Attachment_D1_-_Performance_Work_Statement.pdf

OPERATIONAL & MAINTENANCE AND RELATED SERVICES FOR

THE COLORADO SERVICE CENTER (CSC)

PERFORMANCE WORK STATEMENT (PWS)

LOCATION(S) WHERE SERVICES ARE REQUIRED

ANTICIPATED PERIOD OF PERFORMANCE (POP)

BASE YEAR: FEBRUARY 1, 2019 - NOVEMBER 30, 2019

OPTION YEAR 1: DECEMBER 1, 2019 - NOVEMBER 30, 2020

OPTION YEAR 2: DECEMBER 1, 2020 - NOVEMBER 30, 2021

OPTION YEAR 3: DECEMBER 1, 2021 - NOVEMBER 30, 2022

OPTION YEAR 4: DECEMBER 1, 2022 - NOVEMBER 30, 2023

ANTICIPATED START DATE:

FEBRUARY 1, 2019

SOLICITATION ISSUE DATE:

SEPTEMBER 28, 2018

OFFER RECEIPT DATE/TIME:

NOVEMBER 6, 2018 AT 4PM MST

BUILDING NAME BUILDING LOCATION

BYRON ROGERS FEDERAL OFFICE

BUILDING (FOB) & COURTHOUSE (CH) 1961 STOUT STREET, DENVER, CO 80294

2 U.S. CUSTOM HOUSE 721 19TH STREET, DENVER, CO 80202

3 BYRON WHITE COURTHOUSE (CH) 1823 STOUT STREET, DENVER, CO 80294

4 ALFRED A. ARRAJ COURTHOUSE 901 19TH STREET, DENVER, CO 80294

5 CALIFORNIA STREET GARAGE 2106 CALIFORNIA STREET, DENVER, CO 80205

6 WELTON STREET GARAGE 2101 WELTON STREET, DENVER, CO 80205

7 22ND & STOUT LOT 22ND & STOUT STS, DENVER, CO 80205

8 DAVID SKAGGS RESEARCH CENTER 325 BROADWAY, BOULDER, CO 80303

9 FORT COLLINS FEDERAL OFFICE BUILDING 301 HOWES STREET, FORT COLLINS, CO 80521

TABLE OF CONTENTS

A. SOLICITATION/CONTRACT FORM 14

A.1 Standard Forms (RESERVED) 14

B. SERVICES, ORDERING AND PRICES 14

B.1 Description of Services (RESERVED) 14

C. DESCRIPTION/SPECIFICATION/PERFORMANCE WORK STATEMENT 14

C.1 SCOPE 14

C.1.1 Contractor Responsibility for Equipment and Systems 14

C.1.2 Contractor Responsibilities for Management and Communication 15

C.1.3 Exclusions 16

C.2 DEFINITIONS 17

C.2.1 Acceptance 17

C.2.2 Acts of God 17

C.2.3 Additional Services 17

C.2.4 Advanced Meters 17

C.2.5 Advanced Metering Systems 17

C.2.6 Approval 17

C.2.7 Architectural and Structural 17

C.2.8 Basic Services 17

C.2.9 Building Automation System (BAS) 18

C.2.10 GSALink 18

C.2.11 Building Operating Plan 18

C.2.12 Commissioning 18

C.2.12.1 Commissioning 18

C.2.12.2 Recommissioning 18

C.2.12.3 Retrocommissioning 19

C.2.13 Ongoing Commissioning 19

C.2.14 Computerized Maintenance Management System (CMMS) 19

C.2.15 Consumable Parts 19

C.2.16 Contracting Officer (CO) 19

C.2.17 Contracting Officer Representative (COR) 19

C.2.18 Contractor 19

C.2.19 Contract’s Other Than Normal Working/Duty Hours 20

C.2.20 Controls and Control System 20

C.2.21 Defective Service 20

C.2.22 Emergency 20

C.2.23 Emergency Callback 20

C.2.24 Environmentally Sustainable 20

C.2.25 Existing Deficiency List Report 20

C.2.26 Exterior 20

C.2.27 Federal Holidays 20

C.2.28 Federal Executive Holiday, Unanticipated 21

C.2.29 Fire Protection and Life Systems 21

C.2.30 Guiding Principles for Sustainable Existing Buildings 21

C.2.31 GSA Green Purchasing Program (GPP) 21

C.2.32 Indefinite Quantity 21

C.2.33 Miscellaneous Repair 21

C.2.34 Miscellaneous Work 21

C.2.35 Modification of Contract 22

C.2.36 Negligence 22

C.2.37 Non-Reimbursable Repairs 22

C.2.38 Normal Working Hours 22

C.2.39 Occupant Emergency Plan (OEP) 22

C.2.40 Open Systems 22

C.2.41 Operations 22

C.2.42 Performance Based Service Contracting 22

C.2.43 Performance Work Statement (PWS) 23

C.2.44 Predictive Maintenance 23

C.2.45 Preventive Maintenance (Scheduled and Unscheduled) 23

C.2.46 Product Preference 23

C.2.47 Quality Assurance Surveillance Plan (QASP) 23

C.2.48 Quality Control Plan 23

C.2.49 Repair 23

C.2.50 Reimbursable Repair 23

C.2.51 Sequence of Operations 23

C.2.52 Work Request / Work Order 24

C.2.53 Standard Services 24

C.2.54 Service request 24

C.2.55 Shave Energy 24

C.2.56 Stewardship 24

C.2.57 Supervisor, On-Site 24

C.2.58 Tour 25

C.2.59 Vertical Transportation Systems 25

C.2.60 Watch 25

C.2.61 Government-Furnished Equipment (GFE) 25

C.3 REFERENCES 25

C.4 EXISTING DEFICIENCY INSPECTION/INITIAL DEFICIENCY LIST 27

C.4.1 Initial Inspections 27

C.4.2 Initial Deficiency List 28

C.5 TRANSITION PHASE 28

C.5.1 Transition Phase Startup 28

C.5.2 Transition Phase Startup Schedule 29

C.5.3 Adjustments and Corrections 29

C.6 PHASE-OUT TRANSITION PERIOD 29

C.7 DEFICIENCY LIST COMPLETION AND WITHHOLDING OF FINAL PAYMENT 30

C.8 GENERAL AND ADMINISTRATIVE REQUIREMENTS 30

C.8.1 Minimum Staffing and Ability to Contact and Communicate with CO or designee 30

