47PH0223R0003 Exhibits M1-M16 Consolidated.pdf

EXHIBIT M1

QUALITY ASSURANCE SURVEILLANCE PLAN (QASP)

For

OPERATIONS & MAINTENANCE (O&M) SERVICES- El Paso

OPERATIONS & MAINTENANCE ONLY LOCATIONS

Location Building

Number Address

R.C. White Federal Building TX0272ZZ 700 East San Antonio Avenue, El Paso, TX 79901

Dedicated Commuter Lane (DCL) Land Port of Entry

07020860 1090 Mesa, El Paso, TX 79901

Fort Hancock Land Port of Entry 07020857 Termination of FM 1088, Fort Hancock, TX 79839

Border Patrol Sector Headquarters 07020826 300 West Madrid Street, Marfa, TX 79843

Columbus Land Port of Entry 07020859 Palomas and 2nd Street, Columbus, NM 88029

Santa Teresa Land Port of Entry 07020848 104 Santa Teresa, Santa Teresa, NM 88008

R.E. Thomason U.S. Courthouse TX0069ZZ 511 East San Antonio Avenue, El Paso, TX 79901

Armendariz U.S. Courthouse TX0319ZZ 525 Magoffin Avenue, El Paso, TX 79901

Bridge of the Americas (BOTA) Land Port of Entry

07020817 3600 E Paisano Drive, El Paso, TX 79905

Marcelino Serna (Tornillo & Guadalupe) Land Port of Entry

07020866 1400 Lower Island Road (FM 1109), Tornillo, TX 79853

Paso Del Norte (PDN) Land Port of Entry

07020828 1000 South El Paso Street, El Paso, TX 79901

Ysleta Land Port of Entry 07020832 797 South Zaragoza Road, El Paso, TX 79927

Solicitation 47PH0223R0003 Dated 11/23/2022

TABLE OF CONTENTS

1 INTRODUCTION 3

1.1 Purpose 3

1.2 Performance Management Approach 3

1.3 Performance Management Strategy 4

2 ROLES AND RESPONSIBILITIES 4

2.1 The Contracting Officer 4

2.2 The Contracting Officer’s Technical Representative 4

3 IDENTIFICATION OF REQUIRED PERFORMANCE STANDARDS/QUALITY

LEVELS 5

4 METHODOLOGIES TO MONITOR PERFORMANCE 5

4.1 Surveillance Techniques 5

4.2 Customer Feedback 5

4.3 Acceptable Quality Levels 6

5 QUALITY ASSURANCE DOCUMENTATION 6

5.1 The Performance Management Feedback Loop 6

5.2 Monitoring Forms 6

6 ANALYSIS OF QUALITY ASSURANCE ASSESSMENT 6

6.1 Determining Performance 6

6.2 Reporting 7

6.3 Reviews and Resolution 7

ATTACHMENT 1: O&M QASP Standards-Performance Requirements

ATTACHMENT 2: QUALITY ASSURANCE MONITORING FORMS

QUALITY ASSURANCE SURVEILLANCE PLAN

(QASP)

1 INTRODUCTION

This quality assurance surveillance plan (QASP) is pursuant to the requirements listed in the performance work statement (PWS) entitled Operations & Maintenance (O&M) Services for all locations referenced above in El Paso, TX, southeastern New Mexico and the surrounding areas. This plan sets forth the procedures and guidelines General Services Administration will use in ensuring the required performance standards or services levels are achieved by the contractor.

1.1 Purpose

1.1.1 The purpose of the QASP is to describe the systematic methods used to monitor performance and to identify the required documentation and the resources to be employed. The QASP provides a means for evaluating whether the contractor is meeting the performance standards/quality levels identified in the PWS and the contractor’s quality control plan (QCP), and to ensure that the government pays only for the level of services received.

1.1.2 This QASP defines the roles and responsibilities of all members of the integrated project team (IPT), identifies the performance objectives, defines the methodologies used to monitor and evaluate the contractor’s performance, describes quality assurance documentation requirements, and describes the analysis of quality assurance monitoring results.

1.2 Performance Management Approach

1.2.1 The PWS structures the acquisition around “what” service or quality level is required, as opposed to “how” the contractor should perform the work (i.e., results, not compliance). This QASP will define the performance management approach taken by the General Services Administration to monitor and manage the contractor’s performance to ensure the expected outcomes or performance objectives communicated in the PWS are achieved. Performance management rests on developing a capability to review and analyze information generated through performance assessment. The ability to make decisions based on the analysis of performance data is the cornerstone of performance management;

this analysis yields information that indicates whether expected outcomes for the project are being achieved by the contractor.

1.2.2 Performance management represents a significant shift from the more traditional quality assurance (QA) concepts in several ways. Performance management focuses on assessing whether outcomes are being achieved and to what extent.

This approach migrates away from scrutiny of compliance with the processes and practices used to achieve the outcome. A performance-based approach enables the contractor to play a large role in how the work is performed, as long as the proposed processes are within the stated constraints. The only exceptions to process reviews are those required by law (federal, state, and local) and compelling business situations, such as safety and health. A “results” focus provides the contractor flexibility to continuously improve and innovate over the course of the contract as long as the critical outcomes expected are being achieved and/or the desired performance levels are being met.

1.3 Performance Management Strategy

1.3.1 The contractor is responsible for the quality of all work performed. The contractor measures that quality through the contractor’s own quality control (QC) program.

