San Antonio_Pearsall FM Spec 2021 04 15.pdf

March 19, 2021

Region 7

Full Maintenance Statement of Work

Adapted from the National Custodial Specification and the National Operations & Maintenance Specification

SOLICITATION NUMBER: 47PH0221R0004

SERVICE: OPERATIONS & MAINTENANCE (O&M) / FULL MAINTENANCE

SERVICES / CUSTODIAL SERVICES

LOCATION(S):

· San Antonio Federal Building (TX0501HS), 727 E. Cesar Chavez Blvd, San Antonio, TX 78206

· J. Wood Federal Courthouse (TX0502HS), 655 E. Cesar Chavez Blvd, San Antonio, TX 78206

· AA Spears Judge Training Center (TX0503HS), 643 E. Cesar Chavez Blvd, San Antonio, TX 78206

· Hipolito Garcia Federal Courthouse (TX0164ZZ), 615 E. Houston St., San Antonio, TX 78205

· Federal Parking Garage (TX0441ZZ), 201 Avenue E, San Antonio, TX 78205

· Pearsall Federal Post Office Building (TX0231ZZ), 411 E. Colorado St., Pearsall, TX 78061

· U.S. Courthouse San Antonio, (TX0398ZZ), 214 W. Nueva Street, San Antonio, TX 78207

PERIOD OF PERFORMANCE:

One Year Base Period, with Four One-Year Option Periods

Base Year Period: 09/01/2021 – 08/31/2022 Option Period 1: 09/01/2022 – 08/31/2023 Option Period 2: 09/01/2023 – 08/31/2024 Option Period 3: 09/01/2024 – 08/31/2025 Option Period 4: 09/01/2025 – 08/31/2026

PERIOD OF PERFORMANCE (Commissioning Only per C.7.2):

Date of award thru on or about February 2022.

SOLICITATION ISSUE DATE: March 19, 2021

OFFER RECEIPT DATE/TIME: April 19, 2021; 3:00 P.M. CST

Solicitation 47PH0221R0004, Multiple Buildings, San Antonio & Pearsall, TX Operations and Maintenance and Related Services

IMPORTANT DATES

***** Pre-Proposal Meeting (Reference Section L.7 for full details) *****

Pre-Proposal Meeting: Tuesday, March 30, 2021 The Pre-Proposal Meeting will be held electronically at 10:00 a.m. via Google Meeting Space. It is estimated that the Pre-Proposal Meeting will last 2 - 3 hours. Each attendee MUST send an email to the Contracting Specialist (CS) Mike Burtner at mike.burtner@gsa.gov and provide email address(es) for all attendees in order to register for the meeting. The CS will send you the meeting link and invitation prior to the meeting. (Reference Section L.7)

***** Site Visit/Walk-Through Tours (Reference Section L.8 for full details) *****

Site Visits: The anticipated Site Visit Schedule is as follows:

(Depending on the number of attendees, the exact time may vary, as it may be necessary to conduct site visits with multiple groups).

Wednesday, March 31, 2021 8:00 AM San Antonio Federal Building, 727 E. Cesar Chavez Blvd Lobby / Sign In 8:15 AM - 10:00 AM Federal Building Tour 10:00 AM - 12:30 J. Woods Federal Courthouse Tour, 655 E. Cesar Chavez Blvd, meet in Lobby 12:30 PM - 1:30 PM Lunch / Break 1:30 PM - AA Spears Training Center Tour, 643 E. Cesar Chavez Blvd Blvd

Thursday, April 01, 2021 8:00 AM - 10:30 AM Hipolito Garcia Federal Courthouse Tour, 615 E. Houston Street 10:30 AM - Federal Parking Garage Tour, (Meet in main Garcia Bldg Lobby entrance) 11:00 AM - 12:00pm - Lunch / Break 12:00 PM - 1:00 PM Travel to Pearsall 1:00 PM - 3:00 PM - Pearsall Federal Post Office Building Tour, 411 E. Colorado

Friday, April 02, 2021

8.00 AM U.S. Courthouse San Antonio, TX0398ZZ, 214 W. Nueva Street, San Antonio, TX

There will be three separate and identical group tours to accommodate the anticipated number of people to walk through this active construction site. All attendees will be required to wear GSA issued hard hat, safety glasses, and vest at all times during the tour. No shorts, or open toed shoes will be allowed. Please be aware this is an active construction site and all attendees must remain with the group. Anyone not complying with these requirements will be immediately removed from the site. Each firm responding to the site visit RSVP will be assigned mailto:mike.burtner@gsa.gov one the time slots listed below. Due to the nature of this tour, we will not be able to accommodate requested time slots.

