage rates and fringe benefits applicable to the initial twelve-month period of performance are outlined in the DOL or CBA and provided here:

Wage Determination Nos. 2015-4483 Rev5 of 07/25/2017, 2015-4489 Rev3 of 7/25/2017 and 2015-4471 Rev 6 of 7/25/2017.

Collective Bargaining Agreement Number: 2010-3981, Effective Date: January 1, 2017

The following Occupation Codes and Titles apply –

23411 – Heating, Ventilation and Air Conditioning Mechanic Research Facility 23160 - Electrician

23810 - Plumber 23370 – General Maintenance Worker

23470 – Laborer

There is a collective bargaining agreement (CBA) in place for the following locations:

Elbert P. Tuttle US Court of Appeals, Atlanta GA (GA0008ZZ)

John C. Godbold COA Annex, Atlanta GA (GA0030ZZ)

Lewis R. Morgan FB/PO/CH, Newnan GA (GA0125ZZ)

Federal BLDG/CH, Gainesville, GA (GA0044ZZ)

Federal BLDG/CH, Rome, GA (GA0018ZZ)

In the event the option(s) is exercised by the Government, the contract price(s) will be adjusted upward or downward at the time the option is exercised in accordance with the FAR Clause 52.222-43-Fair Labor Standards Act and Service Contract Labor Standards-Price Adjustment (Option Contract). (See Sec. I)

Offerors/bidders are cautioned that any bid/offer may be rejected as non-responsive if it is materially unbalanced as to prices for the option and the initial periods. A bid/offer is unbalanced when it is based on prices, which are significantly less than cost for some work, and prices, which are significantly overstated for other work.

Performance-Based Specification – FY-18

C. DESCRIPTION/SPECIFICATION/STATEMENT OF WORK

INTRODUCTION

This is a Performance Based Service Contract which focuses on the needs of the customer rather than on how the contractor meets those needs. The success of the contract depends on the satisfaction of the requirements, but also the satisfaction of our shared customer through a partnering effort between the CO or his/her designee and the contractor. Rather than a mere list of activities, this is a written expression of the GSA’s expectation of the service to be performed by the contractor. A higher level of effective communication between the Government and contractor is essential for partnering and performance based service contracting to succeed. The success of this contract is shared between the Government and the contractor.

More emphasis is placed on the contractor’s internal self-management of quality; not the usual external inspection by Government Inspectors, although that is a part of this contract as well. All parties should act proactively to reduce service cost; therein providing an incentive for the contractor.

The contractor, through innovation, technology, or other means, shall perform the required maintenance of these facilities by following our Guiding Principles for Sustainable Buildings:

1. Employ Integrated Assessment, Operation and Management Principles

a. In conjunction with the CO or his/her designee establish operational performance goals for energy, water, material use and recycling, and indoor environmental quality, and ensure incorporation of these goals throughout the lifecycle of this contract

b. Ensure that operating decisions are carried out with regard to sustainable operations.

c. Meet ASHRAE standards as noted throughout the SOW for thermal comfort and indoor air quality

d. Use low emitting materials for maintenance. In particular, use products that have low pollutant emissions; adhesives, sealants, and solvents.

e. Use products meeting or exceeding EPA’s recycled content recommendations for building maintenance. For other products such as ceiling tiles, use materials with recycled content. For more information see EPA’s Comprehensive Procurement Guideline website.

f. Use materials with the highest content level per USDA’s biobased content recommendations (website) for maintenance of or use in the building.

g. Use environmentally preferable products that have a lesser or reduced effect on human health and the environment, See the Federal Green Construction Guide.

h. Provide salvage, reuse and recycling services for waste generated from building operations, maintenance, and repair and discarded equipment.

Performance-Based Specification – FY-18

i. Eliminate the use of ozone depleting compounds where alternative environmentally preferable products are available consistent with the Clean Air Act.

II. Optimize Energy Performance – GSA is in the process of optimizing energy performance through many means and processes. Operate all equipment to optimize efficiency to reduce energy use and otherwise seek operating costs reductions wherever possible.

III. Protect and Conserve Water where possible inside and outside. Metering systems may be already installed or will be installed in government buildings to aid in reducing consumption.

Where available use EPA’s Water Sense-labeled products or other water conserving products, where available.

