Amend 03 - Section C.pdf

Solicitation 47PG0121R0005, Section C Page 1 of 111

Table of Contents

SECTION 1: GENERAL CONTRACT REQUIREMENTS

C.1.0 GENERAL

C.1.1 Scope of Work

C.1.1.1 Discrepancy in the Specifications 13

C.1.2 Personnel

C.1.2.1 Contractor Key Personnel 14

C.1.2.2 Authority 15

C.1.2.3 Communication Equipment 15

C.1.2.3.1 CIO 2100 IT Security Policy

C.1.2.4 Language 16

C.1.2.5 Employee Suitability 16

C.1.2.6 Employee Technical Qualifications 17

C.1.2.7 Certifications 17

C.1.2.7.1 Qualifications of Fire Alarm System Technicians

C.1.2.7.2 Qualifications of Water-Based Fire Suppression System Technicians

C.1.2.7.3 Qualifications of [Wet Extinguishing System]; [Fire Control]; [Fire Damper]; [Smoke

Damper]; [Fire-rated Door Assemblies]; [Portable Fire Extinguisher]; [Emergency Lighting

Equipment]; [Exit Signage] Technicians

C.1.2.7.4 Qualifications for Electrical Technician

C.1.2.7.5 Qualifications for BAS Technician

C.1.2.7.6 Qualifications for BAS Operators and Programmers, EMCS, AMS, and DALI

Technicians

C.1.2.8 Employee Training 20

C.1.2.8.1 Asbestos Awareness Training

C.1.2.8.2 Re-Tuning Training

C.1.2.8.3 Education Requirements and Certifications

C.1.2.8.4 NCMMS Training

C.1.2.8.5 Smart and Sustainable Buildings (SSB) Training

C.1.2.8.6 Lead Awareness Training

C.1.2.9 Appearance 22

C.1.2.10 Standards of Conduct 22

C.1.2.11 Recording Presence 22

C.1.2.12 Personal Identity Verification Requirements 22

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C.1.2.13 Credentials and Identification 22

C.1.2.14 Escorting 23

C.1.3 Quality Control Program

C.1.3.1 Quality Control Plan 23

C.1.3.2 Quality Control Plan Contents 24

C.1.3.2.1 Inspection Program

C.1.3.2.2 Methods

C.1.4 Quality Assurance

C.1.4.1 Contracting Officer's Representative (COR) 25

C.1.4.2 Government Monitoring 25

C.1.4.3 Performance Evaluations 25

C.1.5 Physical Security

C.1.5.1 Key Control 26

C.1.5.2 Lock Combinations 26

C.1.6 Safeguarding Sensitive Data and Information Technology Resources

C.1.6.1 General 26

C.1.6.2 Safeguarding and Dissemination of Controlled Unclassified Information 27

C.1.6.2.1 General

C.1.6.2.2 Marking CUI

C.1.6.2.3 Authorized Recipients

C.1.6.2.4 Dissemination of CUI Building Information

C.1.6.2.4.1 By Electronic Transmission

C.1.6.2.4.2 By Non-electronic Form or on Portable Electronic Data Storage Devices

C.1.6.2.5 Record Keeping

C.1.6.2.6 Safeguarding CUI Documents

C.1.6.2.7 Destroying CUI Building Information

C.1.6.2.8 Notice of Disposal

C.1.6.2.9 Incidents

C.1.6.2.10 Subcontracts

C.1.7 Hours of Operation

C.1.7.1 Normal Working Hours 29

C.1.7.2 Core Coverage Hours 29

C.1.7.3 Recognized Holidays 30

C.1.7.4 Extended Operating Hours: RESERVED 30

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C.1.7.5 Building Access 30

C.1.8 Conservation of Utilities

C.1.9 Use of NCMMS

C.1.9.1 General 30

C.1.9.2 Operations 31

C.1.9.3 Reporting 33

C.1.10 Documentation and Records

C.1.11 Ordinances, Taxes, Permits, and Licenses

C.1.12 Other Contractors

C.1.13 Government Forms

C.1.14 Contractor Maintenance Performance Plans

SECTION 2: DEFINITIONS

C.2.0 General

C.2.1 Above-Standard Services

C.2.2 Acceptance

C.2.3 Accident

C.2.4 Action Plan

C.2.5 Acts of God

C.2.6 Additional Services

C.2.7 Advanced Meters

C.2.8 Advanced Metering Systems

C.2.9 Annual Child Care Facility Survey

C.2.10 Architectural and Structural

C.2.11 Basic Services

C.2.12 Building Automation System (BAS)

C.2.13 Building Operating Plan

C.2.14 Cooling Season

C.2.15 Consumable Parts

C.2.16 Contracting Officer (CO)

C.2.17 Contracting Officer's Representative (COR)

C.2.18 Contractor

C.2.19 Core Coverage Hours

C.2.20 Corrective Maintenance

C.2.21 Demand Response Program

C.2.22 Emergency Callback

C.2.23 Environmentally Sustainable Products and Services

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C.2.24 Exterior

C.2.25 Facilities Engineering

C.2.26 Fire Protection and Life Safety Systems

C.2.27 GSAlink

C.2.28 Green Procurement Compilation (GPC)

C.2.30 Indefinite Quantity

C.2.31 Initial Deficiency Report

C.2.32 Modification of Contract

C.2.34 Negligence

C.2.35 Non-Reimbursable Repairs

C.2.36 Normal Working Hours

C.2.37 Occupant Emergency Plan (OEP)

C.2.38 Ongoing Commissioning

C.2.39 Open Protocol Systems

C.2.40 Operations

C.2.41 Overtime Utilities

C.2.42 Partnering

C.2.43 Performance Based Work Statement (PBWS)

C.2.44 Predictive Maintenance

C.2.45 Preventive Maintenance

C.2.46 Quality Assurance Surveillance Plan (QASP)

C.2.47 Quality Control Plan

C.2.48 Rapid Building Assessment Program

C.2.49 Repair

C.2.50 Reimbursable Repair

C.2.51 Systems Thinking

C.2.52 Tour

C.2.53 Vertical Transportation Systems

C.2.54 Watch

C.2.55 Work Order

SECTION 3: GOVERNMENT-FURNISHED PROPERTY

C.3.0 General

C.3.1 Electric Power

C.3.2 Water Source

C.3.3 Contractor Office Space and Furnishings

C.3.4 Storage Space

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C.3.5 Network Equipment and Computer Hardware

Government-furnished network equipment and computer hardware must be used in all cases for PBS IT systems. Network equipment- includes any equipment that has IT routing and switching functionality.