QC is work output, not workers, and therefore includes all work performed under this contract regardless of whether the work is performed by contractor employees or by subcontractors. The contractor’s QCP will set forth the staffing and procedures for self-inspecting the quality, timeliness, responsiveness, customer satisfaction, and other performance requirements in the PWS. The contractor will develop and implement a performance management system with processes to assess and report its performance to the designated government representative. The contractor’s QCP will set forth the staffing and procedures for self-inspecting the quality, timeliness, responsiveness, customer satisfaction, and other performance requirements in the PWS. This QASP enables the government to take advantage of the contractor’s QC program.

1.3.2 The government representative(s) will monitor performance and review performance reports furnished by the contractor to determine how the contractor is performing against communicated performance objectives. The government will make determinations regarding incentives based on performance measurement metric data and notify the contractor of those decisions. The contractor will be responsible for making required changes in processes and practices to ensure performance is managed effectively.

2 ROLES AND RESPONSIBILITIES

2.1 The Contracting Officer

The contracting officer (CO) is responsible for monitoring contract compliance, contract administration, and cost control and for resolving any differences between the observations documented by the General Services Administration and the contractor.

2.2 The Contracting Officer’s Representative (COR)

The CO will designate one full-time Contracting Officer’s Representative (COR) as the government authority for performance management. The number of additional representatives serving as technical inspectors depends on the complexity of the services measured, as well as the contractor’s performance, and must be identified and designated by the CO.

2.3 The Contractor and Staff

The contractor is responsible for delivery and actions needed to fulfill the requirements of the contract. The Quality Assurance Plan submitted and performed by the contractor is the contractor’s plan to prevent and recognise areas of poor contractor performance as well as prescribing, and thereby performing, the contractor’s measures of correcting these deficiencies. The Contractor’s efforts are expected to correct deficiencies prior to the Quality Assurance Inspections performed by the Government.

3 IDENTIFICATION OF REQUIRED PERFORMANCE STANDARDS/QUALITY

LEVELS

The required performance standards and/or quality levels are included in the PWS and in Attachment 1, “O&M QASP Standards (Performance Requirements)” If the contractor meets the required service or performance level, it will be paid the monthly amount agreed on in the contract. Failure to meet the required service or performance level will result in a deduction from the monthly amount.

4 METHODOLOGIES TO MONITOR PERFORMANCE

4.1 Surveillance Techniques

In an effort to minimize the performance management burden, simplified surveillance methods shall be used by the government to evaluate contractor performance when appropriate. The primary methods of surveillance are (include those that apply)

➢ Random monitoring, which shall be performed by the COR designated inspector.

➢ 100% Inspection – Each month, the COR, shall review the generated documentation and enter summary results into the Surveillance Activity Checklist.

➢ Periodic Inspection – COR typically performs the periodic inspection on a monthly, weekly, or daily basis.

➢ Tenant Satisfaction Surveys, Tenant Interviews, or Service Call Documentation.

4.2 Customer Feedback

The contractor is expected to establish and maintain professional communication between its employees and customers. The primary objective of this communication is customer satisfaction. Customer satisfaction is the most significant external indicator of the success and effectiveness of all services provided and can be measured through customer complaints.

Performance management drives the contractor to be customer focused through internally addressing customer complaints and investigating the issues and/or problems, but the customer always has the option to communicate complaints to the COR, or other designated government official, as opposed to the contractor.

Customer complaints, to be considered valid, must set forth clearly and in writing the detailed nature of the complaint, must be signed by the complainant if hard copy or show the complainant name and contact information if emailed, and must be forwarded to the COR. The COR will accept those customer complaints and investigate using the applicable Quality Assurance Monitoring Form. Customer feedback may also be obtained either from the results of formal customer satisfaction surveys or from random customer complaints.

4.3 Operational & Maintenance QASP Requirements

The acceptable quality levels (AQLs) included in Attachment 1, O&M QASP Standards (Performance Requirements), for contractor performance are structured to allow the contractor to manage how the work is performed while providing negative incentives for performance shortfalls. For certain critical activities such as those involving NCMMS and Monthly Contract Submittals, the desired performance level is established at 100 percent. Other levels of performance are keyed to the relative importance of the task to the overall mission performance at the General Services Administration, Public Buildings Service.

5 QUALITY ASSURANCE DOCUMENTATION

5.1 The Performance Management Feedback Loop

The performance management feedback loop begins with the communication of expected outcomes. Performance standards are expressed in the PWS and are assessed using the performance monitoring techniques shown in Attachment 1.

5.2 Monitoring Forms

The government’s QA surveillance, accomplished by the COR, or other designated Government official, will be reported using the monitoring forms in Attachment 2. The forms, when completed, will document the government’s assessment of the contractor’s performance under the contract to ensure that the required results of the scope of operations and maintenance services are being achieved.

5.2.1 The COR, or other designated Government official will retain a copy of all completed QA surveillance forms.

6 ANALYSIS OF QUALITY ASSURANCE ASSESSMENT

6.1 Determining Performance

6.1.1 Government shall use the monitoring methods cited to determine whether the performance standards/service levels/AQLs have been met. If the contractor has not met the minimum requirements, it may be asked to develop a corrective action plan to show how and by what date it intends to bring performance up to the required levels. Failure to meet the AQL may result in a deduction in accordance with the Criteria for Deductions located in Section G of the Statement of Work.