IV. Be aware that the building(s) and management involved with this contract maybe in the process of establishing processes, instituting plans, and operational procedures to meet energy efficiency goals either through receiving an ENERGY STAR rating, LEED or comparable programs. The contractor will play an integral part of obtaining these goals and should be aware of the programs and processes.

V. The policy of GSA is to bring existing buildings into conformity with GSA’s Strategic Sustainability Performance Plan (SSPP).

VI The purpose of partnering is to adopt procedures wherein the contractor` and Government work together in achieving contract objectives. Partnering involves the development of a cooperative management team that seeks to identify compatible interests, and common goals and objectives.

VII. This is a fixed-price contract and while working with the Government in obtaining goals the contractor is motivated to find improved methods of performance in or to increase its profits.

Results of an effective partnership should reflect a “mutual win” situation.

VIII. Rather than a mere list of activities, this is a written expression of the GSA’s expectation of the service to be performed by the Operations and Maintenance Contractor (known as Contractor).

C.1. SCOPE OF WORK

Performance-Based Specification – FY-18

C.1.1 Primary Contract Requirements

The Contractor shall provide management, supervision, labor, materials, equipment, and supplies and shall be responsible for the efficient, effective, economical, and satisfactory operation, scheduled and unscheduled maintenance, and repair of equipment and systems located within the property line of the Elbert P. Tuttle US Court of Appeals, Atlanta GA (GA0008ZZ); John C. Godbold Federal BLDG, Atlanta GA (GA0030ZZ); Lewis R.

Morgan FB/PO/CH, Newnan GA (GA0125ZZ); Federal BLDG/CH, Gainesville, GA (GA0044ZZ); and Federal BLDG/CH, Rome, GA (GA0018ZZ) building, to include the following:

a. Air-conditioning equipment and systems.

b. Air-handling/distribution equipment and systems.

c. Electrical systems and equipment, lighting and switchgear systems.

d. Building Automation System (BAS) (where BAS systems are connected to the GSA network, the Contractor’s employees will need to obtain a GSA ENT account to access systems).

e. Heating, ventilation, and air conditioning (HVAC) systems and equipment.

f. Plumbing and domestic water equipment and systems to include domestic water fountains and coolers, storage tanks, pumps, decorative ponds, backflow preventers, and rain water harvesting systems and cisterns.

g. Sanitary sewage equipment and systems.

h. Storm drainage equipment and systems - reduce storm water pollution by minimizing discharges and runoff to the storm sewer system and environment.

i. Fire protection and life safety systems and equipment including detection, notification, and communication systems as well as monitoring service, including sprinkler systems, standpipes, backflow preventers, water storage tanks, fire extinguishers, etc.

j. Special suppression systems (i.e., wet chemical, dry chemical, FM-200, Inergen, Halon, etc.)

k. All control systems that are within the scope of this Contract. All Building Automation Systems (BAS), Public Address Systems, and Security Control Systems (Note: Software maintenance and upgrades for BAS is the responsibility of GSA if on the GSA network;

Software maintenance of Access and Control for Security Systems such as card readers is the responsibility of GSA. Software maintenance for Fire Alarm Systems is the responsibility of the O&M contractor. The software maintenance of lighting control systems and BAS systems not on the GSA network is the responsibility of the contractor

Performance-Based Specification – FY-18

l. Smoke control systems (i.e., building, atrium, stair pressurization, elevator ventilation, etc.)

m. Kitchen hood and toilet exhaust systems

n. Fire doors and windows (including hinges, closers and latching hardware)

o. Non agency security system (locks, gates/arms, hydraulic bollards, keypads, card readers, magnetic locks, etc…) and its components (hardware only) which includes general building public access and all garage access.

p. Architectural and structural systems, fixtures, and equipment within the site (to the property line).

q. Service request desk operations as identified in Section C.8.4 to include record keeping using the National computerized maintenance management system (NCMMS) or by other means as well as other administrative functions.

r. Maintenance of landscape irrigation systems to include controllers, pumps, timers, and sprinkler nozzles.

s. Mechanical equipment for window washing (wall glider, tracks, davits, and associated equipment.

t. Dock levelers and roll-up and sliding garage doors.

u. Deleted.

v. Parking Lots, parking lot surfaces, sidewalks and illumination.

w. DSL, Modems, and other information systems periphery used to include the communication and data lines necessary to operate the fire alarm monitoring and web based access to NCMMS. Communication for the PAC (Card Reader System).

x. Locks, keycard systems, vehicle barrier systems and static and dynamic bollard systems

y. Kitchen appliances and equipment (NOTE: kitchen including cleaning and maintenance of ductwork above the ceiling, and any fire suppression or fire alarm equipment are included in the scope).

z. Elevator cab lights. (Note: supplying materials for Changing of Light Bulbs/Ballast in the Elevator Cars is the responsibility of the O&M Contractor). The O&M contractor is NOT responsible for actually changing light bulbs in elevator pits and hoist ways however;

supplying bulbs/ballast is required).

aa. The Contractor shall complete roofing system investigations and repairs.