SECTION 4: CONTRACTOR- FURNISHED PROPERTY SUPPLIES/MATERIAL/EQUIPMENT

C.4.0 General

C.4.1 Specific Requirements: RESERVED

SECTION 5: OPERATIONS-SPECIFIC REQUIREMENTS

C.5.0 General

C.5.1 Tenant Environment

C.5.1.1 Tenant Furniture 47

C.5.2. Building Operating Plan

C.5.2.1 Components of the Building Operating Plan 48

C.5.3 Equipment Inventory

C.5.3.2 Operations 51

C.5.3.3 Reporting 52

C.5.4 Safety Management

C.5.4.1 General 52

C.5.4.2 Workplace Safety and Health Program 52

C.5.4.2.1 Reporting

C.5.4.3 Scheduling and Record Keeping 53

C.5.4.3.1 Reporting

C.5.4.4 Fall Protection 53

C.5.4.5 Powered Platforms 53

C.5.4.6 Lock Out/Tag Out 53

C.5.4.7 Permit-Required Confined Spaces 53

C.5.4.8 Facility Hazards and Accidents 54

C.5.4.8.1 Hazards

C.5.4.8.1.1 Respiratory Protection

C.5.4.8.2 Accidents

C.5.4.9 Disruptive or Hazardous Equipment 55

C.5.4.9.1 Tools

C.5.4.9.2 Hooks, Cranes, Hoists Chains and Slings

C.5.4.10 Scheduled Disruption to Utilities, Lighting, Fire Protection & Life Safety Systems, or

Space Conditioning 55

C.5.4.11 Safety Data Sheets and Hazard Communication Plan 55

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C.5.4.11.1 Safety Data Sheets

C.5.4.11.2 Hazard Communication Plan

C.5.4.12 Labeling and signage 56

C.5.4.13. Emergency Shutdown Instructions 56

C.5.4.14 Electrical Safety 56

C.5.4.15 Labeling of Electrical Circuits and Panels 56

C.5.5 Environmental Management

C.5.5.1 General 57

C.5.5.2 Refrigerants 57

C.5.5.2.1 Operations

C.5.5.2.2 Maintenance (Refrigerant Recycling, Reclamation, and Disposal)

C.5.5.2.3 Testing/Inspections

C.5.5.2.4 Monitoring

C.5.5.2.5 Reporting

C.5.5.3 Local Air Quality Management Operating Permits 58

C.5.5.4 Stationary Engines 58

C.5.5.5 Fuel Storage Tank Management 59

C.5.5.6 Solid Waste: RESERVED 59

C.5.5.7 Polychlorinated Biphenyl (PCB) Control: RESERVED 59

C.5.5.8 Asbestos Management 59

C.5.5.9 Lead Management 59

C.5.5.10 Respirable Crystalline Silica Management 60

C.5.5.11 Disposition of Hazardous Waste 60

C.5.5.12 Backflow Prevention Devices 61

C.5.5.13 Potable Water Systems 61

C.5.5.14 Reporting 61

C.5.6 Energy and Water Efficiency

C.5.6.1 General 62

C.5.6.2 Operations 62

C.5.6.3 Reporting 63

C.5.7 Advanced Metering Systems

C.5.7.1 General 63

C.5.7.2 Operations 63

C.5.7.3 Maintenance 63

C.5.7.4 Reporting 64

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C.5.8 Building Automation Systems and IT Controls

C.5.8.1 General 64

C.5.8.2 Operations 64

C.5.8.2.1 GSA-hosted Systems Requirements

C.5.8.2.2 Excepted Systems Requirements (not hosted on GSA’s system infrastructure):

RESERVED

C.5.8.3 Maintenance 66

C.5.8.3.1 BAS Control Systems and upgrades

C.5.8.3.1.2 Sensor Specifications

C.5.8.3.2 BAS Alarms

C.5.8.3.3 BAS Site Visits

C.5.8.4 Testing/Inspecting 68

C.5.8.5 Reporting 68

C.5.8.6 Smart Building Technology 68

C.5.8.7 Integrated Building Systems (IBS) 69

C.5.9 Fire Protection and Life Safety Equipment and Systems

C.5.9.1 General 70

C.5.9.2 Fire Alarm System Services and Emergency Communication Systems 70

C.5.9.3 Water-Based Fire Protection Systems 71

C.5.9.4 Fire-rated Door Assemblies 72

C.5.9.5 Fire Damper and Combination Fire/Smoke Dampers 72

C.5.9.6 Smoke Doors Assemblies 72

C.5.9.7 Smoke Dampers 72

C.5.9.8 Portable Fire Extinguishers 73

C.5.9.9 Non-Water-Based Fire Extinguishing Systems 73

C.5.9.10 Smoke Control Systems: RESERVED 73

C.5.9.11 Emergency and Standby Power Systems: RESERVED 73

C.5.9.12 Emergency Lighting Systems and Exit Signage 73

C.5.9.13 Fire Resistance Rated Construction 73

C.5.9.14 Lightning Protection Systems: RESERVED 74

C.5.9.15 Chemical Sensors: RESERVED 74

C.5.10 TOURS

C.5.10.1 General 74

C.5.10.2 Proactive Facility Tours 74

C.5.10.3 Minimum Tour Frequencies 75

C.5.10.4. Monitoring of Central Plant Equipment: RESERVED 75

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C.5.10.5 Operating Logs and Tour Check Sheets 75

