220311 Facilities Engineering PWS.pdf

June 11, 2021

National Facility Engineering Specification

SOLICITATION NUMBER:

SERVICE: FACILITY ENGINEERING AND RELATED SERVICES

LOCATION(S): Team East Building 22

Federal Center in Lakewood, Colorado

PERIOD OF PERFORMANCE: One (1) One-Year Base Period and Four (4) One-Year

Option Periods

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Table of Contents

Section 1 General Contract Requirements 12

C.1.0 GENERAL 12

C.1.1 Scope of Work 16

C.1.1.1 Discrepancy in the Specifications 16 C.1.1.2 Excluded from this scope are: 17

C.1.2 Personnel 17 C.1.2.1 Minimum Staffing Plan 17 C.1.2.1.1 Minimum Staffing Plan for Building 94 19 C.1.2.2 Authority 20 C.1.2.3 Communication Equipment 20

C.1.2.3.1 CIO 2100 IT Security Policy 21 C.1.2.4 Language 21 C.1.2.5 Employee Suitability 21

C.1.2.5.1 Building 94 Social Security Administration (SSA) - 22 C.1.2.7 Certifications 23

C.1.2.7.1 Qualifications of Fire Alarm System Technicians 23 C.1.2.7.2 Qualifications of Water-Based Fire Suppression System Technicians 23 C.1.2.7.3 Qualifications of Life Safety Technicians 23 C.1.2.7.4 Qualifications for Electrical Technician 24 C.1.2.7.4.1 Qualifications for Electrical Technician in Building 94 24 C.1.2.7.5 Qualifications of AMS, BAS Technicians 24 C.1.2.7.6 Qualifications of HVAC Technician 25

C.1.2.8 Employee Training 25 C.1.2.8.1 Asbestos Awareness Training 25 C.1.2.8.2 Re-Tuning Training 26 C.1.2.8.4 NCMMS Training 26 C.1.2.8.5 Lead Awareness Training 26

C.1.2.9 Appearance 26 C.1.2.10 Standards of Conduct 26 C.1.2.11 Recording Presence 27 C.1.2.12 Personal Identity Verification Requirements 27 C.1.2.13 Credentials and Identification 27 C.1.2.14 Escorting 28

C.1.2.14.1 Building 94 Escorting 28 C.1.3 Quality Management Plan 28 C.1.4 Quality Assurance Surveillance 30

C.1.4.1 Contracting Officer's Representative (COR) 31 C.1.4.2 Government Monitoring 31 C.1.4.3 Performance Evaluations 31

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C.1.5 Physical Security 31 C.1.5.1 Key Control 32 C.1.5.2 Lock Combinations - Reserved 32

C.1.6 Safeguarding Sensitive Data and Information Technology Resources 32 C.1.6.1 General 32 C.1.6.2 Safeguarding and Dissemination of Controlled Unclassified Information33

C.1.6.2.1 General 33 C.1.6.2.2 Marking CUI 33 C.1.6.2.3 Authorized Recipients 33 C.1.6.2.4 Dissemination of CUI Building Information 34

C.1.6.2.4.1 By Electronic Transmission 34 C.1.6.2.4.2 By Non-electronic Form or on Portable Electronic Data Storage Devices 34

C.1.6.2.4.2.1 By Mail 34 C.1.6.2.4.2.2 In Person 34

C.1.6.2.5 Record Keeping 34 C.1.6.2.6 Safeguarding CUI Documents 34 C.1.6.2.7 Destroying CUI Building Information 35 C.1.6.2.8 Notice of Disposal 35 C.1.6.2.9 Incidents 35 C.1.6.2.10 Subcontracts 35

C.1.7 Hours of Operation 35 C.1.7.1 Normal Working Hours 35 C.1.7.2 Core Coverage Hours 35 C.1.7.3 Recognized Holidays 36 C.1.7.4 Extended Operating Hours 36 C.1.7.5 Building Access 36

C.1.8 Conservation of Utilities 36 C.1.9 Use of NCMMS 37

C.1.9.1 General 37 C.1.9.2 Operations 37 C.1.9.3 Reporting 38

C.1.10 Documentation and Records 38 C.1.11 Ordinances, Taxes, Permits, and Licenses 38 C.1.12 Other Contractors 39 C.1.13 Government Forms 39 C.1.14 Contractor Maintenance Performance Plans 39