C.8.2 Communication Equipment 31

C.8.3 Onsite Records 31

C.8.4 Work Request / Work Order and Administrative Support 31

C.8.5 Use of NCMMS 32

C.8.6 Quality Control Program 32

C.8.7 Government Quality Assurance Surveillance Program 33

C.8.7.1 Contract Performance 33

C.8.7.2 Methods 33

C.8.7.3 Records and Files 34

C.8.7.4 Cooperation -- Inspections 34

C.8.7.5 Contractor Performance System (CPARS) 34

C.9 BUILDING OPERATING PLAN 34

C.9.1 Building Operating Plan 34

C.9.2 Contractor Performance Plan 35

C.10 EQUIPMENT INVENTORY 38

C.11 MONTHLY PROGRESS REPORTS 38

C.12 PERFORMANCE REVIEW MEETINGS 39

C.13 EQUIPMENT CONDITION ASSESSMENTS 40

C.14 OCCUPANT FEEDBACK PROGRAM 40

C.15 REFERENCE LIBRARY 40

C.16 REVIEW OF DESIGN DOCUMENTS 41

C.17 BUILDING MANAGEMENT AND SUPPORT SERVICES 41

C.18 INSPECTIONS ASSISTANCE FOR SPACE BUILD OUTS 41

C.19 EMERGENCY SHUTDOWN INSTRUCTIONS AND TOUR CHECKLISTS 41

C.20 LABELING OF ELECTRICAL CIRCUITS 42

C.21 OPERATIONAL REQUIREMENTS 42

C.21.1 General 42

C.21.2 Extended Operating Hours 42

C.21.3 Continuity of Operations (COOP) 42

C.21.4 Emergency Operations Plan 42

C.21.5 Tenant Environment 42

C.21.6 Energy and Water Efficiency 43

C.22 SYSTEM PERFORMANCE STANDARDS OR PROCEDURES 44

C.22.1 Control Systems 44

C.22.2 Smart Buildings 44

C.23 WORK REQUEST / WORK ORDERS 45

C.23.1 General 45

C.23.2 Emergency Work Request / Work Order 45

C.23.3 Emergency Call Back (after hours) 45

C.23.4 Urgent Work Request / Work Order Response 46

C.23.5 Routine Work Request / Work Order Response 46

C.24 TOURS 46

C.24.1 General 46

C.24.2 Operating Logs and Tour Check Sheets 46

C.24.3 Tour Frequencies 46

C.24.4 Condensate Pans 47

C.24.5 Monitoring of Central Plant Equipment 47

C.25 DEMAND RESPONSE PROGRAMS 47

C.26 CURTAILMENT PROGRAM 47

C.27 BAS ALARM RESPONSE 47

C.28 ADVANCED METERING PROGRAM 47

C.28.1 Verification and Calibration 48

C.29 PROTECTION AND DAMAGE 48

C.30 NEGLIGENCE 48

C.31 KEY CONTROL 48

C.32 DISRUPTIVE OR HAZARDOUS TOOLS 49

C.33 DISRUPTION TO UTILITIES, LIGHTING, OR SPACE CONDITIONING 49

C.34 PLUMBING AND RESTROOMS 49

C.35 MAINTENANCE PROGRAM 49

C.35.1 General 49

C.35.2 Maintenance Standard 50

C.35.3 Application of Diagnostic Software 50

C.35.4 BAS Control Systems 51

C.35.4.1 BAS Operating Standards 51

C.35.4.1.1 GSA-hosted Systems Requirements 51

C.35.4.1.2 Excepted Systems Requirements (not hosted on GSA’s system infrastructure) 52