C.5.10.6 Reporting 75

C.5.11 Repairs

C.5.11.1 General 76

C.5.11.2 Operations 77

C.5.11.2.1 Non-Reimbursable Repair

5.11.2.2 Partially Reimbursable Repairs

C.5.11.2.3 Fully Reimbursable Repairs

C.5.11.3 Warranties 78

C.5.11.4 Third-Party Contractors 78

C.5.12 Work Orders

C.5.12.1 General 79

C.5.12.2 Operations 79

C.5.12.2.1 Emergency Work Order

C.5.12.2.2 Emergency Call Back (Beyond Core Coverage Hours)

C.5.12.2.3 Urgent Work Order Response

C.5.12.2.4 Routine Work Order Response

C.5.12.3 Data Maintenance 81

C.5.12.4 Reporting 82

C.5.13 Additional Services Indefinite Quantity Provisions

C.5.13.1 General 82

C.5.13.2 Price Proposal for Additional Services Work Request 82

C.5.13.2.1 Parts and Materials

C.5.13.2.2 Labor

C.5.13.3 Additional (Non-Pricing Schedule) Subcontracts 83

C.5.13.4 Indirect Costs (Markup) 83

C.5.13.5 Proposal Review 83

C.5.13.6 Additional Services Work Request Ordering and Invoicing 83

C.5.13.7 Cost Documentation 83

C.5.13.8 Construction Services: RESERVED 84

C.5.14 Building Management and Support Services

C.5.14.1 General 84

C.5.14.2 Miscellaneous Work 84

C.5.14.3 Review of Design Documents 84

C.5.14.3.1 Reporting

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C.5.14.4 Inspections Assistance for Space Build Outs 85

C.5.14.5 Flag Procedures: RESERVED 85

C.5.15 Monthly Progress Report

C.5.15.1 General 85

C.5.16 Reference Library

C.5.16.1 General 86

Section 6: MAINTENANCE SPECIFIC REQUIREMENTS

C.6.0 General

C.6.1 Maintenance Standard

C.6.2 Boiler and Pressure Vessel Systems

C.6.2.1 General 88

C.6.2.2 Operation 88

C.6.2.3 Boiler/Pressure Vessel Maintenance 88

C.6.2.4 Testing and Inspecting 88

C.6.2.5 Reporting 89

C.6.3 Air Distribution Equipment

C.6.3.1 General 89

C.6.3.2 Operation 89

C.6.3.3 Maintenance 89

C.6.3.4 Replacement of Air Filters 90

C.6.3.4.1 Replacement of Air Filters - MERV 13 or Higher

C.6.3.4.2 Replacement of Air Filters - MERV 12 or Lower

6.3.5 Testing and Inspecting 91

C.6.3.6 Reporting 91

C.6.4 Chiller Systems

C.6.4.1 General 91

C.6.4.2 Operation 91

C.6.4.3 Maintenance 91

C.6.4.4 Testing/Inspecting 92

C.6.4.5 Reporting 92

C.6.5 Cooling Towers

C.6.5.1 General 92

6.5.2 Operations 92

C.6.5.3 Maintenance 92

C.6.5.4 Testing 93

C.6.5.5 Reporting 93

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C.6.6 HVAC Water Management

C.6.6.1 General 93

C.6.6.2 HVAC Water Management Plan 93

C.6.6.3 Operation 94

C.6.6.4 Maintenance 94

C.6.6.5 Testing and Inspecting 94

C.6.6.6 Reporting 95

C.6.6.7 Chemical Free Water Treatment System: RESERVED 98

C.6.7. Domestic Plumbing Systems

C.6.7.1 General 98

C.6.8 Lighting Systems

C.6.8.1 General 98

C.6.8.2 Operation 99

C.6.8.3 Maintenance 99

C.6.8.4 Testing and Inspecting 100

C.6.9 Electrical Switchgear and Switchboards

C.6.10 Emergency Power Equipment: RESERVED

C.6.11 Oil Analysis and Oil Changes

C.6.11.1 General 101

C.6.11.2 Operations 101

C.6.11.3 Testing and Inspecting 101

C.6.11.4 Reporting 101

C.6.12 Vertical Transportation Systems

C.6.12.1 Elevator Associated Equipment Maintenance 101

C.6.13 Architectural and Structural Systems

C.6.13.1 General 102

C.6.13.2 Replacement Items and Painting 102

C.6.13.3 Machinery Rooms 103

C.6.13.4 Historic Buildings 103

C.6.13.5 Architectural Woodwork 103

C.6.13.6 Directories 103

C.6.13.7 Roofs 103

C.6.13.8 Roof Anchorages: RESERVED 104

C.6.14 Perimeter Access Control Systems (Security fixtures)

C.6.14.1 General 104

C.6.15 Child Care Center: RESERVED

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Section 7: ADMINISTRATIVE INSTRUCTIONS

C.7.0 Initial Inspection

C.7.1 Existing Deficiency Inspection/Initial Deficiency Report

C.7.2. Transition Phase

C.7.2.1 Transition Phase Schedule 107

C.7.3 Phase-out Transition Period

C.7.4 Contract Closeout Examination and Withholding of Final Payment

SECTION 8: PUBLICATIONS AND CITED STANDARDS

C.8.0 Publications

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SECTION 1: GENERAL CONTRACT REQUIREMENTS

C.1.0 GENERAL

This is a Performance Based Work Statement (PBWS) for Facilities Engineering: Operations, Maintenance, and Related Services defined under the scope of this contract. This PBWS describes the minimum requirements of the U.S. General Services Administration (GSA) and acceptable outcomes to be performed by the Operations and Maintenance Contractor (known from here on as Contractor). All, or part of, the successful offeror’s Management Plan must be incorporated into the contract.