SECTION 2 DEFINITIONS 40

C.2.0 General 40 C.2.1 Above-Standard Services 40 C.2.2 Acceptance 40

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C.2.3 Additional Services 40 C.2.4 Advanced Meters 40 C.2.5 Advanced Metering Systems 40 C.2.6 Annual Child Care Facility Survey 40 C.2.7 Architectural and Structural 41 C.2.8 Basic Services 41 C.2.9 Building Automation System (BAS) 41 C.2.10 Building Operating Plan 41 C.2.11 National Computerized Maintenance Management System (NCMMS) 41 C.2.12 Consumable Parts 42 C.2.13 Contracting Officer (CO) 42 C.2.14 Contracting Officer's Representative (COR) 42 C.2.15 Contractor 42 C.2.16 Core Coverage Hours 42 C.2.17 Corrective Maintenance 42 C.2.18 Demand Response Program 42 C.2.19 Emergency Callback 42 C.2.20 Environmentally Sustainable Products and Services 43 C.2.21 Exterior 43 C.2.22 Fire Protection and Life Safety Systems 43 C.2.23 GSAlink 43 C.2.24 Green Procurement Compilation (GPC) 43 C.2.25 Indefinite Quantity 44 C.2.26 Initial Deficiency Report 44 C.2.27 Miscellaneous Work 44 C.2.28 Modification of Contract 44 C.2.29 Non-Reimbursable Repairs 44 C.2.30 Normal Working Hours 44 C.2.31 Occupant Emergency Plan (OEP) 45 C.2.32 Ongoing Commissioning 45 C.2.33 Open Protocol Systems 45 C.2.34 Operations 45 C.2.35 Overtime Utilities 45 C.2.36 Partnering 45 C.2.37 Performance Based Work Statement (PBWS) 46 C.2.38 Predictive Maintenance 46 C.2.39 Preventive Maintenance 46 C.2.40 Quality Management Plan 46

C.2.40.1 Quality Assurance 47 C.2.40.2 Quality Control 47

C.2.41 Quality Assurance Surveillance Plan (QASP) 47

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C.2.42 Rapid Building Assessment Program47 C.2.43 Repair 47 C.2.44 Reimbursable Repair 48 C.2.45 Tour 48 C.2.46 Vertical Transportation Systems 48 C.2.47 Watch 48 C.2.48 Work Order 48

SECTION 3 GOVERNMENT-FURNISHED PROPERTY 50

C.3.0 General 50 C.3.1 Electric Power 50 C.3.2 Water Source 50 C.3.3 Contractor Office Space and Furnishings 50 C.3.4 Storage Space 50 C.3.5 Network Equipment and Computer Hardware 51

SECTION 4 CONTRACTOR- FURNISHED PROPERTY

SUPPLIES/MATERIAL/EQUIPMENT 52

C.4.0 General 52 C.4.1 Specific Requirements 52

SECTION 5 OPERATIONS-SPECIFIC REQUIREMENTS 53

C.5.0 General 53 C.5.1 Tenant Environment 53

C.5.1.1 Tenant Furniture 53 C.5.2 Building Operating Plan 53

C.5.2.1 Components of the Building Operating Plan 54 C.5.3 Equipment Inventory 56

C.5.3.1 General: 57 C.5.3.2 Operations 57

C.5.4 Safety Management 58 C.5.4.1 General 58 C.5.4.2 Workplace Safety and Health Program 59

C.5.4.2.1 Reporting 59 C.5.4.3 Scheduling and Record Keeping59

C.5.4.3.1 Reporting 59 C.5.4.4 Fall Protection 59 C.5.4.5 Powered Platforms 59 C.5.4.6 Lock Out/Tag Out 59 C.5.4.7 Confined Spaces 60 C.5.4.8 Facility Hazards and Accidents 60

C.5.4.8.1 Hazards 60 C.5.4.8.2 Accidents 60

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C.5.4.9 Disruptive or Hazardous Equipment 60 C.5.4.9.1 Tools 60 C.5.4.9.2 Hooks, Cranes, Hoists Chains and Slings 60

C.5.4.10 Scheduled Disruption to Utilities, Lighting, Fire Protection & Life Safety Systems, or Space Conditioning 61

C.5.4.11.1 Safety Data Sheets 61 C.5.4.11.2 Hazard Communication Plan 61

C.5.4.12 Labeling and signage 61 C.5.4.13 Emergency Shutdown Instructions 61 C.5.4.14 Electrical Safety 62 C.5.4.15 Labeling of Electrical Circuits and Panels 62