The tours will be conducted as follows: 8:00 AM - 10:00 AM; 11:00 AM - 1:00; and 3:00

PM - 5:00 PM

CONTRACTORS MUST RSVP for each site visit no later Friday, March 26, 2021. Due to COVID-19 procedures, the number of attendees allowed on the walk through is limited to only one representative from each offeror to attend the site visit. Please Femail the COR, Lisa Howland at lisa.howland@gsa.gov to reserve a spot. Please allow enough time to pass the security checkpoint as applicable in each building(s). The meeting will begin promptly as scheduled. In addition to social distancing, all attendees must wear face masks and take any and all necessary precautions for your own protection and those around you.

Photography is prohibited at all times during the site visit.

Offerors MAY NOT ASK ANY QUESTIONS during the Site Visit(s). Reference L.9 for submission of questions.

***** Questions (Reference Section L.9 for full details) *****

All questions must be submitted in writing to the Contract Specialist, Mike Burtner at mike.burtner@gsa.gov and Contracting Officer Sharon McCreary at sharon.mccreary@gsa.gov not later close of business April 7, 2021. Questions received after this date may be answered at the discretion of the Contracting Officer.

mailto:lisa.howland@gsa.gov mailto:mike.burtner@gsa.gov mailto:sharon.mccreary@gsa.gov

TABLE OF CONTENTS

SECTION PAGE

Section A: Solicitation 5

Section B: Services, Ordering and Price 6

Section C: Description/Specifications/Statement of Work 11-13

C.1 General 11-41

C.2 Definitions 42-51

C.3 Government Furnished Property 52-53

C.4 Contractor-Furnished Property Supplies/Material/Equipment 54

C.5 Operations-Specific Requirements 55-99

C.6 Maintenance Specific Requirements 100-120

C.7 Administrative Instructions 121-125

C.8 Publications and Cited Standards 126-128

C.9 Custodial and Related Services 129-175

Section D: Packaging and Marking 176

Section E: Inspection and Acceptance 177-179

Section F: Deliveries or Performance 180-189

Section G: Contract Administration Data 190-201

Section H: Special Contract Requirements General Information 202-212

Section I: Contract Clauses 213-246

Section J: List of Attachments (List of Documents, Exhibits, and Other Attachments)

247-248

Section K: Representations, Certifications, and Other Statements of Bidders/Offerors

249-262

Section L: Instructions, Conditions, and Notice to Offerors 263-280

Section M: Evaluation Factors for Award 281-284

SECTION A: SOLICITATION

A.1 Standard Form 33

SECTION B: SERVICES, ORDERING AND PRICES

B.1 Description of Services The General Services Administration (GSA), Public Buildings Service (PBS), has a need for Operation and Maintenance, Custodial, and related services for all buildings under this contract. Under this contract, the contractor shall provide all management, supervision, labor, materials, supplies, repair parts, tools, equipment and subcontracts necessary to provide Operation and Maintenance, Custodial Maintenance Services, and related services described in this solicitation including inspection, testing, and maintenance.

B.2 Pricing of Services Figure B-3, Pricing of Services, must be completed by the contractor and submitted to the Contracting Officer (CO) as part of the Price Proposal. At time of award, Figure B-3 will be incorporated into the contract. Pricing must be submitted for a 5 year contract term.

The contractor will be required to perform Startup Phase (Commissioning) Services at contract award in accordance with paragraph C.7.2. If additional months are needed past the initial 8 month period, they will be added to the contract via modification in accordance with the offeror’s accepted pricing at the time of award as stated in the Figure B-3.

· U.S. Courthouse San Antonio, TX0398ZZ, 214 W. Nueva Street, San Antonio, TX

NOTE: See paragraph B.5 for additional pricing information with regards to the addition and deletion of buildings under this contract.

Offeror must submit offerors for all locations under this contract to be considered for award. Offerors must submit prices for all of the option periods, in addition to the initial period, to be considered for award. Renewal options shall be priced using the wage determination contained in this solicitation. Upon exercising a renewal option, the contract price will be adjusted in accordance with FAR 52.222-43 Fair Labor Standards Act and Service Contract Labor Standards-Price Adjustment (Multiple Year and Option Contracts).

Offerors should visit the building and become familiar with existing conditions; examine all contract documents relating to this work, and carefully review the requirements contained in this solicitation. Offerors shall determine any conditions which affect the work and make a thorough site investigation before submitting an offer. No allowances will be made for failure of an offeror to avail themselves of such information.