GSA seeks to establish a partnering relationship with the Contractor to accomplish the program objectives in this contract. The objective of the partnering process is to provide an effective problem-finding/problem-solving management team composed of personnel from both parties, thus creating a single culture with one set of goals and objectives. Partnering requires that both parties recognize and address those opportunities and challenges that must be confronted to help maintain the health of the Contractor/GSA relationship. The relationship is based on trust, dedication to common goals, and an understanding of each other's individual expectations and values. The team must utilize a facilities engineering and systems thinking approach to provide solutions from a global perspective. The outcome of this initiative is for GSA to leverage

Contractor expertise to assist GSA in accomplishing these goals and objectives.

GSA intends to purchase Contractor provided technical and managerial expertise to assist in the holistic management of assets over the long term. This program strategy has taken the name

“facilities engineering” and has proven to be a successful model resulting in efficient and effective management of assets while maintaining a lower overall cost of operations. The facilities engineering model is dependent upon an effective partnership with a highly skilled

Contractor whose objectives are based on mutual understanding of the stated requirements and objectives. A higher level of effective communication between the Government and Contractor is essential for partnering and for this performance-based service contract to succeed, whereas the success of this contract is shared between the Government and the Contractor. More emphasis is placed on the Contractor’s self-management of quality, not the usual inspection by

Government inspectors, although that is a part of this contract as well. All parties must act proactively to reduce service cost.

To establish a standard of facilities engineering practices, thought processes and problem solving throughout the model, GSA established a program philosophy rooted in “systems thinking” whereby the means and methods for providing building operations and maintenance are established through investigations, metrics, and feedback loops, and by establishing a partnership between the Government and Contractor to achieve joint performance objectives. The goal of applying systems thinking to facility management is to see that every action or decision in operating, maintaining, and retrofitting a building must result in an impact (financial, environmental, human resource, or any combination thereof), and to evaluate the “full circle” implications. Long term application of systems thinking throughout GSA has resulted in both

Contractor and Government joint command of short-term and long-term cohesive management of real property assets.

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GSA is committed to Federal leadership in the design, construction, and operation of high-performance and sustainable buildings. A major element of this strategy is the implementation of common strategies for operating and maintaining buildings. As a result, this contract requires the

Contractor to participate and partner with the Government in the initiative of obtaining high performance and sustainable operations, inclusive of initiatives to conserve energy and water consumption, recycling programs, meeting or exceeding specific environmental, regulatory, or performance standards, and the utilization of green products and services. The following sections detail the GSA minimum requirements and acceptable outcomes. The Contractor must closely monitor all aspects of the work, identify deficiencies, and implement corrective action, without reliance on Government oversight.

The Key Performance Indicators (KPIs) assess progress in key O&M program elements that significantly impact the tenant's working environment. Performance targets for the KPI are based on realistic and achievable outcomes, which are measured by the building's National Computer

Maintenance Management System (NCMMS), Work Order Throughput (WOT). Actual performance for each KPI is used by the parties to identify and implement improvements in

O&M services and provide a forum for future discussions on CPARS between the Contractor and the Government. All KPIs shall meet the established range as identified in NCMMS and are subject to change to maintain a quality of service. A report will be established monthly by the

Government and can be accessed through the NCMMS Help-Center Data and is updated monthly.

To the extent possible and consistent with EO 13788, the Contractor must maximize the use of goods, products and materials that are produced in the United States.

C.1.1 Scope of Work

The Contractor must provide management, supervision, labor, materials, equipment, and supplies

(shipping & handling) and must be responsible for the efficient, effective, economical, and satisfactory operation, scheduled and unscheduled maintenance, repair of equipment and systems within the property line of the following locations:

IA0087ZZ

Sioux City Federal Building and U.S. Courthouse

320 6TH ST

Sioux City, IA 51101-1210

Additional services may be ordered at the discretion of GSA for work relating to the operations, maintenance and repair or upgrade of the facilities listed above, but not covered in the basic services of the contract. Government furnished items are specifically excluded in this contract, except as specified in Section 3.

C.1.1.1 Discrepancy in the Specifications

In any cases of discrepancy in the specifications, the matter must be immediately submitted to the Contracting Officer (CO). The decision of the CO as to the proper interpretation of the specifications must be final in accordance with the Disputes Clause of this Contract.

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C.1.2 Personnel

The Contractor must adhere to the submitted staffing plan and subcontracting plan that was submitted prior to award as part of the bid-proposal. Contractor must submit a staffing and subcontractor plan that provides sufficient numbers of staff at the various levels of expertise to ensure all scheduled and unscheduled services are performed and conditions are maintained to avoid any disruption to the tenant.

Any changes to the proposed staffing levels, qualifications of proposed staff or key personnel, or the areas of expertise or disciplines of the proposed staff must be submitted for review and approval from the CO or their designee. Vacancies due to extended absences, resignation, retirement, etc. greater than 30 days must be filled by the 31st day of absence. Any approved reduction in personnel below the originally proposed staffing level and or failure to fulfill vacancies within the prescribed time frame may result in reductions in the contract price for that position at the hourly rate of the full-time employee for the duration of the reduction/vacancy.

C.1.2.1 Contractor Key Personnel

The Contractor must designate a Contract Project Manager in writing and provide the name and contact information to the CO. The Contract Project Manager is considered essential to the work being performed under this Contract. Before removing, replacing, or diverting the Contract

Project Manager, the Contractor must (1) notify the CO two weeks in advance and (2) submit justification (including proposed substitutions) in sufficient detail to permit evaluation of the impact on this Contract.