C.5.5 Environmental Management 62 C.5.5.1 General 62 C.5.5.2 Refrigerants 62

C.5.5.2.2 Maintenance (Refrigerant Recycling, Reclamation, and Disposal) 63 C.5.5.2.3 Testing/Inspections 63 C.5.5.2.4 Reporting 63

C.5.5.3 Local Air Quality Management Operating Permits 63 GSA Air Permit 16JE0857 63

C.5.5.4 Stationary Engines 64 C.5.5.5 Fuel Storage Tank Management64 Fuel Storage Tanks 64

Fuel Storage Tank Fuel Specifications 65 C.5.5.6 Solid Waste 65 C.5.5.7 Polychlorinated Biphenyl (PCB) Control 66 C.5.5.8 Asbestos Management 66 C.5.5.9 Disposition of Hazardous Waste66 C.5.5.10 Backflow Prevention Devices 67 C.5.5.11 Potable Water Systems 67 C.5.5.12 Reporting 67

C.5.6 Energy and Water Efficiency 69 C.5.6.1 General 69 C.5.6.2 Operations 69 C.5.6.3 Reporting 70

C.5.7 Advanced Metering Systems (AMS) 70 C.5.7.2 Operations 72 C.5.7.3 Maintenance 72 C.5.7.4 Reporting 73

C.5.8 Building Automation Systems and IT Controls 73 C.5.8.1 General 73 C.5.8.2 Operations 73

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C.5.8.2.1 GSA-hosted Systems Requirements 74 C.5.8.2.2 Excepted Systems Requirements (not hosted on GSA’s system infrastructure) 75

C.5.8.3 Maintenance 77 C.5.8.3.1 BAS Control Systems and upgrades 77 C.5.8.3.2 BAS Alarms 77 C.5.8.4 Testing/Inspecting 78

C.5.8.5 Reporting 78 C.5.8.6 Smart Building Technology 78

C.5.9 Fire Protection and Life Safety Equipment and Systems 79 C.5.9.1 General 79 C.5.9.2 Fire Alarm System Services and Emergency Communication Systems 80 C.5.9.3 Water-Based Fire Protection Systems 81 C.5.9.4 Fire-rated Door Assemblies 81 C.5.9.5 Fire Damper and Combination Fire/Smoke Dampers 82 C.5.9.6 Smoke Doors Assemblies 82 C.5.9.7 Smoke Dampers 82 C.5.9.8 Portable Fire Extinguishers 82 C.5.9.9 Non-Water-Based Fire Extinguishing Systems 83 C.5.9.10 Smoke Control Systems 84 C.5.9.11 Emergency and Standby Power Systems 84 C.5.9.12 Emergency Lighting Systems and Exit Signage 84 C.5.9.13 Fire Resistance Rated Construction 84 C.5.9.14 Lightning Protection Systems 85 C.5.9.15 Chemical Sensors 85

C.5.10 TOURS 85

C.5.10.1 General 85 C.5.10.2 Proactive Facility Tours 85 C.5.10.3 Minimum Tour Frequencies 86 C.5.10.4 Monitoring of Central Plant Equipment 86 C.5.10.5 Operating Logs and Tour Check Sheets 87 C.5.10.6 Reporting 87

C.5.11 Repairs 87 C.5.11.1 General 87 C.5.11.2 Operations 88

C.5.11.2.1 Non Reimbursable Repair88 C.5.11.2.2 Partially Reimbursable Repairs 89 C.5.11.2.3 Fully Reimbursable Repairs 90

C.5.11.3 Warranties 90 C.5.11.4 Third-Party Contractors 90

C.5.12 Work Orders 90

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C.5.12.1 General 90 C.5.12.2 Operations 90

C.5.12.2.1 Emergency Work Order 92 C.5.12.2.2 Emergency Call Back (Beyond Core Coverage Hours) 92

C.5.12.2.2.1 Emergency Response to Building 94 Power Systems 92 C.5.12.2.3 Urgent Work Order Response 92 C.5.12.2.4 Routine Work Order Response 93

C.5.12.3 Data Maintenance 93 C.5.12.4 Reporting 93

C.5.13 Additional Services Indefinite Quantity Provisions 94 C.5.13.1 General 94 C.5.13.2 Price Proposal for Additional Services Work Request 94