Performance-Based Specification – FY-18

bb. The Contractor shall maintain and repair U.S. flag pole, lighting and pulley system.

cc. The Contractor shall maintain kitchen/concessions area drains and grease traps.

dd. The Contractor shall maintain conveying equipment (with exception of Elevators), parking control equipment, and loading dock equipment.

ee. Paper, soap, hand-sanitizer and any other dispensing equipment in restrooms. This includes supplying batteries for all soap dispensers, automatic operated flush valves, and sink faucets.

ff. The contractor is responsible for blind repairs for common areas ONLY (i.e. not tenant space).

Additional services may be ordered at the discretion of the Government for work relating to the operations, maintenance and repair or upgrade of the covered facilities, but not covered in the basic services of the contract, as described in this document.

Performance-Based Specification – FY-18

C.1.2 Intrinsic Contract Requirements

The Contractor shall:

a. Be responsible to make the management and operational decisions to meet the quality standards required under this contract.

b. Use innovation, technology and other means and methods to develop and perform the most efficient services for the building.

c. Implement an effective Quality Control Plan (QCP).

d. Maintain the NCMMS service call system in a prompt and professional manner at all times in order to promote timely and courteous resolution of tenant concerns.

e. Keep the Contracting Officer (CO) or designee informed of current status of the work being performed by maintaining accurate updates in the NCMMS for all work orders and Preventative Maintenance (PM) actions.

f. Reduce the environmental impacts of work performed under this contract by using, to the maximum extent, environmentally sound practices, processes, and products.

g. Provide training to their employees that will stress stewardship in maintenance practices i.e., the proper use, disposal, recycling of chemicals, dispensing equipment and packaging. Provide documentation that their employees are completing training in the core competences and participating in continual educational training according to the Federal Building Personnel Training Act. Ensure that their employees are properly licensed and/or certified to operate necessary building systems or equipment for which licensed and/or certified personnel are required by federal, state or local law, codes or ordinances (H.15. Personnel Qualifications).

h. Federal Requirements: The Contractor shall comply with all applicable Federal, state and local laws, regulations and codes, including any supplements or revisions. The Contractor shall obtain all applicable licenses training, and permits. If a change in law or regulation requires the Contractor to implement an action that will result in an increase or decrease in Contract price, the Contractor shall submit to the CO or their designee a price proposal for such change. If the CO or their designee determines an equitable adjustment is substantiated a modification to the Contract will be issued.

Performance-Based Specification – FY-18

C.1.3 Scope Exclusions

Excluded from this scope are:

a. Agency installed/specific Security systems (does not include mechanical components of the door, closers, keepers, hinges, etc.)

b. Government telecommunication systems.

c. Equipment owned and operated by tenant agencies.

d. Furnishings, furniture, portable equipment, office partitions and cubicles unless specifically noted in the asset list (not installed as fixtures).

e. Kitchen appliances and equipment owned by the concessions vendor (NOTE: kitchen exhaust ductwork above the ceiling, grease traps with associated piping, and any fire suppression or fire alarm equipment are included in the basic services and shall be the responsibility of the O&M contractor). Equipment owned by servicing public utilities.

f. Maintenance and upgrade of IT software or software licenses (to include building automation systems (BAS), lighting systems, security systems, and advance metering systems that reside on the GSA Network.

g. Upgrade of software and software licenses for NCMMS.

h. Fitness center equipment

i. Vending machines

j. Additional services as needed by various agencies.

Additional services may be ordered at the discretion of the Government for work relating to the operations, maintenance and repair or upgrade of the covered facilities, but not covered in the basic services of the contract, as described in this document.

C.2. DEFINITIONS

C.2.0 GENERAL PROGRAM

The work specified in this specification shall be in accordance with all Federal, State, county and city laws, codes, and ordinances and shall follow the more stringent of them. In addition to compliance with these laws, the Contractor shall follow all applicable standard industry practices including, but not limited to, the Occupational Safety and Health Act (OSHA) and NIBS.