The Contract Project Manager must possess at least five years of recent (within the past seven years) experience in the management and supervision of building mechanical operations and maintenance for buildings of the approximate size, complexity, and characteristics of the buildings to be covered by this Contract. A detailed resume must be submitted to the CO or their designee for approval prior to the assignment of the project manager to the Contract. Both new and replacement project managers must meet these qualification standards.

Minimally, the resume must contain:

a. The full name of the proposed project manager.

b. A detailed description of the proposed project manager’s employment history to reflect 5 years of experience within the past 7 years of employment. The names and addresses of the companies for whom the proposed project manager worked for DURING THESE

PERIODS, along with the names and telephone numbers of the immediate supervisors.

c. Documentation of at least three years of verifiable IBM Tivoli Maximo Asset

Management, CMMS;

d. Documentation of at least one year of verifiable Niagara EMCS experience or a certificate of basic Niagara EMCS training. This experience must include activities related to programming, troubleshooting, configuration, and systems startup; and,

e. Education, Diplomas, Licenses, Certificates, etc. currently held.

f. Demonstrates knowledge, skills and ability with mechanical, electrical and plumbing systems in high-rise facilities that provide an establishment with such services as heat, air-conditioning (cool, humidify, dehumidify, filter, and circulate air), refrigeration, Solicitation 47PG0121R0005, Section C Page 15 of 111 steam or high temperature water or electricity. Duties involve observing and interpreting readings on gauges, meters and charts which register various aspects of the system's operation, adjusting controls to insure safe and efficient operation of the system and to meet demands for the service provided, recording in logs various aspects of the system's operation, keeping the engines, machinery and equipment of the system in good working order. This engineer may direct and coordinate activities of other staff members in performing tasks directly related to operating and maintaining the system or systems. The classification excludes head or chief engineers in establishments employing more than one engineer. Workers are required to be skilled in the repair of electronic control equipment; workers in establishments producing electricity, steam, or heated or cooled air primarily for sale, and Boiler Tenders.

C.1.2.2 Authority

The Contract Project Manager must have complete authority to act for the Contractor in every detail during the term of the Contract and must have the authority to exercise financial expenditures and controls, accept notices of deductions, inspection reports and all other correspondence on behalf of the Contractor. This Contract requires onsite managerial supervision. The Contractor can fulfill this requirement by having the Contract Project Manager located onsite or having an additional onsite Supervisor.

If the Contractor decides that the requirement is to be filled with an onsite supervisor, the above requirements for Contract Project Manager must be the same. To include access to all building management systems. NCMMS and BAS, and spending threshold

C.1.2.3 Communication Equipment

The Contractor must provide key operational personnel (Managers, Supervisors, and Mechanical

Engineers, Mechanical Supervisors, Operating Engineers, Heating, Ventilation and Air

Conditioning (HVAC) Mechanics) with portable electronic means to communicate with GSA for all work covered under this Contract (Work Orders, emergencies, status of projects) at the commencement of the contract. Outside of normal working hours, the Contractor must maintain some designated form of communication with on-call staff to allow the CO or their designee to contact such on-call staff at any time for emergency response. Electronic communication methods are the following:

a. Phone/Emails/Text messaging smartphone or tablet devices. The Contractor is responsible for all initial and monthly costs associated with the device(s). Such devices must be on the list of GSA-approved devices and are to be processed through GSA’s procedures for remote mobile management. This must allow for mobile access to GSA email, the National Computerized Maintenance Management System (NCMMS) mobile environment and Building Automation Systems (BAS) alarms. The process for this and the list of currently approved devices is available upon request. Contractor personnel under this Contract must obtain and maintain an official GSA ENT account (this is your enterprise account for signing into systems administered by GSA) and monitor their GSA email account for all notifications. In areas where cellular service is unavailable, or unreliable, special exceptions must be made by the CO or designee on a case-by-case

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b. Fax. Receiving and sending faxes is acceptable as a secondary communication method for locations that have problems with wireless device signal strength. However, delaying faxes because of combined usage of voice and fax on the same line is not acceptable.

c. Administrative Station – Government will provide at least one Desktop/Laptop device per each contract group of buildings for NCMMS. Contractor must maintain the device per GSA IT requirements. The Government must provide and maintain core Operating

Systems, updates, revisions, and Microsoft Office (MS Office) tools.

C.1.2.3.1 CIO 2100 IT Security Policy

The Contractor must ensure compliance with GSA Order CIO 2100.1(L) or most current version.

Contractor core personnel under this Contract must obtain an official GSA email account.

Employees must have clearance before they must access GSA email, NCMMS, or other

Government systems. The GSA Order CIO 2100 prohibits an employee or Contractor supporting

GSA from creating or sending information using a non-official GSA electronic messaging account (i.e., company or personal email account). The Contractor must ensure compliance with the Department of Homeland Security ICS-CERT cyber security guidance and recommendations. Guidance and most current version can be found at the web site in document titled “Web Links” at: Operations and Maintenance Specification

C.1.2.4 Language

On-site personnel and the Contractor’s Point of Contact (POC) for GSA need to be proficient in

English, and must be able to read, write, speak, and understand English.