6.2 Reporting

6.2.1 At the end of each month, the COR, or other designated Government official will prepare a written report for the CO summarizing the overall results of the quality assurance surveillance of the contractor’s performance. This written report, which includes the contractor’s submitted monthly report and the completed quality assurance monitoring forms (Attachment 2), will become part of the QA documentation. It will enable the government to demonstrate whether the contractor is meeting the stated objectives and/or performance standards, including cost/technical/scheduling objectives.

6.3 Reviews and Resolution

6.3.1 The COR or CO may require the contractor’s project manager, or a designated alternate, to meet with the COR or CO and other government IPT personnel as deemed necessary to discuss performance evaluation. The CO and/or COR will define a frequency of in-depth reviews with the contractor, including appropriate self-assessments by the contractor; however, if the need arises, the contractor will meet with the COR and/or CO as often as required or per the contractor’s request. The agenda of the reviews may include:

➢ Monthly performance assessment data and trend analysis

➢ Issues and concerns of both parties

➢ Projected outlook for upcoming months and progress against expected trends, including a corrective action plan analysis

➢ Recommendations for improved efficiency and/or effectiveness

➢ Issues arising from the performance monitoring processes

6.3.2 The COR must coordinate and communicate with the contractor to resolve issues and concerns regarding marginal or unacceptable performance.

6.3.3 The COR and/or CO, and contractor should jointly formulate tactical and long-term courses of action. Decisions regarding changes to metrics, thresholds, or service levels should be clearly documented. Changes to service levels, procedures, and metrics will be incorporated as a contract modification at the convenience of the PCO/CO.

ATTACHMENT 1:

O&M QASP Standards (Performance Requirements)

NOTE: COR and/or other designated officials will use a contract inspection tool to ensure the contractor is in compliance with the contract. The inspection tool will be used to conduct an initial contract inspection to ensure the contractor has complied with all initial contract requirements, then inspections will be conducted quarterly, semi-annually, and annually to ensure contract compliance. At the end of the contract a close out inspection will be conducted to ensure all contract close-out issues are completed as required.

{SPEC WRITER: Please select one of the following Surveillance methods for each item on the table below (this section is copied here for your quick reference). Once selected, please delete this section.} Surveillance Techniques In an effort to minimize the performance management burden, simplified surveillance methods shall be used by the government to evaluate contractor performance when appropriate. The primary methods of surveillance are (include those that apply)

➢ Random monitoring, which shall be performed by the COR designated inspector.

➢ 100% Inspection – Each month, the COR, shall review the generated documentation and enter summary results into the Surveillance Activity Checklist.

➢ Periodic Inspection – COR typically performs the periodic inspection on a monthly, weekly, or .daily basis.

➢ Tenant Satisfaction Surveys, Tenant Interviews, or Service Call Documentation.

O&M QASP Standards Performance Based Task

Services to be Inspected

Standard for Successful Performance

Quality Assurance Surveillance Method

Applicable Deduction Criteria

SECTION C

Operations Specific Requirement

C.1.9

NCMMS All PMs, work requests, service requests, and Maintenance records are accurate and current and are properly populated within NCMMS to document historical maintenance efforts during the life cycle of the facility.

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SECTION C

Operation Specific Requirement

Lock Out/Tag Out The Contractor must develop a lockout/tagout program in accordance with 29 CFR 1910.

The program must include all

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C.1.9.3 anticipated energy sources, including but not limited to electricity, steam, pressurized fluids, and mechanical energy.

SECTION C

Operations Specific Requirement

C.1.10

Onsite records All records required by the Contract must be organized,up-to-date, accurate, reflect actual conditions, and available for inspection.

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SECTION C

Operations Specific Requirement C.2.11

Building Operating Plan

(BOP)

BOP must detail all aspects of the Contractor’s performance of the Contract and building equipment and system information. Energy consumption must be monitored by the Contractor for indicators of inefficient operation.

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SECTION C

Operation Specific Requirement

C.5.4.7

Confined Spaces The Contractor must identify and label all confined spaces in accordance with OSHA requirements. The Contractor must develop a confined space entry permit system for all permit-required confined spaces within 60 calendar days of commencement of the Contract.

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SECTION C

Operations Specific Requirement

C.5.4.9

Disruptive or hazardous tool use, disruption to utilities, lighting and space conditioning

All disruptive tools used during normal working hours must be approved by the CO or their designee and welding and burning must be approved via GSA Form 1755. The COR must approve in advance any work that will disrupt lighting, utilities, and space conditioning. Tenants must not be unnecessarily disrupted during repairs or procedures.

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SECTION C

Operation Specific Requirement C.5.4.11.1

Hazardous Materials

The Contractor must make safety data sheets (SDSs) available to their employees in accordance with 29 CFR 1910.1200.

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SECTION C

Operation Specific Requirement

Labeling The Contractor must label individual equipment, storage areas and workspaces in accordance with OSHA standards

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C.5.4.12 immediately after commencement of the Contract if such labels are not already in place.

SECTION C

Operations Specific Requirement

C.5.5

Safety and Environmental Management Scheduling and record keeping

All required safety and environmental tests, certifications, permits and other procedures required in this document must be scheduled in the NCMMS work order system, and documented in the NCMMS. In addition, the Contractor must maintain copies of all such tests, certifications, permits and other required records.