C.2.1 Above Standard Services Above Standard Services are services not covered in the monthly price of the contract.

Contractor prices include all applicable labor, materials, supplies, equipment (except as otherwise provided), supervision, and management.

C.2.2 Acceptance

Performance-Based Specification – FY-18

“Acceptance” means an authorized representative of the Government has inspected and agreed that the work meets all requirements of this contract, to include documentation requirements.

2.2.3 Acts Of God

These are unanticipated grave natural disasters or other natural phenomenon of an exceptional, inevitable, and irresistible character; the effects of which could not have been prevented or avoided by the exercise of due care or foresight.

C.2.4 Additional Services

“Additional services” are services that the Contractor will provide at an additional cost to the Government, to include all labor, supervision, supplies and materials specifically identified as being outside the provisions of the basic services and included in the offeror’s overall pricing.

These services may be provided during or after normal working hours.

C.2.5 Advance Meters Advanced meters are those that have the capability to measure and record interval data (at least hourly for electricity), and communicate the data to a remote location in a format that can be easily integrated into an advanced metering system.

C.2.6 Advance Metering Systems

A system that collects time-differentiated energy usage data from advanced meters via a network system on either an on-request or defined schedule basis. The system is capable of providing usage information on at least a daily basis.

C.2.7 Approval

“Approval” means the Government has reviewed submittals, deliverables, and administrative documents (e.g., insurance certificates, installation schedules, planned utility interruptions, etc.)

and has determined the documents conform to contract requirements.

C.2.8 Architectural and Structural

“Architectural and structural” systems include all building structure, envelope, building improvements and finishes, and site improvements (e.g., paving, walkways, asphalt, etc.) to the property line.

C.2.9 Assets Inventory

Asset- Is a term associated with the National Computerized Maintenance Management System (NCMMS) database for the purposes of categorizing and identifying various types of equipment located within a facility in order to track all Preventive Maintenance (PM) and repair actions associated with all assets.

C.2.10 Basic Services

The “basic services” of the contract consist of the recurring contract requirements for which the Contractor is paid as a base price, i.e., the requirements established by the contract performance

Performance-Based Specification – FY-18 statement of work and related general and administrative requirements that do not contain provisions for separate reimbursement.

C.2.11 Building

A reference to “facility” and “site” is interchangeable with “building”. A man made structure or edifice which services are performed within or on the exterior of the formation and is intended to support or shelter any use or continuous occupancy.

C.2.12 Building Automation System (BAS) The “building automation system” is a system controlling and monitoring building HVAC, and possibly other systems, to include all device, field, and global controllers; instrumentation;

networking infrastructure; computers and peripherals; software; programming; database files;

and licenses. A System Integrator is the “BAS support vendor,” or “BAS Dealer/Distributor” or a brand software company such as, “JCI”, “Siemens,” “Honeywell,” or a branch or independent BAS vendor.

C.2.13 Building Operating Plan

The “building operating plan” is a mandatory plan that the Contractor prepares for Government approval that describes the Contractor’s program for operating and maintaining the building, to include both normal circumstances and contingencies.

C.2.14 Commissioning

A practice used to optimize and verify performance of fundamental building systems.

C.2.15 Commissioning (Ongoing)

The practice of optimizing system performance by continuing to fine-tune equipment will result in actively preventing problems for the lifetime of the building. GSA’s Ongoing Commissioning efforts will focus on maintaining the facility in the optimized state resulting from Total Building Commissioning (TBC) and Re/Retro Commissioning efforts. GSA will achieve this through its relationship with its service providers (Operations and Maintenance/Custodial/Repair and Alterations/IT/Utilities) and the use of technology (networked systems/Advanced Meters/Smart Buildings).

C.2.16 Computerized Maintenance Management System (CMMS/NCMMS)

A “computerized maintenance management system” is a database and application software package that automates the O&M and repairs and custodial record keeping requirements. A NCMMS is designed to enhance efficiency and effectiveness of maintenance activities. Typical features include planning, scheduling and monitoring of work orders and maintenance needs.

The National CMMS (NCMMS) is a central repository (Database) for all maintainable GSA Assets. The NCMMS provides a mandatory, Agency-Wide means and method for processing and reporting all maintenance work completed for GSA regardless of Region or Contractor.