C.1.2.5 Employee Suitability

The GSAM 552.237-71 Qualifications of Employees (1989) clause must be followed at all times during the performance of this Contract.

a. All contract employees requiring routine unescorted access to federally controlled facilities or information systems, or both, for more than six months (Regular Employees) must be required to undergo a suitability determination before a personal identification verification

(PIV) card is issued. Prior to the time that an identification card is issued, such Regular

Employees must be required to comply with normal facility access control procedures, including recording presence, temporary badging, and escorted entry, as applicable.

b. Failure of a Regular Employee to receive a favorable suitability determination must be cause for removal of the employee from the work site and from other work in connection with the contract.

c. Contract employees working less than six months (Temporary Employees) must, at the

Government's option, be required to undergo a lesser form of suitability determination. Prior to the time that an identification card is issued, if at all, such Temporary Employees must be required to comply with normal facility access control procedures, including recording presence, temporary badge, and escorted entry, as applicable.

d. The Government, at its sole discretion, may grant temporary suitability determinations to

Regular or Temporary Employees. However, the granting of a temporary suitability https://www.gsa.gov/real-estate/facilities-management/facilities-operations/om-specification

Solicitation 47PG0121R0005, Section C Page 17 of 111 determination to any such employee must not be considered as assurance that a favorable suitability determination must follow.

e. The CO or designee must provide the Contractor with the required clearance procedures for obtaining necessary clearances. The Contractor must comply with these clearance procedures.

f. The Contractor must be responsible for planning and scheduling its work in such a manner as to account for facility access issues. Difficulties encountered by the Contractor in gaining access to facilities by its employees and subcontractors must not be an excuse for any lack of

Contractor performance under the Contract.

C.1.2.6 Employee Technical Qualifications

Employees or subcontractors performing Contract work involving the operation, maintenance or repair, inspection, or testing of any piece of equipment or system must be trained and possess the knowledge, experience and skills pertinent to the equipment or system as demonstrated by a current training certificate from an equipment manufacturer or a certificate by an organization acceptable to the CO. Contractor personnel must have NCMMS skills sufficient for “Use of

NCMMS” as described in this subsection. All personnel or sub-contractor personnel must possess all certifications and licenses required by Federal, state and local jurisdictions and

National Fire Protection Association (NFPA) 72, National Fire Alarm Code, section 10.5, for equipment that they must be operating, maintaining, repairing, inspecting or testing. At a minimum, a mechanic in each trade (e.g., electric, HVAC, plumbing) must be a licensed journeyman grade in the local municipality in which they are working. All personnel under the team leader or sub-contractor personnel must have the experience and skill set knowledge as described in the Service Contract Act (SCA) Directory of Occupations, Fifth Edition or later. For example, HVAC mechanics need to be as proficient as dictated by the 23410 and 23411 series and general maintenance mechanic must be as proficient as dictated by the 23370 series.

C.1.2.7 Certifications

Copies of all certifications for Contractor employees must be kept on-site and provided to the

Government upon request. The Contractor must provide to the CO or their designee documentation of the certificates of training, licenses, and permits for all new employees not later than seven business days prior to that person beginning work under the terms of this

Contract. The Contractor must ensure that all certificates of training, licenses, permits, and bonds are current and valid and are loaded in NCMMS.

C.1.2.7.1 Qualifications of Fire Alarm System Technicians

A. Technicians performing contract work involving the inspection, testing, and preventive maintenance or repair of fire alarm systems must be certified by the National Institute for

Certification in Engineering Technologies (NICET) and possess at least a NICET Level 2

(Associate Engineering Technician) in Fire Protection Engineering Technology, Fire

Alarm Systems. The Contractor must submit to the CO or designee the NICET level certification number and expiration date for each field technician and inspector responsible for performing fire alarm system preventive maintenance and repair services required under the terms of this contract.

B. b. Technicians modifying the programming software of the fire alarm system must also

Solicitation 47PG0121R0005, Section C Page 18 of 111 be factory trained and certified by the system manufacturer for the specific type and brand of fire alarm system being serviced. The Contractor must submit to the CO or designee the factory trained certification number and expiration date for each specific manufacturer’s equipment for each technician responsible for performing programming of the fire alarm system.

C.1.2.7.2 Qualifications of Water-Based Fire Suppression System Technicians

Technicians performing contract work involving the inspection, testing, and preventive maintenance or repair of water-based fire suppression systems must be certified by the National

Institute for Certification in Engineering Technologies (NICET) and possess at least a NICET

Level 2 (Associate Engineering Technician) in Fire Protection Engineering Technology, Inspection, and Testing of Water-Based Systems. The Contractor must submit to the CO or designee the NICET level certification number and expiration date for each field technician and inspector responsible for performing water-based fire suppression system PM and repair services required under the terms of this Contract.

C.1.2.7.3 Qualifications of [Wet Extinguishing System]; [Fire Control]; [Fire Damper];

[Smoke Damper]; [Fire-rated Door Assemblies]; [Portable Fire Extinguisher]; [Emergency

Lighting Equipment]; [Exit Signage] Technicians

Technicians must be trained and possess a current training certificate for inspecting, testing, and maintaining these components from an equipment manufacturer or a certificate by an organization acceptable to the CO. The Contractor must submit to the CO or designee the certification document and expiration date, issued by the equipment manufacturer or organization confirming the technician has been trained, for each field technician and inspector responsible for performing the inspection, testing, and maintenance of such systems/equipment under the terms of this contract.

C.1.2.7.4 Qualifications for Electrical Technician

Technicians performing subcontract work involving inspections, testing, and maintenance for the electrical switchgear must meet the qualifications by the American National Standards

Institute/International Electrical Testing Association ETT-2015, Standard for Certification of

Electrical Testing Technicians or qualifications by the National Institute for Certification in

Engineering Technologies (NICET) and hold at least a Level 3 certification.

The Contractor must provide documentation to the CO or designee on qualifications identified in this standard. Certification can be obtained through; the ANSI/NETA Certification program or

Electrical Testing Technician Certification Institute. Guidance can be found at the web site in document titled “Web Links” at: Operations and Maintenance Specification. In addition, the individual must also meet requirements under 29 CFR 1910 Subpart S for a Qualified Person.

Alternate certifications presenting evidence of equal or greater skills and qualification may be substituted; however, the burden to evidence the quality of such certification falls fully upon the contractor.