C.35.4.2 Reporting 52

C.35.5 Smart Building Technology 53

C.35.5.1 Trend Toward Integrated Building System Technologies 53

C.35.6 Ongoing Commissioning/Re-Tuning Technology 53

C.35.7 Consumables 54

C.36 WATER TREATMENT 54

C.36.1 General 54

C.36.2 Tolerances 54

C.36.3 Initial Report and Development of Program 54

C.36.4 Cooling Tower Water Management Plan 54

C.36.5 Corrosion Monitoring 54

C.36.6 Monthly Testing 55

C.37 OIL ANALYSIS AND OIL CHANGES 55

C.37.1 Periodic Oil Analysis 55

C.37.2 Oil and Refrigerant Additives 55

C.38 LAMPS AND BALLASTS 55

C.39 MAINTENANCE AND REPAIRS 56

C.39.1 General 56

C.39.2 Finishes 56

C.39.3 Painting 56

C.39.4 Architectural and Structural System Maintenance 56

C.39.5 Interior Signage and Directories 57

C.39.6 Ecosystems 57

C.39.7 Historic Building Preservation 57

C.39.8 Fine Arts Collection 57

C.39.9 Vertical Transportation and Associated Equipment 57

C.39.10 Flag Procedures 58

C.40 REPAIRS 58

C.40.1 General 58

C.40.2 Non-reimbursable Repairs 59

C.40.3 Reimbursable Repairs 59

C.40.4 Miscellaneous Work 59

C.40.5 Repair Shared Liability Example 60

C.40.6 Approval of Work 61

C.40.7 Invoicing 61

C.40.8 Ordering Repairs from Outside Source 61

C.40.9 Force Majeure (Uncontrollable events) 61

C.40.10 Warranties 61

C.40.11 Quality of Materials and Replacement Parts 61

C.41 SAFETY & ENVIRONMENTAL MANAGEMENT 62

C.41.1 General 62

C.41.2 Scheduling and Recordkeeping 62

C.41.3 Refrigerants 62

C.41.3.1 Control and Certification 62

C.41.3.2 Certified Handlers 62

C.41.4 AQMD Operating Permits 63

C.41.5 Fuel Storage Tank Management 63

C.41.6 GSA Waste Diversion Report 63

C.41.7 Polychlorinated Biphenyl (PCB) Control 63

C.41.8 Facility Hazards 63

C.41.9 Workplace Safety 64

C.41.10 Electrical Safety 64

C.41.11 Fall Protection 64

C.41.12 Powered Platforms 64

C.41.13 LockOut/TagOut 64

C.41.14 Confined Spaces 64

C.41.15 Asbestos Management 64

C.41.16 Hazardous Materials 65

C.41.16.1 SDS 65

C.41.16.2 Disposition of Hazardous Waste 65

C.41.16.3 Environmental Reporting 66

C.41.16.4 Key Sustainable Product (KSP) Standards 66

C.41.16.5 Exemptions 68

C.41.16.6 Proof of Compliance 68

C.41.16.7 Recycled Content Product Purchase Annual Reporting 68

C.41.16.8 Bio-Based Products 69

C.41.16.9 Green Cleaning Plan 69

C.41.17 Boiler/Pressure Vessel Operation and Inspection Standards 69

C.41.17.1 Boiler Operation and Inspection 69

C.41.17.2 Inspection and Test 69

C.41.17.3 Backflow Prevention Devices 70

C.41.17.4 Potable Water Systems 70

C.41.18 Labeling and Signage 70

C.41.19 Roof Anchorage Points 70

C.42 FIRE PROTECTION AND LIFE SAFETY EQUIPMENT AND SYSTEMS 71

C.42.1 General 71

C.42.2 Fire Alarm Control System Services 71

C.42.3 Water Based Fire Suppression System 72

C.42.4 Fire-rated Door Assemblies 73

C.42.5 Fire Damper and Combination Fire/Smoke Dampers 73

C.42.6 Smoke Doors Assemblies 73

C.42.7 Smoke Dampers 73

C.42.8 Portable Fire Extinguishers 74

C.42.9 Non-Water-Based Fire Extinguishing Systems 74

C.42.10 Smoke Control Systems 74

C.42.11 Emergency and Standby Power Systems 74

C.42.12 Emergency Lighting Systems and Exit Signage 75

C.42.13 Clean Agent Suppression Systems 75

C.42.14 Air Sampling Detection Systems 75

C.42.15 Mass Notification Systems 75

C.42.16 Fire Pumps, Jockey Pumps, and Auxiliary Pumps 75

C.43 MAINTENANCE AND REPAIR OF VERTICAL TRANSPORTATION SYSTEMS 75

C.44.1 Adhesives and Sealers 76

C.45 SUBMITTAL SCHEDULE, CONTRACTOR DELIVERABLES 77

C.46 FEDERAL REQUIREMENTS 81

https://insite.gsa.gov/portal/content/530721 83

D. PACKAGING & MARKING 84

E. INSPECTION & ACCEPTANCE 84

F. DELIVERIES OR PERFORMANCE 84

G. CONTRACT ADMINISTRATION DATA 84

H. SPECIAL CONTRACT REQUIREMENTS 84

H.1 Security 84

H.1.1 Security Requirements and Personal Identity Verification Procedures (Non- Classified Contract) 84

H.1.2 Qualifications of Offerors 84

H.1.3 Qualifications of Employees GSAR 552.237-71 (MAY 1989) 85

H.1.4 Sustainability Determinations 85

H.1.5 Compliance with Security Requirements 86

H.1.6 Safeguarding Sensitive Data and Information Technology Resources 86

H.2 Identification Credential 87

H.3 Escort Requirements 87

H.4 Standards of Conduct 88

H.5 Removal from Contract Work 88

H.6 Sensitive But Unclassified (SBU) Building Information 89

H.6.1 Sensitive but Unclassified (SBU) Building Information 89

H.7 Recording Presence 90

H.8 Government Forms 91

H.9 Other Contractors 91

H.10 Ordinances, Taxes, Permits and Licenses 91

H.11 Discrepancy in the Specifications 91

H.12 Affirmative Procurement Program (APP) 91

H.12.1 Standards 91

H.12.2 Reporting 92

H.12.3 Recycle Content Certification 92

H.13 Asbestos Awareness training 92

H.14 Uniforms 92

H.15 Personnel Qualifications 93

H.15.1 Personnel Training 93

H.15.1.1 Re-Tuning Training 93

H.15.2 Qualifications of Project Manager and Onsite Supervisory Personnel 93

H.15.2.1 Qualifications of Project Manager 93

H.15.2.3 Qualifications of Onsite Supervisors 94

H.15.3 Qualifications of Technicians 94

H.15.3.1 Qualifications of Fire Alarm System Technicians 94

H.15.3.2 Qualifications of Water-Based Fire Suppression System Technicians 95

H.15.3.3 Qualifications of Dry Chemical and Wet Chemical Extinguishing System Technicians 95

H.15.3.4 Qualifications of Clean Agent Fire Extinguisher System Technicians 95

H.15.3.5 Qualifications of Halogenated Extinguishing System Technicians 95

H.15.3.6 Qualifications of Carbon Dioxide Extinguishing System Technicians 96

H.15.3.7 Qualifications of Ventilation System Fire Extinguishing System Technicians 96

H.15.3.8 Qualifications of Smoke Control Technicians Qualifications of Portable Fire 96

H.15.3.9 Qualification of Fire Damper, Smoke Damper, and Combination Fire/Smoke Damper Technicians 96

H.15.3.10 Qualifications of Fire-rated and Smoke Door Assemblies Technicians 97

H.15.3.11 Qualifications of Portable Fire Extinguisher Technicians 97

H.15.3.12 Qualification of Emergency and Standby Power System Technicians 97

H.15.3.13 Qualifications of Emergency Lighting Equipment and Exit Signage Technicians97