C.5.13.2.1 Parts and Materials 94 C.5.13.2.2 Labor 94

C.5.13.3 Additional (Non-Pricing Schedule) Subcontracts 95 C.5.13.4 Indirect Costs (Markup) 95 C.5.13.5 Proposal Review 95 C.5.13.6 Additional Services Work Request Ordering and Invoicing 95 C.5.13.7 Cost Documentation 95 C.5.13.8 Construction Services, Technical Program and Project Support 95

C.5.13.8.1 Construction Services 95 C.5.13.8.2 Technical Program and Project Support 96

C.5.13.8.2.1 Alteration Project Assistance 96 C.5.13.8.2.2 Major Alteration Project Assistance 96 C.5.13.8.2.3 Equipment Engineering & Design Assistance 96 C.5.13.8.2.4 Full Time Project Management Support 96

C.5.14 Building Management and Support Services 96 C.5.14.1 General 96 C.5.14.2 Miscellaneous Work 97 C.5.14.3 Review of Design Documents 97 C.5.14.4 Inspections Assistance for Space Build Outs 98 C.5.14.5 Flag Procedures - RESERVED98 C.5.14.6 Overtime Utilities 98

C.5.15 Monthly Progress Report 98 C.5.15.1 General 98

C.5.15.2 Performance Review Meetings 100 C.5.16 Reference Library 100

C.5.16.1 General 100

SECTION 6 MAINTENANCE SPECIFIC REQUIREMENTS 100

C.6.0 General 100

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C.6.1 Maintenance Standard 101 C.6.2 Boiler Systems 102

C.6.2.1 General 102 C.6.2.2 Operation 102 C.6.2.3 Boiler Maintenance 102 C.6.2.4 Testing and Inspecting 102 C.6.2.4.1 Layup of Boilers and Chillers102 C.6.2.5 Reporting 103

C.6.3 Air Distribution Equipment 103 C.6.3.1 General 103 C.6.3.2 Operation 103 C.6.3.3 Maintenance 103 C.6.3.4 Replacement of Air Filters 104 C.6.3.5 Testing and Inspecting 104 C.6.3.6 Reporting 105

C.6.4 Chiller Systems 105 C.6.4.1 General 105 C.6.4.2 Operation 105 C.6.4.3 Maintenance 105 C.6.4.4 Testing/Inspecting 105 C.6.4.5 Reporting 106

C.6.5 Cooling Towers 106 C.6.5.1 General 106 C.6.5.2 Operations 106 C.6.5.3 Maintenance 106 C.6.5.4 Testing 107 C.6.5.5 Reporting 107

C.6.6 HVAC Water Management 107 C.6.6.1 General 107 C.6.6.2 HVAC Water Management Plan107 C.6.6.3 Operation 108 C.6.6.4 Maintenance 108 C.6.6.5 Testing and Inspecting 108 C.6.6.6 Reporting 109 C.6.6.7 Chemical Free Water Treatment System 112

C.6.7 Domestic Plumbing Systems 113 C.6.7.1 General 113

C.6.8 Lighting Systems 113 C.6.8.1 General 113 C.6.8.2 Operation 113 C.6.8.3 Maintenance 114

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C.6.8.4 Testing and Inspecting 117 C.6.9 Electrical Switchgear and Switchboards 117 C.6.10 Emergency Power Equipment 117

C.6.10.1 General 117 C.6.10.2 Operation 117 C.6.10.3 Maintenance 118 C.6.10.4 Testing and Inspecting 118 C.6.10.6 Reporting 120

C.6.11 Oil Analysis and Oil Changes 120 C.6.11.1 General 120 C.6.11.2 Operations 120 C.6.11.3 Testing and Inspecting 120 C.6.11.4 Reporting 120

C.6.12 Vertical Transportation Systems - Reserved 121 C.6.12.1 Elevator Associated Equipment Maintenance 121

C.6.13 Architectural and Structural Systems121 C.6.13.1 General 121 C.6.13.2 Replacement Items and Painting 121 C.6.13.3 Machinery Rooms 122 C.6.13.4 Historic Buildings Reserved 122 C.6.13.5 Architectural Woodwork Reserved 122 C.6.13.6 Directories 122 C.6.13.7 Roofs 122 C.6.13.8 Roof Anchorage 122

C.6.14 Perimeter Access Control Systems (Security fixtures) 123 C.6.14.1 General 123