C.2.17 Consumable Parts

Performance-Based Specification – FY-18

“Consumable parts” or components are parts or components that customarily require regular replacement rather than repair in a maintenance program and shall be disposed of properly.

Examples include oil, grease, belts, filters, ballasts, lamps, etc.

C.2.18 Contracting Officer (CO)

Contracting Officer (CO) has the overall responsibility for the administration of this contract.

The CO alone, without delegation, is authorized to take actions on behalf of the Government to amend, modify or deviate from the contract terms, conditions, requirements, specifications, details and/or delivery schedules. However, the CO may delegate certain other responsibilities to authorized Government representatives.

C.2.19 Contracting Officer Representative (COR) or Designee Contracting Officer's Representatives (COR) or their designee shall be appointed by letter from the CO. CORs or designees will be the primary Government representatives for the administration of Contract, shall have proper training and experience in inspecting contracts, but will not have the authority to modify the contract nor any terms of the contract.

C.2.20 Contract Award Date Contract award date” as used in this document refers to the date the contracting officer signs the contract.

C.2.21 Contract Services Start Date

“Contract service start date” as used in this document refers to the first day after completion of any phase in/transition period and the performance of O&M services for the period of this contract begins.

C.2.22 Contract Phase-in/ Transition Period “Contract phase-in/Transition Period” as used in this document refers to the first day after completion of any phase in/transition period after award and prior to performance of O&M services for the period of this contract.

C.2.23 Contractor

“Contractor” as used in this document refers to the firm awarded this contract.

C.2.24 Contractor’s Other Than Normal Working/Duty Hours

Hours other than those identified as Normal Working Hours.

C.2.25 Controls and Control System A “control system” is any low-voltage control, communication and monitoring system, including but not limited to stand alone devices, field and global controllers; instrumentation; networking infrastructure; computers and peripherals; software; programming; database files; and licenses.

Examples are the BAS, Advance Metering System (AMS), security access control systems, and lighting control systems. Fire protection systems are excluded for purposes of this contract and are defined separately. Gateway devices and mapping software and files for data interchange between a control system and a fire protection or security system are considered part of the control system.

Performance-Based Specification – FY-18

C.2.26 Critical Assets

Any assets or system used for safeguarding of life and property. Assets needed to give adequate security to areas subject to compromise; to eliminate health, fire, or safety hazards; or to protect valuable property or equipment. Assets used in direct support of the overall GSA mission that, if not operational, would reduce the effectiveness of GSA's ability to sustain tenants in a property;

assets that supports the property or prevents a breakdown of essential equipment operations or housekeeping functions.

C.2.27 Defective Services

A unit of service that does not conform with specified contract requirements.

C.2.28 Emergency The term “Emergency” includes bombings, and bomb threats, civil disturbances, fires, explosions, electrical failure, loss of water pressure, building flooding, sanitary and sewer line stoppage, chemical and gas leaks, medical emergencies, hurricanes, tornadoes, floods, and earthquakes. The term does not apply to civil defense matters such as potential or actual enemy attacks.

C.2.29 Emergency Callback

An “emergency callback” is a service request or other request for service placed outside of normal working hours and of such a nature that response cannot wait for the resumption of the next day’s normal working hours.

C.2.30 Environmentally Sustainable Products or services that have a lesser or reduced effect on human health and the environment when compared with competing products or services that serve the same purpose. This comparison may consider raw materials acquisition, production, manufacturing, products and chemicals, packaging, distribution, reuse, operation, maintenance, or disposal of the product or service. Attributes of environmentally sustainable products include those that are energy efficient, water-efficient, biodegradable, environmentally preferable, non-ozone depleting, contain recycle content, non or less toxic, EPA-designated and biobased.

C.2.31 Existing Deficiency List Report

The “existing deficiency list report” or “existing deficiency list” is a list of deficiencies that may exist in the assets and systems covered by this performance work statement, as well as the Contractor's itemized price (including, but not limited to, labor, materials, overhead, and profit) for correcting each deficiency. The CO or his/ her designee may not require all deficiencies have an itemized price and may only require pricing for specific deficiencies. The purpose of this inspection shall be to discover and list in an existing deficiency list report all deficiencies that may exist in the assets and systems covered by this performance work statement, as well as the Contractor's itemized price in accordance with the requirements of this specification for correcting deficiencies.