H.15.3.15 Qualifications of HVAC Technicians 98

H.15.3.16 Qualifications of AMS, BAS Technicians 98

H.15.3.16.1 Mandatory Training (at least one staff member): 98

H.15.3.16.2 Optional Training (Recommended for more in depth proficiency): 99

H.15.3.17 Qualifications of Electrical Technician 99

H.15.4 Submission of Resumes for New Employees 99

H.15.5 State Licensing 99

H.15.6 Compliance with Federal, State and Local Codes 99

H.16 GOVERNMENT-FURNISHED MATERIALS 99

H.16.1 Requirements for Network Connection 101

H.17 CONTRACTOR FURNISHED MATERIALS 102

H.18 ADDITIONAL SERVICES [Indefinite Quantity Provisions] 102

H.18.1 General 102

H.18.2 Price Proposal for Additional Services Work 102

H.18.3 Pricing 102

H.18.4 Parts and Materials 103

H.18.5 Labor 103

H.18.6 Subcontracts 103

H.18.7 Cost Documentation 103

H.18.8 Competitive Bid 103

H.18.9 Method of ordering and invoicing 103

H.19 AWARD FEE 103

H.20 STRIKE CONTINGENCY PLAN (SCP) 103

H.21 OCCUPANCY EMERGENCY PLAN (OEP) 104

H.22 CONTRACTOR PANDEMIC PLAN 104

I. Contract Clauses 105

RESERVED 105

J. List of Attachments (List of Documents, Exhibits and Other Attachments) 105

J.1 EXHIBIT 1 -- Quality Assurance Surveillance Plan (QASP) 105

J.2 Contract Deliverable Reference 119

J.3 EXHIBIT 2 -- Green Purchasing Report 124

J.4 EXHIBIT 3 – Waste Division Report 125

a. Waste is defined as non-hazardous and universal waste generated by the contractors operational activities 126

b. Diversion is defined as diverting materials from landfills and incinerators via methods such as recycling, reuse, repurposing, scrap, or donation 126

c. Diversion rates are calculated based on all reimbursable and non-reimbursable work calculated by weight of total non-hazardous and universal waste generated 126

d. Use all reasonable means divert as much waste as possible 126

e. Achieve a minimum of 50% waste diversion through waste minimization, recycling, and composting. 126

J.5 EXHIBIT 4 -- Building Information Sheet 127

J.6 EXHIBIT 5 -- Monthly Report Template 127

J.7 EXHIBIT 6 -- Building Operating Plan Template 128

J.8 EXHIBIT 7 -- Smart Buildings 128

J.8.1 C.22.1 Control Systems 129

J.8.2 C.22.2 Smart Buildings 129

J.8.3 H.9.4 (Qualifications of Technicians) or H.10 (Qualifications of BAS Technicians)

J.8.4 H.15.1 Personnel Training, H.8.2 – Smart and Sustainable Buildings (SSB) Training 131

J.9 EXHIBIT 8 – Water Treatment 133

1.0 Introduction 134

2.0 Types of Recirculation Water Loops 134

2.1 Open Loop Cooling Water System 134

2.2 Closed Loop Cooling Water Systems 135

2.3 Steam and Condensate Recirculation Systems 135

2.4 Closed Loop Hot Water Systems 136

2.5 Domestic Hot and Cold Water System 136

3.0 Water Chemicals Treatment Additives 136

3.1 Mineral Scale Inhibitor 136

3.2 Corrosion Inhibitor 138

3.3 Bacteria Contamination Control 138

3.4 General Fouling Inhibitor 140

3.5 Oxygen Corrosion Control 140

3.6 General Corrosion Control 141

3.7 Condensate Corrosion Control 141

4.0 Setting Up a Water Treatment Program 142

4.1 Open Loop Cooling Water Systems 142

4.2 Closed Loop Cooling and Hot Water Systems 144

4.3 Steam and Condensate Recirculation Systems 145

5.0 Water System Testing 147

5.1 Water Sampling 147

5.2 Common Water Chemistry Tests 147

5.3 Maintenance Parameters 149

6.0 Alternatives to Chemical Water Treatment 152

6.1 Pulsed Electromagnetic Fields 152

6.2 Ozone Generators 153

EXHIBIT 9 – Energy and Water Operational Performance Targets 155

EXHIBIT 10 -- Energy and Water Efficiency Use Plan 155

EXHIBIT 11 -- Energy and Water Efficiency Monthly Report 155

EXHIBIT 12 -- Annual Energy & Water Efficiency Report 155

EXHIBIT 13 -- Qualifications of Electrical Testing Technicians (ETT) 155

EXHIBIT 14 -- Miscellaneous Best Practices 155

EXHIBIT 15 -- Inventory/NCMMS 155

EXHIBIT 16 – Safety and Environmental Management Systems 155

A. SOLICITATION/CONTRACT FORM

A.1 Standard Forms (RESERVED)

B. SERVICES, ORDERING AND PRICES

B.1 Description of Services (RESERVED)

C. DESCRIPTION/SPECIFICATION/PERFORMANCE WORK STATEMENT

INTRODUCTION

GSA seeks to establish a partnering relationship with the Contractor to accomplish the requirements in this Contract. The goal of the partnering process is to provide 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 will be confronted to help maintain the health of the partnership. The relationship is based on trust, dedication to common goals, and an understanding of each other's individual expectations and values. The outcome of this initiative is for GSA to seek Contractor technical, managerial, and decision making expertise to assist GSA in accomplishing these goals and objectives.

This is a Performance Based Service Contract and the success of the Contract depends on the satisfaction of the requirements, but also the satisfaction of our shared customer. Rather than a mere list of activities, this is a written expression of the GSA’s expectation of the service to be performed by the Operations and Maintenance Contractor (known from here on as Contractor).