C.6.15 Child Care Center - Reserved 123

SECTION 7 ADMINISTRATIVE INSTRUCTIONS 123

C.7.0 Initial Inspection 123 C.7.1 Existing Deficiency Inspection/Initial Deficiency Report 124 C.7.2 Transition Phase 124

C.7.2.1 Transition Phase Schedule 126 C.7.3 Phase-out Transition Period 126 C.7.4 Contract Closeout Examination and Withholding of Final Payment 127

SECTION 8 PUBLICATIONS AND CITED STANDARDS 127

C.8.0 Publications 127

SECTION 9 ATTACHMENTS 131

Attachment 1 131 Domestic water testing 131 Exhibit 1 134

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Contractor Maintenance Performance Plans Submittal Schedule 134

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Section 1 General Contract Requirements

C.1.0 GENERAL

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

GSA seeks to establish a partnering relationship with the Contractor to accomplish the program objectives in this contract. The objective of the partnering process is to provide an effective problem-finding/problem-solving management team composed of personnel from both parties, thus creating a single culture with one set of goals and objectives.

Partnering requires that both parties recognize and address those opportunities and challenges that shall be confronted to help maintain the health of the Contractor/GSA relationship. The relationship is based on trust, dedication to common goals, and an understanding of each other's individual expectations and values. The team shall consider utilizing a systems thinking approach to provide solutions from a global perspective. The outcome of this initiative is for GSA to leverage Contractor expertise to assist GSA in accomplishing these goals and objectives.

GSA intends to purchase Contractor provided technical and managerial expertise to assist in the holistic management of assets over the long term. A higher level of effective communication between the Government and Contractor is essential for partnering and for this performance based service contract to succeed, whereas the success of this contract is shared between the Government and the Contractor. More emphasis is placed on the Contractor’s self-management of quality, not the usual inspection by Government inspectors, although that is a part of this contract as well. All parties shall act proactively to reduce service cost.

GSA is committed to Federal leadership in the design, construction, and operation of high-performance and sustainable buildings. A major element of this strategy is the implementation of common strategies for operating and maintaining buildings. As a result, this contract requires the Contractor to participate and partner with the Government in the initiative of obtaining high performance and sustainable operations, inclusive of initiatives to conserve energy and water consumption, recycling programs, meeting or exceeding specific environmental, regulatory, or performance standards, and the utilization of green products and services. The following sections detail the GSA minimum requirements and acceptable outcomes. The Contractor shall closely monitor all aspects of the work, identify deficiencies and implement corrective action, without reliance on Government oversight.

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

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C.1.1 Scope of Work The Contractor shall provide management, supervision, labor, materials, equipment, and supplies (shipping & handling) and shall be responsible for the efficient, effective, economical, and satisfactory operation, scheduled and unscheduled maintenance, repair of equipment and systems, including all related services located within the property line of the following locations:

Building 22

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

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

C.1.1.2 Excluded from this scope are:

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

b. Telecommunication systems.

c. Equipment owned and operated by tenant agencies. (unless specifically described)

d. Furnishings (not installed as fixtures).

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

f. 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).

g. Equipment owned by servicing public utilities.

h. Fitness center equipment.

i. Lawn sprinklers.

j. Additional services as needed by various agencies.

k. Roof systems; except that the Contractor is responsible for providing quarterly inspection with documentation of the inspection as a work order. The Contractor is also responsible for providing containment for roof leaks from the roof system which falls within the service call threshold as described herein. All containment efforts exceeding these limitations are outside the scope of this contract.

l. Elevator Maintenance (see C.6.12.1 Elevator Associated Equipment Maintenance for exceptions)

C.1.2 Personnel The Contractor shall adhere to the submitted staffing plan and subcontracting plan that

Page | 13 was submitted prior to award as part of the Bid proposal. Contractor shall submit a staffing/subcontractor plan that provides sufficient numbers of staff at the various levels of expertise to ensure all scheduled and unscheduled services are performed and conditions are maintained to avoid any disruption to the tenant. Any changes to the proposed staffing levels, qualifications of proposed staff or key personnel, or the areas of expertise or disciplines of the proposed staff shall be submitted for review and approval from the CO or their designee.

If positions remain unfilled after 30 days, the contracting officer has the right to deduct the cost of that position until an approved fill is provided.