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SECTION C

Operations Specific Requirement

C.5.5

Refrigerant control and certification

The Contractor must control refrigerants and maintain records in accordance with EPA, GSA, and appropriate Air Quality Management District standards.

The Contractor must take immediate action to contain refrigerant leaks and must report any leaks to the COR or designee.

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SECTION C

Operations Specific Requirement

C.5.5.3

Air Quality Management District (AQMD) operating permits

The Contractor must be familiar with the requirements of the Local AQMD, & shall be responsible for obtaining permits for boilers, generators, & other emissions-producing equipment.

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SECTION C

Operation Specific Requirement

C.5.5.5

Underground storage tanks.

The Contractor is responsible for complying with all Federal, State, and Local requirements for the periodic inspection, monitoring, permitting, certification and maintenance of underground storage tanks.

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SECTION C

Operation Specific Requirement

C.5.5.7

Polychlorinated biphenyls (PCBs) control.

The Contractor must inspect all transformers containing (PCBs) and maintain records of such inspections in accordance with State, Local, and Environmental Protection Agency (EPA) regulations.

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SECTION C

Operation Specific Requirement

C.5.5.8

Asbestos Management

The Contractor shall be expected to occasionally perform Class IV asbestos work as defined in 29 CFR 1910.26.1101. The Contractor must be prepared to deal with asbestos on a small scale, short duration basis to

100% Inspection Section G.7.14 effect emergency repairs and to clean up small spills. The Contractor must protect building tenants, visitors, and employees from asbestos exposure. The Contractor must comply with applicable National Institute of Building Sciences (NIBS) and OSHA standards.

SECTION C

Operation Specific Requirement

C.5.5.9

Hazardous Waste The Contractor must be cognizant of, and comply with all Federal, State, and Local laws and regulations related to the disposal (landfill, sewer discharge, etc.) of hazardous waste and materials used or removed in the performance of the Contract or discharged by the building, and must comply with all such requirements, to include record keeping requirements.

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SECTION C

Operation Specific Requirement

C.5.5.10

Backflow prevention devices

Backflow prevention devices used on water-based fire protection systems must be inspected, tested and maintained according to NFPA 25.

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SECTION C

Operation Specific Requirement

C.5.5.14

Electrical Safety The Contractor must comply with NFPA 70E when working on or around electrical equipment or systems. The Contractor must ensure that areas restricted to qualified personnel are secured and properly labeled.

Random Monitoring Inspections, tenant satisfaction surveys, tenant interviews, and/or service call documentation.

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SECTION C

Operations Specific Requirement

C.5.5.23

Leak Testing Leak testing for refrigerants and natural gas must be performed and documented in accordance with the BOP.

Refrigerants and natural gas leaks must be avoided and detected as early as possible.

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SECTION C

Operations Specific Requirement

C.5.6

Energy and Water Efficiency Plan

Control systems must be operated to provide maximum efficiency as measured by energy consumption per gross sq. ft. while providing tenant comfort.

Reports must contain monthly energy usage compared to last year and recommendations on improvement.

The Government may evaluate performance based on any or all of the following: tenant satisfaction, surveys, tenant interviews, periodic inspections, and service call documentation.

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SECTION C

Operations Specific Requirement

C.5.6.3

Monthly Progress Reports

All reports must be thorough, accurate and submitted on time as required by the Contract.

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SECTION C

Operations Specific Requirement

C.5.9.2

Fire Alarm System

The Contractor is responsible for meeting the inspection, maintenance, testing frequencies, and testing methods outlined in NFPA 72. Documentation of the above mentioned inspection, maintenance, and testing results must be recorded on the applicable Inspection and Testing Form NFPA 72.

Fire alarm system testing, maintenance and repair shall be performed during normal business hours when it does not interfere with building operations. When such testing, maintenance or repair will interfere with building operations; it shall be performed after business hours without additional costs to the government, unless approved otherwise by the COR or designee.

The Contractor must provide a fire watch in areas left unprotected until the fire alarm system is completely restored to service. In

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Section G.7.14 #4, # no case shall the fire alarm systems be left in a disabled condition without notifying the COR or designee.

The Contractor must ensure that the fire alarm system is maintained operable at all times except while being tested or repaired. It is essential that the Contractor carefully schedule with the Building Manager all non emergency shutdowns of the fire alarm system and that back up protection be provided by the Contractor (arrangement of additional personnel stationed at the fire alarm system control panel) any time the fire alarm system is out of service for more than 4 hours. In addition, regardless of the duration of the shutdown, the affected portion of the system must be tested to ensure that the protection has been restored. All systems that are “Red” tagged must be repaired immediately, “Yellow” tagged must be repaired within 72 hours by the Contractor.

In addition, during any period in which there is no capability for the fire alarm system to transmit fire alarm signals to a supervising station, the Contractor must maintain a fire watch in accordance with GSA guidelines.

The Contractor must utilize qualified personnel meeting the applicable requirements in Section C.1.2.7. Qualification of Technicians, in performing any task associated with this contract.

SECTION C

Operations Specific Requirement

C.5.9.3

Water-based fire protection system

The Contractor is responsible for meeting the inspection, maintenance, testing frequencies and testing methods outlined in NFPA 25. Water-based fire protection system testing, maintenance, and repair shall be performed during normal business hours when it does not interfere

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Section G.7.14 #4, #14 with building operations. When such testing, maintenance, or repair will interfere with business operations; it shall be performed after normal business hours without additional costs to the government, unless approved otherwise by the COR or designee.