Performance-Based Specification – FY-18

C.2.32 Exterior

This includes entrances; landings; steps; sidewalks; parking areas; arcades; courts; planters;

lawns; irrigation systems; fountains; security bollards; gates; fences; flagpoles; building-mounted, pole, and ground lighting; etc. located adjacent to the facility extending to the legal property line.

C.2.33 Federal Holidays

“Federal holidays” for the purposes of this contract are New Year’s Day, Martin Luther King Day, President’s Day, Memorial Day, Independence Day, Labor Day, Columbus Day, Veterans’ Day, Thanksgiving Day, and Christmas Day. When Federal holidays fall on weekends, a weekday is typically designated as the holiday. Holidays that fall on Saturday are observed on the previous Friday and holidays that fall on a Sunday are observed on the following Monday.

Veterans’ Day is always on the 11th of November and Thanksgiving is always the 4th Thursday of November.

C.2.34 Federal Executive Holiday, Unanticipated

Unanticipated holidays declared by the president will count as Federal holidays. As long as the Contractor pays employees as if it were an anticipated Federal holiday, the Contractor will be paid for the unanticipated holiday as if it were a normal Federal Holiday.

C.2.35 Federally Equipped Food Service

This is a facility in Federal Government space where the Government procures and maintains the asset list of food service storage, preparation, cooking and hot and cold holding assets.

C.2.36 Fire Protection and Life Safety Systems

“Fire protection and life safety systems “ are systems and assets installed in the building to (1) detect fire and products of combustion, (2) notify building occupants and emergency responders,

(3) initiate smoke control and management systems (4) initiate fire suppression systems, (5) control or suppress fires and (6) facilitate or enhance emergency egress. These systems also may communicate with other major building systems for fire and smoke control, elevator recall, and utilities control. Life safety systems and asset list includes emergency lighting, exit signage, special egress door locking arrangements, and exit stair markings.

C.2.37 GSALink

GSAlink - strategic platform to leverage automated building analytics technology to measure and substantially lower operational expenses in the existing owned building portfolio through on going commissioning. GSAlink is a hardware and software solution to capture real-time building systems point data, apply rules-based analytics software to the data, and spot trends and deficiencies while reporting actionable events to building operators, O&M contractors, and GSA Service Center property managers. This platform is provided to the O&M to help meet their contractual requirements to the GSA of running the building in the most efficient and energy savings way possible.

C.2.38 Guiding Principles for Sustainable Existing Buildings

Performance-Based Specification – FY-18

A practice of using processes that is environmentally responsible and resource-efficient throughout a building's life-cycle. The goal is to minimize and offset consumption of energy, water, and other resources and to eliminate all waste and pollution in building operations and activities. The result is to reduce the environmental impact of the Federal government, which will expand and complement the building design economy, utility, durability, and comfort. The common objective is to reduce the overall impact of the building environment on human health and the natural environment by:

a. Improving energy efficiency and reductions in greenhouse gas emissions.

b. Reducing water consumption intensity.

c. Acquiring green products and services.

d. Implementing pollution prevention measure, including reduction or elimination of the use of toxic and hazardous chemicals and materials.

e. Implementing cost-effective waste prevention and recycling programs.

f. Increasing diversion of solid waste.

g. C.2.39 GSA Green Purchasing Program (GPP) The GPP which includes the Green Purchasing Plan specifies requirements to promote the purchase of environmentally sustainable products and services.

C.2.40 Government Furnished Equipment (GFE)

Any required computer or server hardware (i.e. PC, laptop) and peripherals (i.e. mouse, keyboard, monitor) and/or routing and switching equipment, used to provide GSA network connectivity, must be government-furnished and must be provided by the GSA.

C.2.41 Indefinite Quantity “Indefinite quantity” provisions permit the Government to order additional work, in addition to the basic services, and upon acceptance permit additional payment to the Contractor.

C.2.42 LEED-EB

Leadership in Energy and Environmental Design for Existing Buildings (LEED) provides building owners and operators with a concise framework for identifying and implementing practical and measurable green building design, construction, operations and maintenance solutions. Once a building has achieved LEED certification all future purchases and services must be evaluated and ensure compliance with LEED to maintain the certification.

Performance-Based Specification – FY-18

C.2.43 Maintenance Repair

Work required preventing a breakdown of a piece of asset or system, or put asset or systems back in service after a breakdown or failure.