C.1.2.1 Minimum Staffing Plan The Contractor shall:

A. Provide qualified staff and onsite technicians to ensure services are continued without disruption to the tenant. The Contractor shall be able to respond immediately to a variety of service requests involving multiple trades, including the operation of building control and energy management systems. Technicians shall be certified and properly licensed to work on building systems, where applicable, in accordance with Federal, State, or Local laws, codes, or ordinances.

1. Onsite Project Manager - The Onsite Project Manager is a person, designated in writing, by the Contractor, who has complete authority to act for the Contractor in every detail, on a day-to-day basis, during the term of the contract. This includes authority to accept notices of deductions, inspection reports and all other correspondence on behalf of the Contractor. The Onsite Project Manager's physical location should be at the Denver Federal Center.

2. Onsite Maintenance Supervision - Onsite Maintenance Supervision is a person(s) designated in writing, by the Contractor, who has the authority to direct the workforce, and the work to be accomplished under this contract on behalf of the Contractor. The Onsite Maintenance Supervisor(s) physical location shall be at the Denver Federal Center. The Onsite Maintenance Supervisor(s) shall not be the same person as Onsite Project Manager.

If leave is needed for either the Project Manager or the Onsite Maintenance Supervisor of these positions for 1-5 business days, Ethese positions can cover for each other.

If leave over 5 business days is needed for the onsite Project Manager or the Onsite Maintenance Supervisor, the Contractor must provide a written plan on how coverage will be provided that does not include a solution where these positions cover for each other.

3. Additional Services Manager- RESERVED

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4. Production Control and Administrative Support - At a minimum the Contractor should have two positions of staff dedicated to Production control and other Administration.

5. AMS/BAS Technician - AMS/BAS technician should be considered a dedicated full time job, and should not be used as a fill-in/partial replacement for any other position without approval from the Contracting Officer.

B. Maintain communication with the Government during normal duty hours and after hours for emergencies.

C. Immediately notify the CO or their designee of any recognized safety hazard that might severely affect the building occupants.

D. Develop and submit to the CO or their designee within 6 business days of contract award a list of key personnel and emergency contact information (which may include subcontractor contacts, as applicable).

E. Shall have all contract employees, including subcontractor employees, sign in and out, upon entering or exiting the building using a log established at each building for security and contract administration purposes.

F. On each official Federal workday the Contractor shall provide fully qualified and trained mechanical personnel and appropriate administrative support staff on the premises to enhance satisfactory/timely performance and customer service response and delivery to building tenants.

a. At a minimum, these personnel shall be on the premises and available to the CO/COR and building occupants between the hours of: 7:00AM to 5:00PM, Monday through Friday, excluding Federal Holidays.

b. Support staff duties shall include answering the phones for the Contractor from 7:30AM to 4:00PM, with a backup to be provided if the support person is off. (During breaks and lunch periods, the phones may roll over to a cell phone.)

c. Offerors are advised that the "On Premises" hours specified above DO NOT necessarily represent the time needed to successfully perform all the building operation and maintenance services specified herein.

d. Also, "On Premises" hours are NOT IN ADDITION TO the normal work requirements outlined in this specification. These hours can be performed in conjunction with other on-site work requirements (except reimbursable repairs) and which does not otherwise prohibit service delivery responsibilities.

C.1.2.2 Authority Reserved

C.1.2.3 Communication Equipment The Contractor shall provide key operational personnel (Managers, Supervisors, and Mechanical Engineers, Mechanical Supervisors, Operating Engineers, Heating, Ventilation and Air Conditioning (HVAC) Mechanics) with portable electronic means to communicate with GSA for all work covered under this Contract (Work Orders, Page | 15 emergencies, status of projects). Outside of normal working hours, the Contractor shall maintain some designated form of communication with on-call staff to allow the CO or their designee to contact such on-call staff at any time for emergency response.

Electronic communication methods are the following:

● Phone/Emails/Text messaging smartphone or tablet devices. The Government is responsible for all initial and monthly costs associated with the device(s). In areas where cellular service is unavailable, or unreliable, special exceptions shall be made by the CO or designee on a case-by-case basis. Such devices shall be on the list of GSA- approved devices and are to be processed through GSA’s procedures for remote mobile management. This shall allow for mobile access to GSA email, the National Computerized Maintenance Management System (NCMMS) mobile environment and Building Automation Systems (BAS) alarms.

The process for this and the list of currently approved devices is available upon request. Contractor personnel under this Contract must obtain and maintain an official GSA ENT account (this is your enterprise account for signing into systems administered by GSA) and monitor their GSA email account for all notifications.