The contractor must provide a fire watch in areas left unprotected until the water-based fire protection system is completely restored to service. In no such case must any water based fire protection system be left in a disabled condition without notifying the COR or designee.

The contractor must ensure that the sprinkler system is maintained and operable at all times except while being tested or repaired. It is essential that the Contractor carefully schedule with the building manager and COR or their designee all non emergency shutdowns of the sprinkler system and that back up protection be provided by the Contractor any time the sprinkler system is out of service for more than 4 hours. In addition, regardless of the duration of the shutdown, the affected portion of the system must be tested to ensure that the protection has been restored.

SECTION C

Operations Specific Requirement

C.5.9.4

Fire Rated doors and assembles

The Contractor must utilize qualified personnel meeting the applicable requirements in Section C.1.2.7. Qualification of Technicians, in performing any task associated with this contract.

The Contractor must perform inspections, tests, and maintenance or repairs in accordance with the current edition of NFPA 80 and NFPA 101.

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The Contractor is responsible for meeting the inspection, maintenance, testing frequencies, testing methods, and documentation requirements outlined in NFPA 80 and NFPA 101.

SECTION C

Operations Specific Requirement

C.5.9.5

Smoke Dampers The Contractor must perform inspections, tests, and maintenance or repairs in accordance with the current edition of NFPA 105.

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SECTION C

Operations Specific Requirement

C.5.9.5

Fire Damper and combination fire/smoke dampers

The Contractor must utilize qualified personnel meeting the applicable requirements in Section C.1.2.7. Qualification of Technicians, in performing any task associated with this contract.

The Contractor must perform inspections, tests, and maintenance or repairs in accordance with the current edition of NFPA 80. Maintenance of combination fire/smoke dampers must also meet the requirements contained in NFPA 105.

The Contractor is responsible for meeting the inspection, maintenance, testing frequencies, testing methods, and documentation requirements outlined in NFPA 80.

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SECTION C

Operations Specific Requirement

C.5.9.6

Smoke doors and assemblies

The Contractor must perform inspections, tests, and maintenance or repairs in accordance with the current edition of NFPA 105.

The Contractor must utilize qualified personnel meeting the applicable requirements in Section C.1.2.7. Qualification of

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Technicians, in performing any task associated with this contract.

The Contractor is responsible for meeting the inspection, maintenance, testing frequencies, testing methods, and documentation outlined in NFPA 105.

SECTION C

Operations Specific Requirement

C.5.9.8

Portable fire extinguishers

The Contractor must utilize qualified personnel meeting the applicable requirements in Section C.1.2.7. Qualification of Technicians, in performing any task associated with this contract.

The Contractor must perform inspections, tests, and maintenance or repairs in accordance with the current edition of NFPA 10.

The Contractor is responsible for meeting the inspection, maintenance, testing frequencies, testing methods, and documentation requirements outlined in NFPA 10.

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SECTION C

Operations Specific Requirements

C.5.9.9

Non-water based fire extinguishing systems

The Contractor must perform inspections, tests, and maintenance or repairs in accordance with the current edition of the applicable NFPA standards (e.g., NFPA 12, 12A, 17, 17A, 96, 2001, etc..).

The Contractor is responsible for meeting the inspection, maintenance, testing frequencies, testing methods, and documentation requirements outlined in the applicable FPA standards (e.g., NFPA 12, 12A, 17, 17A, 96, 2001, etc..).

The Contractor must utilize qualified personnel meeting the applicable requirements in Section C.1.2.7. Qualification of Technicians, in performing any task associated with this contract.

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Specific Requirement

C.5.9.10

Smoke Control Systems

The Contractor must perform inspections, tests, and maintenance or repairs in accordance with the current edition of the applicable NFPA 92.

The Contractor is responsible for meeting the inspection, maintenance, testing frequencies, testing methods and documentation requirements outlined in the applicable NFPA 92.

The Contractor must utilize qualified personnel meeting the applicable requirements in Section C.1.2.7. Qualification of Technicians, in performing any task associated with this contract.

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SECTION C

Operations Specific Requirement

C.5.10.2

Tours All tours must be conducted and documented as required and will reflect actual conditions.

Adjustments will be made as needed. Logs and check sheets must be adequate to track operating hours and equipment performance history.

Tours must be conducted and documented in accordance with Contract requirements.

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SECTION C

Operation Specific Requirement

C.5.11

Potable water systems

The Contractor must comply with the Safe Drinking Water Act, PL 99-339, as amended, and the EPA Safe Drinking Water regulations (40 CFR 141.43, Sections A and D), that address the quantity of lead allowable in new installations or repairs to existing drinking water systems and/or plumbing.

Potable water systems which are repaired, modified, serviced, or breeched in any way must be disinfected and flushed prior to returning the system to service.

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SECTION C

Operation Specific Requirement C.5.14.2

Miscellaneous work

The Contractor must provide labor hours as requested by the COR to perform tasks in a timely manner.

The Contractor must provide labor hours and parts and supplies as requested by the COR or designee

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Specific Requirement

C.5.16

Reference Library All required documents are to be included in the reference library and must be complete and up to date.