C.2.44 Miscellaneous Work

“Miscellaneous work” is additional labor that is performed at the request of the CO or his/her designee and as priced in the contractors’ bid proposal.

C.2.45 Modification of Contract Modification is a bilateral or unilateral change in the terms of a contract.

C.2.46 Negligence

“Negligence” is the failure to use due care under the circumstances. It is the doing of some act which a person of ordinary prudence would not have done under similar circumstances or failure to do what a person of ordinary prudence would have done under similar circumstances.

C.2.47 Non Agency Specific Assets

Assets owned or controlled by the tenant agency and not GSA.

C.2.48 Non-Reimbursable Repair A “non-reimbursable repair” is a repair that is the Contractor’s responsibility with no additional reimbursement from the Government.

C.2.49 Normal Working Hours

“Normal working hours” is the hours of building operations under most circumstances when all services shall be provided to all occupants.

C.2.50 Occupant Emergency Plan (OEP)

The lead agency in each building is responsible for development and enforcement of the building’s “Occupant Emergency Plan” (OEP). The OEP details what the building tenants shall do in case of an emergency. The plan identifies floor wardens, shelter in place locations etc.

The Contractor shall support all OEP efforts to the fullest extent possible.

Performance-Based Specification – FY-18

C.2.51 Open System

Open Systems: By purchasing an 'open system' the GSA is not restricted to a single source or product to control, maintain, update or replace any components of the system. Pressure from large customers of building automation systems has helped to drive the industry to adopt more of these open concepts, but the GSA must enforce these requirements to continue to drive the industry to complete open standardization. “Open” applies to communication protocols, software and business practices.

C.2.52 Operations

“Operations” is the continual process of using building asset systems to accomplish their function, optimize building performance, and improve energy efficiency. Operations includes analysis of requirements and systems capabilities, operating controls and control systems, responding to service requests, touring and observing asset performance and condition, adjusting asset, identifying needed maintenance and repairs to assets, and maintaining lubrication and chemical treatments, etc.

C.2.53 Ordering Official Ordering Officials are appointed by letter from the CO. Ordering Officials shall be the Government’s representative for the ordering of supplies and services.

C.2.54 Overtime Services

Overtime services are the operation and maintenance services provided at times other than those defined as "normal tenant working hours".

C.2.55 Performance Based Contracting

The procurement strategy that seeks to issue technical requirements that set forth outcomes for performance instead of specific requirements on how to perform the service. This strategy shifts the risk of performance to the Contractor by allowing the Contractor to design the methods of achieving desired results as defined by the performance quality standards established by the Government.

C.2.56 Performance Work Statement (PWS) The Performance Work Statement details the work requirement and can be referred to as the specification.

C.2.57 Phase in “Contract Phase in” as used in this document refers to the period the contractor has to develop and submit for approval required plans, schedules and submittals prior to beginning performance of O&M services.

Performance-Based Specification – FY-18

C.2.58 Phase out Transition Period

“Contract Phase out Transition Period” as used in this document shall be in accordance with FAR 52.237-3 for O&M services.

C.2.59 Predictive Maintenance

“Predictive maintenance” is a program of maintenance activities in which scheduling of maintenance derives from monitoring the operating condition, or changes in the operating condition, of asset being maintained.

C.2.60 Preventive Maintenance (Scheduled and Unscheduled)

“Scheduled preventive maintenance” is a program of maintenance activities performed based on a fixed schedule or on asset runtimes. “Unscheduled preventive maintenance” is all work performed including adjustments and procedures necessary to sustain the proper operation of all building assets and systems pending a scheduled procedure.

C.2.61 Product Preference

Use of “environmentally sustainable” products is mandatory for performance of this contract. As such, products identified as “environmentally sustainable” will be selected over those which do not carry such designations. The following factors should be considered when selecting products: environmental performance, cost performance, bio-based, recycled content, biodegradability, technical performance, and availability.

C.2.62 Quality Assurance Surveillance Plan (QASP)

The QASP is the Government’s surveillance method of monitoring and evaluating the Contractor's performance under a Performance Based Statement of Work (PBSOW).

C.2.63 Quality Control Plan The “quality control plan” (QCP), is the Contractor’s complete written system for identifying and correcting deficiencies in the quality of services before the level of performance becomes unacceptable. Preparation of this document is the responsibility of the Contractor.

C.2.64 Repair

A “repair” is an act of restoring inoperable,…