Contractor shall maintain the device per GSA IT requirements, including patching and security software. Contractor shall provide and maintain core Operating Systems, updates, revisions. Contractor shall ensure all employees use of the Government issued devices are used for Government use only per contract and GSA IT Requirements.

● The Contractor shall be responsible for any repairs or replacement of smartphones or tablet devices should they be damaged.

● Fax. Receiving and sending faxes is acceptable as a secondary communication method for locations that have problems with wireless device signal strength.

However, delaying faxes because of combined usage of voice and fax on the same line is not acceptable.

● Administrative Station – The Government shall provide at least one Desktop/Laptop device for Building 22 for NCMMS. Contractor shall maintain the device per GSA IT requirements, including patching and security software.

Contractor shall provide and maintain core Operating Systems, updates, revisions and Microsoft Office (MS Office) tools.

C.1.2.3.1 CIO 2100 IT Security Policy

The Contractor shall ensure compliance with GSA Order CIO 2100.1K. Contractor core personnel under this Contract must obtain an official GSA email account. Employees must have clearance before they shall access GSA email, NCMMS, or other Government systems. The GSA Order CIO 2100 prohibits an employee or Contractor supporting GSA from creating or sending information using a non-official GSA electronic messaging account (i.e., company or personal email account). The Contractor shall ensure compliance with the Department of Homeland Security ICS-CERT cyber security guidance and recommendations. Guidance can be found at the web site in document titled “Web Links” at: Operations and Maintenance Specification

Page | 16 https://www.gsa.gov/real-estate/facilities-management/facilities-operations/om-specification

C.1.2.4 Language

On-site personnel and the Contractor’s Point of Contact (POC) for GSA need to be proficient in English, and must be able to read, write, speak, and understand English.

C.1.2.5 Employee Suitability

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

a. All Contract employees requiring routine unescorted access to federally controlled facilities or information systems, or both, for more than six months (Regular Employees) shall be required to undergo a suitability determination before a personal identification verification (PIV) card is issued. Prior to the time that an identification card is issued, such Regular Employees shall be required to comply with normal facility access control procedures, including recording presence, temporary badging, and escorted entry, as applicable.

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

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

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

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

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

Employees or subcontractors performing contract work involving the operation, maintenance or repair, inspection, or testing of any piece of equipment or system shall be trained and possess the knowledge, experience and skills pertinent to the equipment or system as demonstrated by a current training certificate from an equipment manufacturer or a certificate by an organization acceptable to the CO. Contractor personnel shall have NCMMS skills sufficient for “Use of NCMMS” as described in this subsection. All personnel or sub-contractor personnel shall possess all certifications and licenses required by Federal, state and local jurisdictions and National Fire Protection Association (NFPA) 72, National Fire Alarm Code, section 10.5, for equipment that they

Page | 17 shall be operating, maintaining, repairing, inspecting or testing. At a minimum, a mechanic in each trade (e.g., electric, HVAC, plumbing) shall be a licensed journeyman grade in the local municipality in which they are working. All personnel under the team leader or sub-contractor personnel shall have the experience and skill set knowledge as described in the Service Contract Act (SCA) Directory of Occupations, Fifth Edition or later. For example, HVAC mechanics need to be as proficient as dictated by the 23410 and 23411 series and general maintenance mechanics shall be as proficient as dictated by the 23370 series.

C.1.2.7 Certifications Copies of all certifications for Contractor employees shall be kept on-site and provided to the Government upon request. The Contractor shall provide to the CO or their designee documentation of the certificates of training, licenses, and permits for all new employees not later than seven business days prior to that person beginning work under the terms of this Contract. The Contractor shall ensure that all certificates of training, licenses, permits, and bonds are current and valid and are loaded in NCMMS.

C.1.2.7.1 Qualifications of Fire Alarm System Technicians

a. Technicians performing contract work involving the inspection, testing, and preventive maintenance or repair of fire alarm systems shall be certified in accordance with NFPA 72 10.5.1 and. The Contractor shall submit to the CO or designee verification of manufacturer’s certification for the specific building fire alarm control panel (FACP) held to include expiration dates for each field technician and inspector responsible for performing fire alarm system preventive maintenance and repair services required under the terms of this Contract.

b. Technicians modifying the programming software of the fire alarm system shall also be factory trained and certified by the system manufacturer for the specific type and brand of fire alarm system being serviced. The Contractor shall submit to the CO or designee the factory trained certification number and expiration date for each specific manufacturer’s equipment for each technician responsible for performing programming of the fire alarm system.