A higher level of effective communication between the Government and Contractor is essential for partnering and for the performance based service contract to succeed.

The Contractor, through innovation, technology, or other means, shall perform the required maintenance of these facilities by following the Guiding Principles for Sustainable Existing Buildings.

While working with the Government, the Contractor is motivated to obtain GSA’s goals through improved methods of performance to assist GSA in reducing operating cost. The effectiveness of this partnership will be demonstrated in GSA attaining its goals.

This is a fixed-price Contract and while working with the Government in obtaining goals the Contractor is motivated to find improved methods of performance in order to increase its profits.

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

C.1 SCOPE

C.1.1 Contractor Responsibility for Equipment and Systems The Contractor shall provide all management, supervision, labor, materials, equipment, and supplies necessary for the maintenance and operation of the Colorado Service Center Buildings to include the Byron White Courthouse, US Custom House, Byron Rogers Courthouse and

Federal Office Building, Alfred A. Arraj Courthouse, David Skaggs Research Center, and the Fort Collins Federal Office Building in Denver, Boulder, and Fort Collins.To include but not limited to the following:

a. Electrical systems and equipment.

b. Mechanical, plumbing, (where systems are connected to the GSA network, the

Contractor’s employees will need to obtain a GSA ENT account to access systems) and heating, ventilation, exhaust systems and air conditioning (HVAC) systems and equipment.

c. Fire protection and life safety systems and equipment.

d. RESERVED

e. All Building Monitor and Controls (BMC) system are within the scope of this contract.

These BMC systems may include Building Automation Systems (BAS), Digital Lighting Systems and Public Address Systems, Energy Management Systems or other building controls systems. BMC systems will be connected to the GSA Network and access to these systems will require GSA ENT network credentials (see section C.35.4.1.1 for details). Contractor will be responsible for hardware and software for listed systems excluding computerized operating systems (For example Windows Server 2008, Linux, etc.). Software maintenance must include security patching and minor revision updates as recommended by system installer. A minor revision is an incremental patch or update to the existing software or firmware version with low risk to existing interoperability.

f. Architectural and structural systems, fixtures, and equipment within the site (within the building envelope and attached to the building exterior).

g. Work Request / Work Order desk operations as identified in Section C.8.4 to include record keeping using a National Computerized Maintenance Management System (NCMMS) or by other means as well as other administrative functions.

h. All Laboratory hoods and laboratory equipment in the equipment inventory list..

i. Vehicle barrier systems and associated snow melt systems.

j. RESERVED.

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

l. Maintain and repair U.S. flag pole, lighting and pulley system.

m. RESERVED.

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

o. The Contractor shall complete roofing system investigations.

p. RESERVED.

q. The Contractor shall maintain kitchen/concessions area drains.

r. The Contractor shall maintain conveying equipment, parking control equipment, and loading dock equipment.

s. Maintain all fixed equipment and systems, including playground equipment associated with the Child Care Center. The Contractor shall repair systems upon request and according to work items identified by the annual Child Care Center survey.

t. The Contractor shall provide the CO or their designee copies of all sub-contracts and ensure subcontractors are qualified for performing the work.

C.1.2 Contractor Responsibilities for Management and Communication The Contractor Shall:

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

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

c. Implement an effective Quality Management Plan (QMP), to include Quality Control and Assurance.

d. Implement an effective service call system, as specified under the C.8.4 Work Request / Work Order and Administrative Support section of this contract that result in prompt, professional, and courteous resolution of tenant concerns.

e. Keep the Contracting Officer (CO) or designee informed of current status of the work being performed, provide work schedules, provide a major equipment and critical system break down or impairment process, and provide any other pertinent information to the CO or designee.

f. Reduce the environmental impact of work performed under this contract by using, to the maximum extent practicable, environmentally sound practices, processes, and products required by federal, state or local law, codes or ordinances.

g. Provide training to their employees that will stress stewardship in maintenance practices including but not limited to, the proper use, disposal, recycling, storage, dispensing equipment and packaging of chemicals. Provide documentation that their employees are completing training in the core competences and participating in continual educational training according to the Federal Building Personnel Training Act. Ensure that their employees are properly licensed and/or certified to operate necessary building systems or equipment for which licensed and/or certified personnel are required by federal, state or local law, codes or ordinances (H.15. Personnel Qualifications).

h. Federal Requirements: The Contractor shall comply with all applicable Federal, state and local laws, regulations and codes, including any supplements or revisions. The Contractor shall obtain all applicable licenses training, and permits. If a change in law or regulation requires the Contractor to implement an action that will result in an increase or decrease in Contract price, the Contractor shall implement the required action and within 30 calendar days submit to the CO or their designee a price proposal for such change. If the CO or their designee determines an equitable adjustment is substantiated a modification to the Contract will be issued.

C.1.3 Exclusions Excluded from this scope are:

a. Security systems and Access Controls (to include but limited to: Locks, keycard systems)

b. Telecommunication systems (including GSA switches, Routers, Workstations and peripherals)

c. All Government Furnished Equipment

d. Equipment owned and operated by tenant agencies not included under this contract.

e. Furnishings (not installed as fixtures)

f. Paper, soap, and hand-sanitizer dispensing equipment in restrooms.

g. Kitchen appliances and equipment (but ductwork above the ceiling, grease traps with associated piping, and any fire suppression or fire alarm equipment are included in the scope).

h. Equipment owned by servicing public utilities.

i. Upgrade of software and software licenses for NCMMS.

j. Any major revision upgrade of software (minor revision, security patching and firmware patching shall be included as system maintenance.)

k. Fitness center equipment.

l. Maintenance of landscape irrigation systems.

m. Mechanical equipment for window washing

n. Elevator and vertical transportation systems, including locks and keycard systems

o. RESERVED

p. RESERVED

C.2 DEFINITIONS

C.2.1 Acceptance “Acceptance” means an authorized representative of the Government has inspected and agreed that the work meets all requirements of this contract, to include documentation requirements.