Information in the form of a reference library must be provided by the Contractor

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SECTION C

Operation Specific Requirement

C.6.2.4

Boiler/Pressure Vessel operation and inspection standards

All tests must be done in accordance with ASME Boiler and Pressure vessel Code, National Board Inspection (NBIC), EPA Local AQMD requirements, ASME CSD-1, and NFPA 85

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SECTION C

Operations Specific Requirement

C.6.3.5

Condensate Pans On at least a monthly basis, tours must include inspection and treatment of condensate pans with appropriate biocide to ensure proper drainage.

Condensate pans must be clear and algae free at all times.

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SECTION C

Operations Specific Requirement

C.6.6.1

Water Treatment The Contractor must perform water treatment, monitoring, and testing in accordance with the Contract requirements.

The Contractor must provide for an effective water treatment program including equipment, monitoring, reporting, etc.

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SECTIONS C

Operations Specific Requirement C.6.6.4

Maintenance Program (PM)

Minimally, the Contractor must perform PM in accordance with the manufacturer’s recommended standards for all equipment requiring a PM procedure. The Contractor must be required to use the specified NFPA Codes and Standards in this document to perform inspections, testing, and PM of fire protection and life safety systems and equipment. In addition, the Contractor shall be required to follow the specific testing and inspection frequencies and methods specified in such NFPA Codes & Standards. The Contractor must record such

Random Monitoring Inspections, tenant satisfaction surveys, tenant interviews, and/or service call documentation.

Section G.7.14 inspection, testing, and services on the appropriate NFPA inspection form.

SECTION C

Operations Specific Requirement

C.6.7.1

Plumbing and restroom maintenance

All drain systems must be clear and kept functional at all times.

Plumbing and drain systems must be maintained and in good working order.

Random Monitoring Inspections, tenant satisfaction surveys, tenant interviews, and/or service call documentation.

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SECTIONS C

Operations Specific Requirement

C.6.8

Lamp and ballast replacements

The Contractor must perform lamp and ballast replacements in accordance with the Contract provisions.

Quality, energy-efficient replacement lamps and ballasts must be used by the Contractor.

Random Monitoring Inspections, tenant satisfaction surveys, tenant interviews, and/or service call documentation.

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SECTION C

Operation Specific Requirement

C.6.8.3

Emergency lighting systems and exit signage

The Contractor must perform inspections, tests, and maintenance or repairs in accordance with the current edition of the applicable NFPA 101.

The Contractor must utilize qualified personnel meeting the applicable requirements in Section C.1.2.7. Qualification of Technicians, in performing any task associated with this contract.

The Contractor is responsible for meeting the inspection, maintenance, testing frequencies, testing methods and documentation requirements outlined in the applicable NFPA 101.

Random Monitoring Inspection

Section G.7.14

#9

SECTION C

Operations Specific Requirement C.6.11

Oil analysis and oil changes

The Contractor must perform initial and periodic oil analysis and oil changes in accordance with the Contract provisions. Oil analysis and oil changes must be documented.

100% Inspection, when applicable

Section G.7.14

#9

SECTION C

Operations Specific Requirement

C.6.13

Architectural and structural systems maintenance

The Contractor must conduct inspections, repairs, replacements, and touch up painting and patching to match existing finishes as required by Contract provisions.

Random Monitoring Inspections, tenant satisfaction surveys, tenant interviews, and/or service call documentation.

Section G.7.14

Interior and exterior building architectural and structural systems must be maintained in good repair.

SECTION C

Operations Specific Requirement C.6.13

Interior signage and directories

Signage must be updated and repaired as required.

Random Monitoring Inspections, tenant satisfaction surveys, tenant interviews, and/or service call documentation.

Section G.7.14

#9

SECTION C

Operations Specific Requirement

C.6.13.1

Repairs The Contractor must perform repairs in accordance with the provisions of the Contract including timeliness of response, invoicing, thresholds, replacement part quality standards, and warranty provisions.

100% Inspection Section G.7.14 #5, #9

SECTION C

Operations Specific Requirement

C.6.13.2

Finishes maintenance

The Contractor must maintain and touch up building finishes in a professional manner. All finishes must appear neat and have an esthetically appealing appearance.

Random Monitoring Inspections, tenant satisfaction surveys, tenant interviews, and/or service call documentation.

Section G.7.14

#5

SECTION C

Operations Specific Requirement

C.7.1

Initial Deficiency Report/ List and Equipment Inventory

A thorough and systematic initial inspection and inventory of all equipment and systems and the performance of an annual inventory to verify and update the inventory.

A complete and accurate deficiency list and inventory must be completed and submitted within the initial timeframe and an annual inventory must be scheduled and conducted to verify and update inventory.

100% Inspection Section G.7.14

#13

SECTION C

Operations Specific Requirement

C.7.2

Startup Phase Submission and review of all required building documentation without failures in providing service to our customers.

The Contractor must provide all startup services necessary to provide seamless operation of all building systems. Adjustment to controls, BAS

100% Startup Inspection

Section G.7.14 #4, #13

Specific Requirement

C.12.2

Service Requests/Work Orders

All routine, emergency, and urgent service requests are responded to as required by the Contract and repairs are completed within specified timeframes.

Service requests must be received, tracked, and responded to in accordance with Contract requirements.

100% Inspection Section G.7.14

#6

SECTION J

Table of Deliverables

SEE SECTION J

of the Contract

REQUIRED

REPORTS

All documentation, reports, plans, schedules, etc. shall be on time and accurate.