B.2.1 Basic (Standard) Services:

This is a Firm Fixed Price contract and will not be changed unless there is a change in the scope of work. Standard service is defined as all services that are included in the monthly price and are defined in the contract document. The monthly price shall include all applicable labor, materials, supplies, training/certifications, equipment (except as otherwise provided), supervision, and management. A blank Figure B-3 in Section J is included as part of the solicitation for the purpose of submission of the offeror’s price proposal.

B.2.2 Above Standard Services Additional services (or Above Standard Services) may be ordered at the discretion of GSA for work relating to the scope of the facilities listed above, but not covered in the basic services of the contract.

Above standard services in this contract may include the following as specified in Section C.9.6:

Carpet Extraction Window Washing (Exterior Surfaces or Windows) Washing Blinds and Coverings Tree Thinning Snow and Ice Removal Confirmed or Suspected COVID-19 Cleaning and Disinfecting High Cleaning Above 10 feet

B.2.2.1 Overtime Services Offerors are cautioned not to confuse overtime services with additional services.

Additional services are defined as work requested by the Government that is within the scope of this contract but is in addition to the contract requirements. Overtime services are defined as work within the scope of the contract originally intended to be performed during normal working hours, where the Government requests the work be performed outside of the normal working hours to expedite the return of a piece of equipment to operating condition or to minimize disruption to tenants.

B.2.3 Markup Coefficient for Service Task Orders Markup coefficient includes all material handling fees, including General and Administrative (G&A) fees, and profit. No additional markup coefficient is allowable under this contract. The markup coefficient rate is fixed and applies to supplies, materials, equipment, and subcontractors only on reimbursable repairs or when additional services are ordered. The proposed markup coefficient shall not exceed 10%. The markup coefficient does not apply to in-house labor.

B.2.4 Markup For Construction Services Pricing for any construction conducted under this contract will be based upon the 2020 Facilities Construction Cost with RSMeans Data (hereafter referred to as the RSMeans data). The RSMeans data will be used for the duration of this contract unless otherwise directed by the CO or designee. The Government reserves the right to change from

RSMeans data to an equivalent matrix. Compensation may be negotiated if an equivalent matrix is required.

The version of RSMeans data that is current at the date of contract award shall be utilized until each option period is exercised. Thereafter, the calendar year edition/version of RSMeans data that is current on the date that each option period is exercised shall be utilized. This data (hard copy or ebook) may be purchased through:

RSMeans 1099 Hingham Street, Suite 201 Rockland, MA 02370 1-800-334-3509 https://www.rsmeans.com/products/books.aspx

The “Total Incl O&P” cost from the RSMeans data, when multiplied by the Offeror’s percentage, will establish the Task Order pricing. The “Total Incl O&P” cost of a unit of work will be determined by the RSMeans column entitled “Total Incl O&P”, NOT the column entitled “Bare Cost”.

The City Cost Index from the RSMeans data will NOT be applied to the “Total Incl O&P” costs. Any adjustment for location must be included in the Offeror’s percentage.

EXAMPLE: A percentage of 0.85 would result in 85 percent of the listed “Total Incl O&P” cost when establishing pricing with the Task Order; and 1.00 would leave the actual “Total Incl O&P” cost values as your proposed pricing.

Firm-Fixed Price Job Order Example: The following sample calculations illustrate how Task Order pricing will be established using the RSMeans data and contractor’s percentage. All percentages, “Total Incl O&P” costs, and dollar figures are fictitious and only used to demonstrate this example.

“Total Incl O&P” Cost (Labor, Material and Equipment) $10,000.00 Percentage (Base Year) - @ 85% x 0.85

TOTAL JOB ORDER PRICE $8,500.00

The Contractor’s percentage (in decimal form) shall be an increase or decrease to the RSMeans data. The offeror shall limit the percentage to two (2) decimal places.

B.3 Contractor Staffing Declaration Figure B-1, Contractor Staffing Declaration, must be completed by the contractor and submitted to the Contracting Officer (CO) 21 calendar days prior to the contract start date.

This form must also be submitted to the CO when any modifications to the contract by GSA result in changes in staffing. A blank Figure B-1 is included as part of the solicitation.

https://www.rsmeans.com/products/books.aspx

B.4 Wage Adjustment Wage adjustments will be considered at the beginning of each renewal option period, if exercised, in accordance with FAR 52.222-43 Fair Labor Standards Act and Service Contract Act – Price Adjustment (Multi-year and Option Year).