C.2.2 Acts of God These are unanticipated grave natural disasters or other natural phenomenon of an exceptional, inevitable, and irresistible character; the effects of which could not have been prevented or avoided by the exercise of due care or foresight.

C.2.3 Additional Services “Additional services” are services that the Contractor will provide at an additional cost to the Government, to include all labor, supervision, supplies and materials specifically identified as being outside the provisions of the basic services and included in the offeror’s overall pricing.

The CO or their designee will issue a separate delivery order before work may proceed.

C.2.4 Advanced Meters Advanced meters are those that have the capability to measure and record interval data (at least hourly for electricity), and communicate the data to a remote location in a format that can be easily integrated into an advanced metering system.

C.2.5 Advanced Metering Systems A system that collects time-differentiated energy usage data from advanced meters via a network system on either an on-request or defined schedule basis. The system is capable of providing usage information on at least a daily basis and can support desired features and functionality related to energy use management, procurement, and operations, U.S. Department of Energy, EERE: Guidance for Electric Metering in Federal Buildings, (February 3, 2006).

C.2.6 Approval “Approval” means the Government has reviewed submittals, deliverables, and administrative documents (e.g., insurance certificates, installation schedules, planned utility interruptions, etc.)

and has determined the documents conform to contract requirements.

C.2.7 Architectural and Structural “Architectural and structural” systems include all building structure, envelope, building improvements and finishes, and site improvements (e.g., paving, walkways, asphalt, etc.) to the property line.

C.2.8 Basic Services

The Basic Services of the contract consist of the recurring contract requirements for which the Contractor is paid as a base price, i.e., the requirements established by the contract statement of work and related general and administrative requirements that do not contain provisions for separate reimbursement. Indefinite Quantity requirements (Additional Services and Reimbursable Repairs) are requirements outside of Basic Services, for which payment is made on a case-by-case basis.

C.2.9 Building Automation System (BAS) The “building automation system” is a system controlling and monitoring building HVAC, and possibly other systems, to include all device, field, and global controllers, instrumentation, networking infrastructure, computers and peripherals, software, programming, database files, and licenses. A System Integrator is the "BAS support vendor," or "BAS Dealer/Distributor," or a brand software company such as ,"JCI," "Siemens," "Honeywell," or a branch or independent BAS vendor.

C.2.10 GSALink GSAlink is a strategic platform to leverage automated building analytics technology to measure and substantially lower operational expenses in the existing owned building portfolio through on going commissioning. GSAlink is a hardware and software solution to capture real-time building systems point data, apply rules-based analytics software to the data, and spot trends and deficiencies while reporting actionable events to building operators, O&M contractors, and GSA Service Center property managers. This platform is provided to the O&M to help meet their contractual requirements to the GSA of running the building in the most efficient and energy savings way possible.

C.2.11 Building Operating Plan The “building operating plan” is a mandatory plan that the Contractor prepares for Government approval that describes the Contractor’s program for operating and maintaining the building, to include both normal circumstances and contingencies.

C.2.12 Commissioning A practice used to optimize and verify performance of fundamental building systems

C.2.12.1 Commissioning With respect to a facility, means a systematic process –

a. of ensuring, using appropriate verification and documentation, during the period beginning on the initial day of the design phase of the facility and ending not earlier than 1 year after the date of completion of construction of the facility, that all facility systems perform interactively in accordance 17 with—

1. the design documentation and intent of the facility; and

2. the operational needs of the owner of the facility, including preparation of operation personnel; and

3. the primary goal of which is to ensure fully functional systems that can be properly operated and maintained during the useful life of the facility.

C.2.12.2 Recommissioning A process –

(i) of commissioning a facility or system beyond the project development and warranty phases of the facility or system; and

(ii) the primary goal of which is to ensure optimum performance of a facility, in accordance with design or current operating needs, over the useful life of the facility, while meeting building occupancy requirements.

C.2.12.3 Retrocommissioning A process of commissioning a facility or system that was not commissioned at the time of construction of the facility or system.

C.2.13 Ongoing Commissioning The practice of optimizing system performance by continuing to fine-tune equipment so will result in actively preventing problems for the lifetime of the building. GSA’s Ongoing Commissioning efforts will focus on maintaining the facility in the optimized state resulting from TBC and Re/Retro Commissioning efforts. GSA will achieve this through its relationship with its service providers (Operations and Maintenance/Custodial/Repair and Alterations/IT/Utilities) and the use of technology (networked systems/Advanced Meters/Smart Buildings/GSALink).

C.2.14 Computerized Maintenance Management System (CMMS) A “computerized maintenance management system” is a database and application software package that automates the O&M and repairs record keeping requirements. GSA’s National Computerized Maintenance System (NCMMS) is designed to enhance efficiency and effectiveness of maintenance activities. Typical features include planning, scheduling and monitoring of work orders and maintenance needs.

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

C.2.15 Consumable Parts “Consumable parts” or components are parts or components that customarily require regular replacement rather than repair in a maintenance program and shall be disposed of properly.

Examples include, but are not limited to: oil, grease, belts, filters, ballasts, lamps, etc.

C.2.16 Contracting Officer (CO) Contracting Officer (CO) has the overall responsibility for the administration of this contract.

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

C.2.17 Contracting Officer Representative (COR) Contracting Officer's Representatives (COR) or their designee shall be appointed by letter from the CO. CORs or designees will be the primary Government representatives for the administration of Contract, shall have proper training and experience in inspecting contracts, but will not have the authority to modify the contract.

C.2.18 Contractor “Contractor” as used in this document refers to the company or firm awarded this contract.

C.2.19 Contract’s Other Than Normal Working/Duty Hours Hours other than those identified as Normal Working Hours.

C.2.20 Controls and Control System A “control system” is any low-voltage control, communication and monitoring system, including but not limited to stand alone devices, field and global controllers, instrumentation, networking infrastructure, computers and peripherals, software, programming, database files, and licenses.