C.1.2.7.5 Qualifications for BAS Technician

The Contractor must be proficient in applicable controls systems (e.g., JCI, Honeywell, Siemens, Delta, Automated Logic, Alerton, and Tridium). All BAS Technicians shall be certified in the

Solicitation 47PG0121R0005, Section C Page 19 of 111 building-specific integrated system controls certification (i.e. Tridium Niagara, JCI/Metasys, Siemens Apogee, etc.). The Contractor shall be aware of building systems running on GSA IP

Enterprise Network and capable of initiating troubleshooting if network communications is suspected. This means being familiar with the procedure for logging GSA IT Help Desk tickets and following up to ensure tickets are being worked by the assigned party. Some familiarizations with the use of Integrated Control systems, GSA IP Addresses, function of network routers, function of network switches, networks communications, and BAS software will be necessary.

All BAS Technicians shall be certified in the building-specific integrated system controls certification (i.e., Tridium Niagara, JCI/Metasys, Siemens Apogee, etc.) within 60 calendar days of contract start date. GSA’s intent is to align the correct BAS technician certification for the

BAS installed in the building.

C.1.2.7.6 Qualifications for BAS Operators and Programmers, EMCS, AMS, and DALI

Technicians

All personnel involved in the operation, adjustment, and maintenance of all BAS, EMCS, AMS, and DALI systems, including energy management systems, must be trained and qualified. The

Contractor must provide to the COR or designee documentation of the level of experience, including any certificates of training, for all employees who will be involved in this function within 60 calendar days of contract start date.

A qualified BAS Operator is an individual (or individuals) that is (are) capable of recognizing the BAS in both normal and abnormal running conditions. A basic understanding of a functional system is important to recognize a BAS system in proper operation or not. Qualified individual(s) shall be capable of making basic system alterations. Adjusting temperatures is a regular request, and the operator shall have the skills necessary to make various changes in the system that include setpoint changes, manual overrides, and other related basic functions. This includes providing overrides on HVAC components to check for proper functionality during regularly scheduled maintenance. This person can perform a joint role such as regular HVAC technician functions and does not need to have the skills defined as a qualified programmer.

A qualified BAS Programmer/HVAC Technician is a contracted employee or subcontracted individual that can perform all the qualified operator level functions with the addition of advanced programming capabilities, as well as being able to perform the work of an HVAC technician. Advanced programming capabilities include the creation/modification of system programming logic, new equipment installation with point recognition, BAS network troubleshooting, and other related advanced level tasks that require superuser level access. The above listed programmer functions are required. A full-time contractor employee who was a qualified BAS programmer and who could also perform HVAC work when the system did not need attention is what is required for this role.

Operations and Maintenance contract staff must receive preliminary favorable, and ultimately completely favorable, adjudication of their National Agency Check with Inquiries clearance in accordance with the HSPD-12 directive to obtain a GSA ENT user credentials, which is required for all GSA network access. All personnel must complete a PBS Remote Access agreement form and a R6 Building Application access agreement form. Requests shall be submitted to the R6

Smart building Team thru the COR using the R6 Smart Buildings Request Form.

https://docs.google.com/forms/d/e/1FAIpQLSdpBcZqcsmKx2k_sPjbTl331HbBo0Kpl_m3O4SkWQqAQ3QRCA/viewform

Solicitation 47PG0121R0005, Section C Page 20 of 111

C.1.2.8 Employee Training

The Contractor must submit a training program at the commencement of the contract to ensure employees working in a Federal building have the experience, knowledge, skills, and abilities to perform the work required by this contract and shall apply the same requirement to any new staff member throughout this contract. The Contractor must document training and provide documentation to the CO or designee. This training must include the safety training requirements

(i.e., fall protection, electrical safety, hazard communication, permit-required confined space, respiratory protection etc.) outlined in 29 CFR 1910 General Industry Regulations and/or 29

CFR 1926 Construction Industry regulations as applicable.

C.1.2.8.1 Asbestos Awareness Training

The Contractor must ensure that all employees, including replacement workers, receive asbestos training and refresher training in accordance with 40 C.F.R part 763 and 29 C.F.R. part 1910.

The Contractor must follow all instructions for each asbestos class job as outlined in 29 C.F.R.

part 1910, associated with Class III and IV work. The training must be conducted, at no additional expense to the Government, within 60 calendar days of contract start date. The

Contractor must submit written certification to the CO or designee within five business days of the completion of training.

C.1.2.8.2 Re-Tuning Training

The Contractor must ensure that all Mechanical Engineers, Mechanical Supervisors, Operating

Engineers, HVAC Mechanics, and Control Technician employees, including replacement workers, receive Building Re-Tuning Training, (guidance can be found at the web site in document titled “Web Links” at: Operations and Maintenance Specification a five (5) to six (6) hour online course) and refresher training every two years. The training must be conducted, at no additional expense to the Government, within 60 calendar days of the Contract start date. The

Contractor must submit written certification to the CO or designee within five (5) business days of the completion of training for each employee identified above.

C.1.2.8.3 Education Requirements and Certifications

All HVAC personnel designated to operate, maintain, or repair, or any combination of HVAC equipment or systems must possess and maintain one or more of the following certifications which should include refrigerant management, as necessary to complete all tasks:

a. North American Technician Excellence (NATE) HVAC Service Technician Certification

b. HVAC Excellence Professional Level Certification

c. UA Star HVAC Mastery Certification

All HVAC personnel designated to operate, maintain, and/or repair, or any combination of

HVAC equipment or systems must maintain a minimum of 16 hours of continuing education per year from either NATE, HVAC Excellence, or UA Star recognized provider program and maintain a Smart and Sustainable Building Certification.

The Contractor must submit written certification to the CO or designee.