Figure B-2, SCA DOL/CBA Combination Wage Adjustment Spreadsheet is a sample worksheet to illustrate how wage adjustments will be calculated as a result of changes in wages that result from Department of Labor Wage Determinations or Collective Bargaining Agreements. A blank Figure B-2 in Section J is included as part of the solicitation.

Wage adjustments will be considered for disciplines as proposed and approved

B.5 Addition/Removal of Buildings GSA will be adding and removing buildings from this contract. For the building(s) to be added and deleted from this contract, GSA will provide the building information in Section C.1.1 of this contract.

The contractor will be required to perform Startup Phase (Commissioning) Services at contract award in accordance with paragraph C.7.2. If additional months are needed past the initial 8 month period, they will be added to the contract via modification in accordance with the offeror’s accepted pricing at the time of award as stated in the Figure B-3.

· U.S. Courthouse San Antonio, TX0398ZZ, 214 W. Nueva Street, San Antonio, TX

The following building will be added to the contract for Full Maintenance Services on or about February, 2022. The building will be added to the contract via modification in accordance with the offeror’s accepted pricing at the time of award as stated in the Figure B-3. The base period will be adjusted to align with the period of performance with the other buildings under this contract.

· U.S. Courthouse San Antonio, TX0398ZZ, 214 W. Nueva Street, San Antonio, TX

The following buildings will be removed from this contract during the performance period of this contract. The anticipated occupant move out date will be on or about May, 2022. The disposal date is unknown, however services will still be required to include C.5.9 Fire Protection and Life Safety Equipment and Systems, and C.9.5.4 Grounds Maintenance in accordance with Section C until such time as disposal of the buildings is finalized and removed via modification to the contract.

· J. Wood Federal Courthouse TX0502HS, 655 E. Cesar Chavez Blvd, San Antonio, TX 78206

· AA Spears Judge Training Center TX0503HS, 643 E. Cesar Chavez Blvd, San Antonio, TX 78206

B.5.1 Long Term Reduction OR Addition of Space When blocks of cleanable space of any size are expected to remain unoccupied for at least 180 calendar days, the contractor shall propose a price per square foot that will be applied when the government reduces or adds space. The square foot price shall include all applicable costs (i.e., labor, materials, supplies, equipment, general and administrative costs, supervision, subcontracts, profit, etc.). (Ref. G.7.12)

B.6 Addition/Reduction of Staffing Staffing levels proposed and accepted at the time of award shall not be reduced through the life of the contract (unless adjusted by contract modification due to change in scope, such as discussed in B.5). At the end of each contract year, and at the request of the contractor, GSA will consider a request from the contractor for a reduction in staffing, and will be based on contractor performance.

B.7 Secondary Area of Performance

a. On an occasional basis, or in an emergency situation, work may also include locations in the Secondary Contract Areas. The Secondary Contract Areas consist of the States of Arkansas, Louisiana, New Mexico, Oklahoma, and Texas. The Secondary Contract Areas are, or may be, awarded as Primary Contract Area(s) under separate contract(s) to other contractors. In addition, the Secondary Contract Areas of this contract may also be Secondary Contract Areas under other contracts.

b. Services shall be provided under this contract within the Secondary Contract Areas only if ordered by the Government. However, the Government shall have no obligation to order services to be performed under this contract within the Secondary Contract Areas, and its failure to order any such services shall not breach or otherwise violate this contract. The contractor is not obligated to perform work within the Secondary Contract Areas, and its failure to accept any such services shall not breach or otherwise violate this contract.

SECTION C: DESCRIPTION/SPECIFICATIONS/STATEMENT OF WORK

SECTION C1

GENERAL INFORMATION

C.1.0 General This is a Performance Based Work Statement (PBWS) for Services which may include Custodial and 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 Contractor. All, or part of, the successful offeror’s Management Plan shall 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 shall 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 shall consider utilizing 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. 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 shall 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 and custodial services 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, retrofitting and cleaning a building shall result in an impact (financial, environmental or 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.

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 cleaning, 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 shall closely monitor all aspects of the work, identify deficiencies and implement corrective action, without reliance on Government oversight.

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.

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

C.1.1 Scope of Work The Contractor shall provide management, supervision, labor, materials, equipment, and supplies (shipping & handling) and shall be responsible for the efficient, effective, economical, and satisfactory operation, scheduled and unscheduled maintenance, repair of equipment and systems, custodial, grounds maintenance, and all related services located within the property line of the following locations. The term and effects of ‘Lifecycle’ does not reduce or prevent the contractor’s responsibility to repair and maintain all equipment, buildings, appliances or any other requirement under this contract.