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

C.2.21 Defective Service A unit of service that does not conform with specified contract requirements.

C.2.22 Emergency The term “Emergency” includes bombings, and bomb threats, civil disturbances, fires, explosions, electrical failure, loss of water pressure, building flooding, sanitary and sewer line stoppage, chemical and gas leaks, medical emergencies, hurricanes, tornadoes, floods, and earthquakes. The term does not apply to civil defense matters such as potential or actual enemy attacks.

C.2.23 Emergency Callback An “emergency callback” is a Work Request / Work Order or other request for service placed outside of normal working hours and of such a nature that response cannot wait for the resumption of the next day’s normal working hours.

C.2.24 Environmentally Sustainable Products or services that have a lesser or reduced effect on human health and the environment when compared with competing products or services that serve the same purpose. This comparison may consider raw materials acquisition, production, manufacturing, products and chemicals, packaging, distribution, reuse, operation, maintenance, or disposal of the product or service. Attributes of environmentally sustainable products include those that are energy efficient, water-efficient, biodegradable, environmentally preferable, non-ozone depleting, contain recycle content, nontoxic or less toxic, EPA-designated and bio based.

C.2.25 Existing Deficiency List Report The “existing deficiency list report” or “existing deficiency list” is a list of deficiencies that may exist in the equipment and systems covered by this performance work statement, as well as the Contractor's itemized price (including, but not limited to, labor, materials, overhead, and profit) for correcting each deficiency.

C.2.26 Exterior This includes entrances; landings; steps; sidewalks; parking areas; arcades; courts; planters;

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

C.2.27 Federal Holidays

“Federal holidays” for the purposes of this contract are New Year’s Day, Martin Luther King Day, President’s Day, Memorial Day, Independence Day, Labor Day, Columbus Day, Veterans’ Day, Thanksgiving Day, and Christmas Day. When Federal holidays fall on weekends, a weekday is typically designated as the holiday. Holidays that fall on Saturday are observed on the previous Friday and holidays that fall on a Sunday are observed on the following Monday. Veterans’ Day is always on the 11th of November and Thanksgiving is always the 3rd Thursday of November.

C.2.28 Federal Executive Holiday, Unanticipated Unanticipated holidays declared by the president will count as Federal holidays. As long as the Contractor pays employees as if it were an anticipated Federal holiday, the Contractor will be paid for the unanticipated holiday as if it were a normal Federal Holiday.

C.2.29 Fire Protection and Life Systems “Fire protection and life safety systems” are systems and equipment installed in the building to

(1) detect fire and products of combustion, (2) notify building occupants and emergency responders, (3) initiate smoke control systems (4) initiate fire suppression systems, (5) control or suppress fires and (6) facilitate or enhance emergency egress. These systems also may communicate with other major building systems for fire and smoke control, elevator recall, and utilities control. Life safety systems and equipment includes emergency lighting, exit signage, special egress door locking arrangements, and exit stair markings.

C.2.30 Guiding Principles for Sustainable Existing Buildings Guiding Principles is a certification program compilation of best practices that support sustainability and high-performance building and operations. This integration of processes that delivers a healthy, productive and safe working environment that minimizes resources use, is environmentally responsible and factors in a building's life-cycle. This is a requirement of

EO13693.

C.2.31 GSA Green Purchasing Program (GPP) Guiding Principles is a certification program compilation of best practices that support sustainability and high-performance building and operations. This integration of processes that delivers a healthy, productive and safe working environment that minimizes resource use, is environmentally responsible and factors in a building's life-cycle.

C.2.32 Indefinite Quantity “Indefinite quantity” provisions permit the Government to order work, in addition to the basic services, and upon acceptance permit additional payment to the Contractor.

C.2.33 Miscellaneous Repair Work required preventing a breakdown of a piece of equipment or system, or put equipment or systems back in service after a breakdown or failure.

C.2.34 Miscellaneous Work “Miscellaneous work” is additional labor that is performed at the request of the tenant agency and/or GSA (i.e., they are part of basic services). The Contractor may also have to provide consumable materials to complete the request. Miscellaneous work is treated as a Service Call and is included in the Basic Operations and Maintenance price quoted per month on the bid sheet. During normal duty hours, minor tasks related to day-to-day operational requirements requested by the CO or designee consists of, but is not limited to: hanging pictures, maps and bulletin boards; trimming door bases; and other similar functions as directed. Miscellaneous work shall be accomplished in the same time frame as routine service calls during normal business hours unless otherwise directed by the CO or designee.

C.2.35 Modification of Contract Modification is a bilateral or unilateral change in the terms of a contract.

C.2.36 Negligence “Negligence” is the failure to use due care under the circumstances. It is the doing of some act which a person of ordinary prudence would not have done under similar circumstances or failure to do what a person of ordinary prudence would have done under similar circumstances.

C.2.37 Non-Reimbursable Repairs A “non-reimbursable repair” is a repair that is the Contractor’s responsibility with no additional reimbursement from the Government.

C.2.38 Normal Working Hours “Normal working hours” is the hours of building operations under most circumstances when all services shall be provided to all occupants.

C.2.39 Occupant Emergency Plan (OEP) The lead agency in each building is responsible for development and enforcement of the building’s “Occupant Emergency Plan” (OEP). The OEP details what the building tenants shall do in case of an emergency. The plan identifies floor wardens, shelter in place locations etc.

C.2.40 Open Systems An “open systems” solution is based on industry standard open protocols. This environment and solution is typically designed, procured, installed and maintained in a manner that provides the building owner with as many competitive configuration options as possible while maintaining the integrity of the supported manufacture system. The solution must be procured and installed so that the result delivers device level interoperability amongst different manufactures residing on a common network. In addition, the solution must be maintained with no future need for the original (installing) contractor. Additions, modifications, and retrofits can easily, without significant additional cost, be made to the system without dependence on the original installing contractor nor require substantial engineering or other technical development.