100% Inspection G.7.14#8

ATTACHMENT 2: QUALITY ASSURANCE

MONITORING FORMS

Allowable Forms Include:

For Operation and Maintenance - GSA Form 3423, Mechanical Contract Inspection Report.

Quality Assurance Monitoring Forms may include but are not limited to, any Region 7 developed Inspection and/or Monitoring Forms for use to document performance under this contract.

EXHIBIT M2

GREEN PURCHASING REPORT

Non Bio-based Purchase Reports Report Period Covered: Date Report Prepared:

Building:

Contract Number:

Contractor:

Attributes and Cost

CPG DfE Green Seal

Env Choice

Not Green

EcoLogo

Hand cleaners and sanitizers

Mulch and Compost

Odor Control / Neutralizer

Mobile equipment hydraulic oil $400.00 (sample entry)

Stationary equipment hydraulic oil

Diesel fuel additives $200.00 (sample entry)

2-cycle engine oil

Penetrating lubricants

Greases $100.0 0 (sample entry)

Sorbents

Adhesives and mastics

Towels

General purpose de-icer

Wood and concrete sealers $3,500 (Sampl e Entry

Resources Guide: Green Seal http://www.greenseal.org/FindGreenSealProductsAndServices.aspx Design for the Environment (DfE) http://www.epa.gov/dfe/ EPA-CPG http://www.epa.gov/epawaste/conserve/tools/cpg/index.htm SFtool Green Procurement - Cleaning Products - GSA Sustainable Facilities Tool sftool.gov http://www.greenseal.org/FindGreenSealProductsAndServices.aspx http://www.epa.gov/dfe/ http://www.epa.gov/epawaste/conserve/tools/cpg/index.htm http://www.sftool.gov/GreenProcurement/ProductCategory/5 http://sftool.gov/

GREEN PURCHASE REPORT

Annual Contractor Reporting of Designated Biobased Purchases Annual Contractor Reporting of Designated Bio-based Purchases

Section 9002 of the ‘Farm Security and Rural Investment Act of 2002,’ as amended by the ‘Food, Conservation, and Energy Act of 2008, Pub. L. 110-246 (the Farm Bill)’ requires Federal agencies to give a procurement preference to USDA-designated bio-based products and requires agency Contractors to report such purchases under service and construction contracts. The Federal Acquisition Regulation (FAR) Council subsequently published a bio-based final rule at 77 FR 23365, implementing the reporting requirement in FAR 52.223-2, ‘Affirmative Procurement of Bio-based Products Under Service and Construction Contracts’ with an effective date of May 18, 2012. To facilitate collection of report data, the FAR is amended based on final rule 78 FR 46794, which requires contractors to submit their biobased reports to https://www.sam.gov/.

To comply with the reporting provisions of the Act, the Contractor shall file an annual report on purchases of designated bio-based products used under the performance of this contract.

Where To Submit:

CY 2013 No later than October 31st in accordance with final rule 78 FR 46794 ‘Update to Biobased Reporting Requirement’ the Contractor is responsible for submitting their annual biobased report using the following web sitehttps://www.sam.gov/.

Note: The US Department of Agriculture (USDA) bio-based products web site http://www.biopreferred.gov/ProductCategories.aspx.

https://www.sam.gov/ https://www.sam.gov/ http://www.biopreferred.gov/ProductCategories.aspx

Product Availability

Non-toxic

Optional

Biobased Optional Product

Use Preferable Contents Contents to Avoid

Adhesive – Aerosol

Rubber-based; low-VOC SARA 313 chemicals (cyclohexane, hexane, methylene chloride); petroleum distillates; CFCs ü X

Adhesive – Epoxy

Non-toxic; low-VOC Isopropyl alcohol; SARA 313 chemicals (toluene) ü X

Adhesive Remover

Soy-based mixture; citrus extract;

low-VOC

Aerosol; petroleum distillates ü ü

Coil Cleaner

Non-acid cleaners with non-toxic, biobased contents; low-VOC; if acid must be used acetic or phosphoric acid are preferable

Sulfuric acid, hydrofluoric acid, or similar caustic chemicals. SARA 313 chemicals (trichloroethylene) ü ü

Concrete/Wood Sealer

Water-based, latex-based, or biobased sealers; low-VOC

Acrylonitrile; SARA 313 chemicals (n-methyl-2-pyrrolidone) ü ü

Degreaser Water or biobased (soy) degreasers;

non-toxic; non-aerosol; low-VOC

Aerosol; petroleum distillates ü ü

Deicer (Road and Windshield)

Biodegradable windshield deicer;

salt-free ice melt; magnesium chloride or calcium chloride; calcium magnesium or magnesium acetate

SARA 313 chemicals (methanol, isopropyl alcohol, ethylene glycol);

aerosol; sodium chloride ü ü

Descaler Enzyme-based descaler; urea;

trisodium phosphate; low-VOC

Hydrochloric (muriatic) acid or similar caustic compounds (oxatic or hydrofluoric acid); sodium hypochlorite ü ü

Fuel Additive Biobased; non-toxic Petroleum distillates ü ü

Graffiti Remover Biobased content (soy/corn); low-

VOC

SARA 313 chemicals (toluene, xylene);

acetone; isopropyl alcohol ü* ü

Grease / Lubricant

Biodegradable/biobased content (soy or vegetable oil); non-toxic; re-refined lubricating oils; low-VOC