FULL MAINTENANCE REQUIREMENTS AT CONTRACT AWARD:

Federal Parking Garage TX0441ZZ, 201 Avenue E, San Antonio, TX

Federal Building TX0501HS, 727 E Cesar Chavez Blvd, San Antonio, TX

J. Woods U S Courthouse TX0502HS, 655 E Cesar E Chavez Blvd, San Antonio, TX

Spears Training Center TX0503HS, 643 E Cesar Chavez Blvd, San Antonio, TX

Garcia Federal Bldg / U S Courthouse TX0164ZZ, 615 E, Houston St, San Antonio,TX

Pearsall Federal Bldg / U S Post Office TX0231ZZ, 411 E. Colorado St, Pearsall, TX

FULL MAINTENANCE REQUIREMENTS ON OR ABOUT FEBRUARY, 2022:

The following building will be added to the contract for Full Maintenance Services on or about February, 2022. The contractor will be required to perform Startup Phase Services on or about November, 2021 in accordance with C.7.2.

· U.S. Courthouse San Antonio, TX0398ZZ, 214 W. Nueva Street, San Antonio, TX

REDUCED FULL MAINTENANCE REQUIREMENTS ON OR ABOUT MAY, 2022:

The following buildings will be removed from this contract during the performance period of this contract. The anticipated occupant move out date will be on or about May, 2022. The disposal date is unknown, however services will still be required to include C.5.9 Fire Protection and Life Safety Equipment and Systems, and C.9.5.4 Grounds Maintenance in accordance with Section C until such time as disposal of the buildings is finalized and removed via modification to the contract.

· J. Wood Federal Courthouse, 655 E. Cesar Chavez Blvd, San Antonio, TX 78206

· AA Spears Judge Training Center, 643 E. Cesar Chavez Blvd, San Antonio, TX 78206

At the time of the reduced services, the requirements for the above locations shall include the following:

Drain and turn off water heaters.

Turn off water to drinking fountains and and other unneeded water outlets HVAC space temp setpoints shall be set manually in the range of 55deg winter months and 85deg summer months to prevent mold growth or any other damages.The Chilled Water setpoints shall be 48deg for both buildings. Boiler water setpoint 120deg.

Schedules should run at split runtimes, am/pm, at most of 10 hours per day.

Maintain Fire and Life Safety systems 100% Prevent freezing of pipes and during heating season maintain heating water.

Once daily tour and report any needed repairs to the COR immediately.

Maintain all perimeter locks in working condition and keep all perimeter doors locked.

Continue grounds maintenance.

Service Call responsibilities apply along with monetary limits.

Continue Pest control services.

Turn off all lights except emergency and exit lights.

During heating season maintain heating water

Additional services (or Above Standard Services) may be ordered at the discretion of GSA for work relating to the scope 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 C.3.

C.1.1.1 Discrepancy in the Specifications In any case of discrepancy in the specifications, the matter shall be immediately submitted to the Contracting Officer (CO). The decision of the CO as to the proper interpretation of the specifications shall be final in accordance with the Disputes Clause of this Contract.

C.1.2 Personnel The Contractor shall adhere to the submitted staffing plan and subcontracting plan that was submitted prior to award as part of the initial proposal. Contractor shall submit the staffing/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.

Figure L-1 indicates the government’s baseline manpower projection. The projection is not intended to mandate the staffing plan and/or labor mix utilized to fulfill this requirement. The offeror may elect to propose any alternative that will fulfill the requirement of this solicitation. If the offeror elects to deviate from the government’s manpower projection, the offeror must submit a Worksheet Narrative explaining how their proposed manpower approach will meet the requirements of the solicitation.

The staffing/labor mix proposed in the Management Plan Worksheet are the minimum labor/staff requirements of the contract and must be adhered to for the contract period of performance. The offeror may request an annual review of the staffing plan, labor mix or 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 shall be submitted for review and approval from the CO or their designee 60 days prior to issuance of the first Option Period. Any requests for changes to the Management Plan Worksheet may be submitted and considered at that time. Any approved adjustment to the labor mix will not result in an increase in price. However, any request to reduce manpower may result in a lower price to be negotiated at time of request. Any deviation from the accepted/approved Management Plan Worksheet may result in deductions.