Solicitation 47PG0121R0005, Section C Page 21 of 111

C.1.2.8.4 NCMMS Training

Contractor shall ensure that all staff using NCMMS complete On-Line University (OLU)

NCMMS basic and advanced courses and the Government provided new user training as a minimum. OLU and New User training courses training must be completed within 60 calendar days of Contract start date. The following user training courses are included:

a. Basic Navigation and Work Order Processes

b. Searches, Reports and Ad Hoc Reports

c. Advanced Work Order Processes

d. Assets, Meters and Locations

e. PMs, Job Plans and Routes

f. Advanced Topics

g. Work Centers, Inspections and Service Requests

Contractor shall identify and designate staff responsible for performing specific administrative tasks within NCMMS. Designated staff shall complete NCMMS Contract Administration requirements.

a. Account Management

b. People Records (Basic Navigations Course)

c. Labor Records (Advanced Work Order Processes)

d. Location Records (Assets, Meters and Locations session)

e. Preventive Maintenance Work Orders ( PMs, Job Plans and Routes)

f. Conduct Quality Control Inspections (Advanced Work Order Processes)

g. Generate Monthly Progress Reports (Searches, Reports and Ad Hoc Reports session

h. Hazards and Precautions Management

Training will be provided by Regional NCMMS support staff via webinar by National NCMMS staff or OLU on demand training. Contractor shall work with the CO or designee to schedule with Regional NCMMS support staff for establishing a training plan. Upon completion of planned training a certificate is generated through OLU and shall be provided to CO or designee.

Contractors are required to maintain proficiency throughout the duration of the contract.

Training shall be completed at no additional cost to the Government. Contractor may request a waiver for staff that have previously completed NCMMS training and can demonstrate knowledge and proficiency using the system. Contractor shall identify all previously trained staff and provide supporting documentation and records to the COR for waiver consideration. The

Contractor shall submit written certification to the CO or designee within five (5) business days of completing training.

C.1.2.8.5 Smart and Sustainable Buildings (SSB) Training

Mandatory Training (at least one staff member)

a. One-hour “GSA Smart and Sustainable Buildings (SSB) Overview”

1. Module 1 - Includes GSA FMSP Smart and Sustainable Buildings Overview

2. Module 2 - Includes PBS CIO Support Procedures

Solicitation 47PG0121R0005, Section C Page 22 of 111

b. Optional Training (Recommended for more in-depth proficiency)

1. There are many equivalent courses available from various vendors. Contact GSA if you have courses of interest for GSA to determine if they are equivalent.

C.1.2.8.6 Lead Awareness Training

The Contractor must ensure that all employees, including replacement workers, receive lead awareness training and refresher training in accordance with 29 CFR 1910.1025(l). The training must be conducted, at no additional expense to the Government, within 60 calendar days of contract start date. The Contractor must submit written certification to the CO or designee within five (5) business days of the completion of training.

C.1.2.9 Appearance

Contractor personnel must present a neat appearance and be easily recognized. This must be accomplished by wearing uniforms bearing the name of the company and employee name.

Uniforms must be regularly laundered, consistent among personnel classifications, and maintained presentable to tenant personnel during all working hours.

C.1.2.10 Standards of Conduct

The Contractor must be responsible for maintaining satisfactory standards of employee competency, conduct, appearance, and integrity and must be responsible for taking disciplinary action with respect to its employees, as necessary. The Contractor is responsible for ensuring that its employees do not disturb papers on desks, open desk drawers or cabinets, or use Government telephones, except as authorized. Each employee must adhere to standards of behavior that reflect favorably on his or her employer and the Federal Government. Smoking is only allowed in designated areas on the property and no smoking is allowed within the Facility.

C.1.2.11 Recording Presence

Each contract employee must sign in when arriving and departing the facility daily and follow card access requirements as directed by the CO or designee. The Contractor must accumulate

GSA Form 139 (Record of Time of Arrival and Departure from Building) or other designated form for use in recording presence each calendar week, and certifies in writing, on each form, that the information shown is true and correct within 3 calendar days of the end of the work week. The Contractor must provide copies of these records to the CO or designee with monthly report or as requested.

C.1.2.12 Personal Identity Verification Requirements

Contractor employees that require access to GSA-controlled facilities or information systems to perform Contract requirements must comply with GSA personal identity verification requirements, guidance can be found at the web site in document titled “Web Links” at:

Operations and Maintenance Specification. The Contractor must insert this clause in all subcontracts when the subcontractor is required to have access to a GSA-controlled facility or access to a GSA-controlled information system.

C.1.2.13 Credentials and Identification

Solicitation 47PG0121R0005, Section C Page 23 of 111

Contractor personnel with credentials must be required to comply with all access security screening procedures applicable to Government or other personnel possessing similar credentials, or as determined by the building practices as defined by the Facility Security

Committee. All Contractor personnel possessing credentials (PIV or otherwise) must visibly always display their credentials while in the building(s) where work is being performed.

The Contractor must be responsible for ensuring that all identification credentials are returned to the CO or designee whenever it’s employees leave the Contract (i.e., when the Contract has been completed, employees leave the company, employees are dismissed or terminated or the

Government determines that the employee is to be removed from the contract). The Contractor must notify the CO or designee whenever employee badges are lost.

The Contractor must be responsible for paying the Government for replacement credentials at the current cost per badge.

C.1.2.14 Escorting

Temporary contract employees who do not have favorable preliminary or final suitability determinations and need to work in non-public federally controlled space must be escorted. In those cases, the Contractor must comply with the security clearance procedures for Escort Only

Contractors. All uncleared contract employees must be escorted in non-public space by a

Government employee or another responsible cleared contract employee who is approved by the

CO or designee. Other Government agencies must have specific agency security requirements for their own space that must only allow escort by Government employees or those designated by their agency. Government employees or approved cleared contract employees who provide escorts for uncleared contract employees must always be within eyesight of the uncleared contract employees. The Contract Government escort must watch uncleared employees and remain with uncleared contract employees for the entire time they are in non-public federally controlled space.