Petroleum or mineral-based oils;

metallic soaps or polyurea derivatives;

sulfur, chlorine, zinc; amine phosphate or other irritants ü ü

Light Bulbs Energy Star or FEMP fluorescent bulbs or tubes; reduced mercury content

Mercury N/A N/A

Mastic Water or acrylic-based; non-toxic;

low-VOC

Petroleum-distillates (mineral spirits) ü X

Paint Remanufactured or recycled paint;

water-based or latex-based; low-

VOC

Aerosol; oil-based (alkyd) paints (mineral spirits, aliphatic hydrocarbons);

SARA 313 chemicals (toluene, xylene, ethyl benzene); acetone ü X

Paint Remover Biobased; non-toxic; low-VOC SARA 313 chemicals (n-methyl-2-pyrrolidone, methanol, methylene chloride); isopropyl alcohol ü* ü

Spray Foam CFC-free; biobased (soy); low-VOC HCFCs; SARA 313 chemicals (formaldehyde) X ü* ü Product available and offered through GSA Advantage ü* Product available, but not currently offered through GSA Advantage X Product currently not available

Notes:

a - On the GSA Advantage website some environmental product indicators, such as ‘Non-Toxic’ and ‘Biobased’, are specified by the product vendor and have not been independently verified. Prior to procurement, it is important to examine the Material Safety

EXHIBIT M3

Environmentally Sustainable Products and GSA Attribute Preferences

EXHIBIT M4

Building Operating Plan Template

Region 7 GSA believes the BOP is a joint document where both parties benefit from the data it contains.

Generally, a BOP already exists for the facilities in this contract. We don’t believe the contractor should develop, but should work closely with Property Management Office to fill in or update the data in the plan. This should be done within 60 days of start date. An example of a BOP is located in the Reference Document. The intent is that GSA is responsible for the plan, while the Contractor is responsible for providing any data needed by GSA to fill out the plan.

EXHIBIT M5

Smart Buildings

GSA Smart and Sustainable Buildings

SMART TECHNOLOGIES - BACKGROUND AND PURPOSE

Background Because of current Government energy reduction executive orders and regulatory mandates, GSA Public Buildings Service has several programs in development and at various stages of implementation that O&M Contractors should be aware of. One of these programs includes Smart Building technologies. Currently, approximately 250 buildings in the GSA portfolio are undergoing Smart Technologies design and implementation enhancements. Some facility projects involve complete detailed design-built from the infrastructure to completed project designs. Others involve modest retrofits to update key building controls systems. A key objective of implementing Smart Technologies in GSA buildings is to capture and make available more real-time performance data about the individual building systems (HVAC/BAS, Lighting, and Advanced Meters). This data will be made available to O&M Contractors and building support personnel and will increase in significance over time as more details are learned as GSA analyzes this new trend of monitoring building performance at a detailed level. O&M Contractors should be aware that if they are involved in operational support of one of GSA’s newer Smart Buildings, that tools, processes, data, and some procedures may need to be modified to meet GSA requirements for long-term improved operational efficiencies as a result of the investment the Government is making in these new technologies. O&M Contractors should continue to monitor developments in this area as more buildings in the GSA portfolio deploy Smart Technologies.

1.0 Trend Toward Integrated Building System Technologies

New building technologies, and their convergence with traditional information technology, have altered the way in which facilities can be monitored, maintained, and operated. Trends in building systems technology have provided opportunities in the market place to alter the way facilities managers use real time data to operate their facilities more efficiently. Building Systems are getting increasingly more dependent on software, IT networks (physical and wireless), servers, internet access, and cloud-based/hosted solutions. This shift in domain expertise has outpaced traditional design and construction practices. As a result, building operations and maintenance staff need to adapt, be more proactive, and leverage the availability of real-time data to help them perform building systems support more effectively. This may involve more thorough planning and redefining some processes, procedures, and job roles in order to better operate the facilities that have these newer technology based systems.

EXHIBIT M6

Water Treatment

INSTRUCTIONS, CONDITIONS, AND NOTICES

TO

Table of Contents

1.0 INTRODUCTION

2.0 TYPES OF RECIRCULATING WATER LOOPS

2.1 ................................................................................................................. OPEN LOOP COOLING WATER SYSTEM 2 2.2 ........................................................................................................... CLOSED LOOP COOLING WATER SYSTEMS 2 2.3 .......................................................................................... STEAM AND CONDENSATE RECIRCULATION SYSTEMS 2 2.4 .................................................................................................................. CLOSED LOOP HOT WATER SYSTEMS 3 2.5 ......................................................................................................... DOMESTIC HOT AND

COLD WATER SYSTEM 3

3.0 WATER CHEMICALS TREATMENT ADDITIVES

3.1 ................................................................................................................................. MINERAL SCALE INHIBITOR 4

3.2 ......................................................................................................................................... CORROSION INHIBITOR 5

3.3 ................................................................................................................ BACTERIA CONTAMINATION CONTROL 6

3.4 GENERAL FOULING INHIBITOR

3.5 ........................................................................................................................... OXYGEN CORROSION CONTROL 9

3.6 .......................................................................................................................... GENERAL CORROSION CONTROL 9

3.7 .................................................................................................................... CONDENSATE CORROSION CONTROL

4.0 SETTING UP A WATER TREATMENT PROGRAM

4.1 ............................................................................................................... OPEN LOOP COOLING WATER SYSTEMS

11 4.2 ...........................................................................................