C.1.2.1 Contractor Key Personnel

The intent of this paragraph is to be for informational purposes only and is not to be considered prescribed positions by the Government. However, the Contractor shall adhere to the below minimum qualifications when the positions are utilized and proposed in the Management Plan. Resumes for supervisory Key Personnel shall be submitted with the contractor’s proposal as described in Section L.12.

The Contractor agrees to assign the contract tasks to those persons whose resumes were submitted with the proposal, or who were approved by the COR and who are necessary to fulfill the requirements of the contract as "key personnel". No substitutions may be made except in accordance with this section.

This option for substitution is NOT in lieu of submitting resumes of proposed key personnel at the time of proposal submission. If the offeror proposes to use any employee from the incumbent’s staff in a key personnel role, the offeror may request a substitution within 30 calendar days after award by providing a resume, for approval from the CO or designee, that demonstrates full compliance with the contract requirements. It is noted that the contract requirements of the incumbent contract may not be consistent with the current contract, therefore the contractor must ensure the proposed employee meets the minimum requirements. The government has the right to accept and/or reject any proposed personnel and/or key personnel based on past performance under any contract that the government is aware of or becomes aware of, and/or lack of qualifications. Pursuant to FAR 52.222-41 GSA does not release the names or any information of incumbent contractor’s employees.

With the exception of the above, the Contractor understands that during the first ninety

(90) calendar days of the contract performance period, no personnel substitutions will be permitted unless these substitutions are unavoidable because of the incumbent's sudden illness, death or termination of employment. In any of these events, the Contractor shall promptly notify the Contracting Officer and provide the information described in the paragraph below. After the initial ninety (90) day period the Contractor must submit to the Contracting Officer all proposed substitutions, in writing, at least thirty (30) days in advance (sixty (60) days if security clearance must be obtained) of any proposed substitution and provide the information required by the paragraph below.

A vacancy of any position may result in a price deduction in accordance with Section G.

Any request for substitution must include a detailed explanation of the circumstances necessitating the proposed substitution, a resume for the proposed substitute, and any other information requested by the Contracting Officer. Any proposed substitute must have qualifications equal to or superior to the qualifications of the incumbent. The Contracting Officer or his/her authorized representative will evaluate such requests and promptly notify the Contractor of his/her approval or disapproval thereof.

In the event that any of the identified key personnel cease to perform under the contract and the substitute is disapproved, the offeror must staff the vacancy within 30 calendar days. A vacancy of any position may result in a price deduction in accordance with Section G.

The Contractor will provide to the Contracting Officer the names, titles, e-mail addresses, and phone numbers of key personnel at time of award.

For Custodial Qualifications of key personnel see Section C.9.3

Contract Project Manager The Contractor shall 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.

The Contract Project Manager shall 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.

Performing required services for building(s) with approximately 200,000 square feet or greater of characteristics of the buildings to be covered by this Contract.

- Perform required services for multi-storied/multi-tenant facilities/executive offices

- Ability to perform schedule and unscheduled maintenance and repair of equipment and systems

- Contract Administration experience

- Ability to operate and maintain Electrical Systems & Equipment

- Ability to operate and maintain mechanical, plumbing, BAS, HVAC (Boilers, Chillers, AHU’s) in commercial buildings.

- Ability to operate and maintain fire protection and life safety systems and equipment

- Experience with building automation control systems such as BAS, Niagra

Tridium JACE, Public Address, and Computerized Lighting Systems

- Ability to operate and maintain architectural and structural systems, fixtures and equipment

- Knowledge of how to conduct Service Request Desk Operation to include

NCMMS

- Maintenance of landscape irrigation systems

- Knowledge to operate and maintain egress and access systems to include:

Locks, keys, keycard system, vehicle barrier system, static and dynamic bollard systems, dock levelers and bumpers, roll-up and sliding garage doors.

- Knowledge to operate and maintain sanitary sewage/ ejector equipment and systems

- Custodial and Grounds Maintenance Administration

- Ability to maintain or clean facilities designated as Historic by the Historic

Building Society and/or contain historic components.

A detailed resume shall 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 manager’s shall meet these qualification standards. The resume shall contain the following minimum requirements:

a. The full name of the proposed project manager.

b. A detailed description of the proposed project manager’s employment history for the previous five years.

c. The names and addresses of the companies for whom the proposed project manager worked for the past five years, along with the names and telephone numbers of the immediate supervisors.