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

C.2.41 Operations “Operations” is the continual process of using building equipment systems to accomplish their function, optimize building performance, and improve energy efficiency. Operations includes analysis of requirements and systems capabilities, operating controls and control systems, responding to Work Request / Work Orders, touring and observing equipment performance and condition, adjusting equipment, identifying needed maintenance and repairs to equipment, and maintaining lubrication and chemical treatments, etc.

C.2.42 Performance Based Service Contracting

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

C.2.43 Performance Work Statement (PWS) The Performance Work Statement details the work requirement and can be referred to as the specification or contract.

C.2.44 Predictive Maintenance “Predictive maintenance” is a program of maintenance activities in which scheduling of maintenance is derived from monitoring the operating condition, or changes in the operating condition, of equipment being maintained.

C.2.45 Preventive Maintenance (Scheduled and Unscheduled) “Scheduled preventive maintenance” is a program of maintenance activities performed based on a fixed schedule or on equipment runtimes. “Unscheduled preventive maintenance” is all work performed including adjustments and procedures necessary to sustain the proper operation of all building equipment and systems pending a scheduled procedure. Examples are: ensuring sequences of operation; operational schedules; heating and cooling reset schedules; optimum start and stop procedures are utilized and ensuring that all equipment such as dampers and valves are kept fully functional, and repaired immediately should a failure occur.

C.2.46 Product Preference Use of “environmentally sustainable” products is mandatory for performance of this contract. As such, products identified as “environmentally sustainable” will be selected over those which do not carry such designations. The following factors should be considered when selecting products: environmental performance, cost performance, bio-based, recycled content, biodegradability, technical performance, and availability.

C.2.47 Quality Assurance Surveillance Plan (QASP) The QASP is the Government’s surveillance method of monitoring and evaluating the Contractor's performance under a Performance Based Statement of Work (PBSOW).

C.2.48 Quality Control Plan The “quality control plan” (QCP), is the Contractor’s complete written system for identifying and correcting deficiencies in the quality of services before the level of performance becomes unacceptable. Preparation of this document is the responsibility of the Contractor.

C.2.49 Repair A “repair” is an act of restoring inoperable, dysfunctional or deteriorated equipment, systems, or material to a fully functional, non-deteriorated state. Repairs usually involve some combination of labor and replacement parts, components or materials.

C.2.50 Reimbursable Repair A “reimbursable repair” is a repair that is reimbursable to the Contractor, in whole or in part, in accordance with the provisions in this document.

C.2.51 Sequence of Operations

A “sequence of operations” is the control logic used to operate a system normally put into effect through a control program.

C.2.52 Work Request / Work Order A “Work Request / Work Order” is a response to a GSA, tenant, or agency request or a response to an observation that some equipment, system or material covered by the contract is inoperable, dysfunctional, deteriorated, or not within normal operating parameters, or that performance standard of the contract is not being met. Work Request / Work Order response involves analysis of the problem and adjustment of operating or monitoring controls or other immediate corrective action. A requirement to perform a repair may result from the analysis stage of a Work Request / Work Order. Work Request / Work Orders may be generated automatically from interfaces to BAS or diagnostic software.

C.2.53 Standard Services Standard services are defined as all services that are included in the monthly price or as defined in the Contract document. Prices are to include all applicable labor, materials, supplies, training/certifications, equipment (except as otherwise provided), supervision, and management.

C.2.54 Service request A “service request” is a response to a GSA, tenant, or agency request or a response to an observation that some equipment, system or material covered by the contract is inoperable, dysfunctional, deteriorated, or not within normal operating parameters, or that performance standard of the contract is not being met. Service request response involves analysis of the problem and adjustment of operating or monitoring controls or other immediate corrective action. A requirement to perform a repair may result from the analysis stage of a service request. Service requests may be generated automatically from interfaces such as BAS or diagnostic software.

C.2.55 Shave Energy Involves the following training and work: Building Operating Plan: Acquaints user with zone-by-zone equipment operations and schedules; Space Audit: Measure, record, and compare readings for space temperature, humidity, and luminance. Energy Audit Checklist: Enumerate specific efficiency measures for every building space including instructions for implementation.

Night Audit: Identify equipment running during unoccupied hours. Outside Air Verification:

Measure, record, and compare outside air flows to set points and standard ventilation requirements. Controls & Sequences: Compares Controls/sequences for operational HVAC equipment to prescribed optimization strategies

C.2.56 Stewardship The act of stewardship is to take the responsibility for managing, conducting or supervising the quality, state or condition of a commercial building. A Stewardship program in addition to caring for the building, its occupants and visitors includes among other things a sense of shared responsibility, occupant participation and communications amongst building management, O&M personnel, cleaning personnel, occupants, contractors and others who have an impact on/in the building.

C.2.57 Supervisor, On-Site The term “on-site supervisor” means a person designated in writing by the Contractor who has authority to act for the contract on a day-to-day basis at the work site.

C.2.58 Tour A “tour” is generally a scheduled walkthrough of equipment rooms and installations including computer rooms, restrooms, etc. by Contractor operating personnel for the purpose of ensuring that equipment is running properly, ensuring that equipment rooms are in good order and without safety hazards, and making any necessary adjustments to operating controls or to lubricate equipment. A tour may also involve a combination of such physical visits in addition to using automated systems for the monitoring of equipment and systems. Equipment log sheets are a part of the tour plan/program. All tours are "inspection" work orders in the NCMMS and will comply with all work order requirements.

C.2.59 Vertical Transportation Systems “Vertical transportation systems” include elevators, escalators, dumbwaiters, lifts, etc.

C.2.60 Watch A “watch” involves performing certain tasks required for the operation of the HVAC equipment (central systems over 300 tons), boilers, compressors, and related equipment in a centralized location. Watches include, but are not limited to starting equipment, checking at designated intervals all operating equipment in the area, recording readings, shifting equipment and loads, making adjustments at the central control center, taking water samples, making tests, and adding…