Onsite Chief Engineer The Chief Engineer position is considered a “working supervisor”. The Chief Engineer is responsible for all working matters in the operations of the facilities. This is a master level position with responsibilities that include but not limited to:

- Training of journeyman and apprentice level personnel

- Inspection and oversight of PMs and mechanical repairs

- Critical Equipment Condition Assessment Repair and Reporting to Project

Manager

This position shall possess at least 5 years of recent (within the past 7 years) experience in directing operation and maintenance of equipment in a supervisory capacity, knowledge of the operation of site specific major pieces of equipment and system operation. Also must possess verifiable understanding and experience in troubleshooting, repair and replacement of building specific equipment. A minimum of 2 years of recent experience (within the past 5 years) with BAS systems, NCMMS, boilers, and chillers over 100 tons, solar systems (Hot Water & Electric), condensing boilers, Niagara Framework Supervisory DDC layer including Johnson Controls Unitary DDC layer and Distech Controls Unitary DDC layer and other characteristics of the equipment to be operated and maintained under this Contract. A detailed resume containing the information specified in this document shall be submitted to the CO or their designee for approval prior to the assignment of any supervisor to the Contract.

Both new and replacement Chief Engineers shall meet these qualification standards.

The resume shall contain the following minimum requirements:

Performing required services for building(s) with approximately 200,000 square feet or greater

- Perform required services for multi-storied/multi-tenant facilities/executive offices

- Ability to perform schedule and unscheduled maintenance and repair of equipment and systems

- Ability to operate and maintain Electrical Systems & Equipment

- Ability to operate and maintain mechanical, plumbing, BAS, HVAC (Boilers, Chillers, AHU’s) in commercial buildings.

- Ability to operate and maintain fire protection and life safety systems and equipment

- Experience with building automation control systems such as BAS, Niagra

Tridium JACE, Public Address, and Computerized Lighting Systems

- Ability to operate and maintain architectural and structural systems, fixtures and equipment

- Ability to conduct Service Request Desk Operation to include NCMMS

- Maintenance of landscape irrigation systems

- Ability to operate and maintain egress and access systems to include: Locks, keys, keycard system, vehicle barrier system, static and dynamic bollard systems, dock levelers and bumpers, roll-up and sliding garage doors.

- Experience with Storm Drainage System

- Ability to operate and maintain sanitary sewage/ ejector equipment and systems

a. The full name of the proposed supervisor.

b. A detailed description of the previous 5 years’ employment history of the proposed supervisor.

c. The names and addresses of the companies for whom the proposed supervisor worked for the past 7 years, along with the names and telephone numbers of the immediate supervisors.

Onsite Supervisor The Onsite Supervisor is considered a “Working Supervisor”. The Onsite Supervisor” shall also possess at least 5 years of recent (within the past 7 years) experience in operation and maintenance of equipment in a supervisory capacity for BAS systems, NCMMS, the boilers, and chillers over 100 tons, solar systems (Hot Water & Electric), condensing boilers, Niagara Framework Supervisory DDC layer including Johnson Controls Unitary DDC layer and Distech Controls Unitary DDC layer A detailed resume containing the information specified in this document shall be submitted to the CO or their designee for approval prior to the assignment of any supervisor to the Contract. Both new and replacement onsite supervisors shall meet these qualification standards.

The resume shall contain the following minimum requirements:

Performing required services for building(s) with approximately 200,000 square feet or greater Performing required services for building(s) with approximately 200,000 square feet or greater of characteristics of the buildings to be covered by this Contract.

- Perform required services for multi-storied/multi-tenant facilities/executive offices

- Ability to perform schedule and unscheduled maintenance and repair of equipment and systems

- Contract Administration experience

- Ability to operate and maintain Electrical Systems & Equipment

- Ability to operate and maintain mechanical, plumbing, BAS, HVAC (Boilers, Chillers, AHU’s) in commercial buildings.

- Ability to operate and maintain fire protection and life safety systems and equipment

- Experience with building automation control systems such as BAS, Niagra

Tridium JACE, Public Address, and Computerized Lighting Systems

- Ability to operate and maintain architectural and structural systems, fixtures and equipment

- Knowledge of how to conduct Service Request Desk Operation to include

NCMMS

- Maintenance of landscape irrigation systems

- Knowledge to operate and maintain egress and access systems to include:

Locks, keys, keycard system, vehicle barrier system, static and dynamic bollard systems, dock levelers and bumpers, roll-up and sliding garage doors.

- Knowledge to operate and maintain sanitary sewage/ ejector equipment and systems

- Custodial and Grounds Maintenance Administration

- Ability to maintain or clean facilities designated as Historic by the Historic

Building Society and/or contain historic components.

a. The full name of the proposed supervisor.

b. A detailed description of the previous 5 years’ employment history of the proposed supervisor.

c. The names and addresses of the companies for whom the proposed supervisor worked for the past 7 years, along with the names and telephone numbers of the immediate supervisors.

General Maintenance Worker (GMW) Qualifications Requirements: High School Diploma or equivalent (GED).

Experience Requirements: The GMW is not an on-call position for after hour service calls. This position must be able to follow instructions from supervisors or senior maintenance workers. General Maintenance Worker maintains, services, and conducts minor repairs on facilities, buildings, grounds, and equipment at various sites. Performs a variety of semiskilled duties in the areas of plumbing, carpentry, electrical, painting, grounds, escorting and other duties assigned. Worker assists Maintenance Mechanics, HVAC Technicians and other workers with their tasks.

Administrative Support At a contract minimum, the Contractor must operate a service call and administrative support function on site at the Federal Building TX0501HS, 727 E. Caesar E.

Chavez, San Antonio TX during the working hours of 07:30 AM CST to 4:30 PM CST, to act as a central point of contact for the Government and building occupants to take service calls, track and maintain service call records in the NCMMS. This includes other service calls from other building service providers such as Elevator, Custodial (Ref C.9.7), Maintenance, regardless if those services are covered under the subject contract. In addition, this includes service calls for work not under the scope of this contract (i.e.,performing a central service call desk function for the facilities, regardless of who is responsible for responding to the service call.)

The contractor shall provide adequate administrative support to fulfill the functions listed below. The function may require on-site personnel, depending on the requirements on the contract. The contractor shall provide (at a minimum) NCMMS functions as detailed below:

Print and issue work orders Close work orders Accept and input service calls and work orders from other service contractors Receive and process tenant service requests Update and maintain inventories Address GSALink spark data Create reports as requested.

Attend GSA training (usually on site or via computer online) Minimum Qualifications:

Data input and database software (Maximo and/or NCMMS preferred) Work order tracking Word Processing software Customer Service

C.1.2.2 Authority

The Contract Project Manager shall have complete authority to act for the Contractor in every detail during the term of the Contract, and shall 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 shall be the same.

C.1.2.3 Communication Equipment The Contractor shall 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). Outside of normal working hours, the Contractor shall 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:

● Phone/Emails/Text messaging smartphone or tablet devices. The Contractor is responsible for all initial and monthly costs associated with the device(s). In areas where cellular service is unavailable, or unreliable, special exceptions shall be made by the CO or designee on a case-by-case basis. Such devices shall be on the list of GSA- approved devices and are to be processed through GSA’s procedures for remote mobile management. This shall 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.

● 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.

● Administrative Station – Government provides the Desktop/laptop per each Contract Group of buildings for NCMMS. Contractor shall maintain the device per GSA IT requirements, including patching and security software. Contractor shall 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 shall ensure compliance with GSA Order CIO 2100.1K. Contractor core personnel under this Contract must obtain an official GSA email account. Employees must have clearance before they shall 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 shall ensure compliance with the Department of Homeland Security ICS-CERT cyber security guidance and recommendations. Guidance 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 GSAR 552.237-71 Qualifications of Employees (1989) clause shall be followed at all times during the performance of this Contract (Ref H.1) In addition, the contractor shall follow the following:

a. All Contract employees requiring routine unescorted access to federally controlled facilities or information systems, or both, for more than six months (Regular Employees) shall 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 shall 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 shall be cause for removal of the employee from the work site and from other work in connection with the Contract.

c. Temporary contract employees who need to work in non-public federally-controlled space for 15 days or less within a 6 month period may be escorted (without a fitness determination), after prior review and approval by GSA security personnel. The Contractor shall comply with the security approval procedures for Escort Only Contractors, including submission of personal information for both the individual(s) being escorted and the person escorting them. Authorization to work under escort must be provided from GSA security personnel in writing prior to working.

d. The Government, at its sole discretion, may grant temporary suitability determinations to Regular or Temporary Employees. However, the granting of a temporary suitability determination to any such employee shall not be considered as assurance that a favorable suitability determination shall follow.

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

f. The Contractor shall 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 https://www.gsa.gov/real-estate/facilities-management/facilities-operations/om-specification subcontractors shall 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 shall 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 shall have NCMMS skills sufficient for “Use of NCMMS” as described in this subsection. All personnel or sub-contractor personnel shall possess all certifications and licenses required by Federal, state and local jurisdiction and National Fire Protection Association (NFPA) 72, National Fire Alarm Code, section 10.5, for equipment that they shall be operating, maintaining, repairing, inspecting or testing.