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

Technicians performing contract work involving the inspection, testing, and preventive maintenance or repair of water-based fire suppression systems shall be certified in accordance with NFPA 72 10.5.1. The Contractor shall submit to the CO or designee verification of manufacturer’s certification held for the specific building fire alarm control panel (FACP) to include expiration dates for each field technician and inspector responsible for performing water-based fire suppression system PM and repair services required under the terms of this Contract.

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C.1.2.7.3 Qualifications of Life Safety Technicians

Technicians shall be trained and possess a current training certificate for inspecting, testing, and maintaining these components from an equipment manufacturer or a certificate by an organization acceptable to the Authority Holding Jurisdiction (AHJ), the CO or their designee in accordance with NFPA 10. The Contractor shall submit to the CO or designee the certification document and expiration date, issued by the equipment manufacturer or organization confirming the technician has been trained, for each field technician and inspector responsible for performing the inspection, testing, and maintenance of such systems/equipment under the terms of this Contract.

C.1.2.7.4 Qualifications for Electrical Technician

Technicians performing Sub-Contract work involving inspections, testing, and maintenance for the electrical switchgear shall meet the qualifications by the American National Standards Institute/International Electrical Testing Association ETT-2015, Standard for Certification of Electrical Testing Technicians or qualifications by the National Institute for Certification in Engineering Technologies (NICET) and hold at least a Level 3 certification.

The Contractor shall provide documentation to the CO or designee on qualifications identified in this standard. Certification can be obtained through; the ANSI/NETA Certification program or Electrical Testing Technician Certification Institute. Guidance can be found at the web site in document titled “Web Links” at: Operations and Maintenance Specification

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

C.1.2.7.5 Qualifications of AMS, BAS Technicians

All personnel involved in the operation, adjustment, and maintenance of all BAS systems including energy management systems, modern converged technologies (Smart and Sustainable Building Technologies) must be trained and qualified. The Contractor shall provide to the CO or their designee documentation of the level of experience, including any certificates of training for all employees who will be involved in this function. This includes, but is not limited to, skill sets involving Internet Protocol (IP) based Building Automation Systems (BAS), Information Technology (IT) Ethernet networks, and Building Management expertise to effectively understand and recommend troubleshooting procedures in the new converged technologies environment. The Contractor shall be trained in its use of advanced meters and shall demonstrate minimum competency in developing energy/water usage graphs and where electric advanced meters are capable of measuring power quality, the contactor shall be sufficiently familiar with the software module to utilize this information when troubleshooting electric power issues such as transients, voltage disturbances, power factors, and harmonics.

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Contractors shall hire well-rounded resources capable of understanding converged technologies to better facilitate troubleshooting and building systems problem resolution.

The Contractor shall be proficient in applicable controls systems (e.g. JCI, Honeywell, Siemens, Delta, Automated Logic, Alerton, Tridium, etc.). The Contractor shall be aware of and follow GSA Building Automation Protocols within BAS and CMMS systems.

C.1.2.7.6 Qualifications of HVAC Technician

All HVAC personnel designated to operate, maintain, or repair, or any combination of HVAC equipment or systems shall possess one or more of the following certifications:

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

b. HVAC Excellence Professional Level Certification

c. UA Star HVAC Mastery Certification

All HVAC personnel designated, to operate, maintain, and repair, or any combination of HVAC equipment or systems shall maintain a minimum of 16 hours of continuing education per year from either NATE, HVAC Excellence, or UA Star recognized provider program.

The Contractor shall submit written certification to the CO or designee. For Journeyman Certification the contractor shall submit certifications to the CO or designee.

C.1.2.8 Employee Training The Contractor shall submit a training program to ensure employees working in a Federal building have the experience, knowledge, skills and abilities to perform the work required by this Contract. The Contractor shall document training and provide documentation to the CO or designee.

C.1.2.8.1 Asbestos Awareness Training

The Contractor shall ensure that all employees, including replacement workers, receive asbestos training and refresher training in accordance with 40 C.F.R part 763 and 29 C.F.R. part 1910. The Contractor shall follow all instructions for each asbestos class job as outlined in 29 C.F.R. part 1910. The training shall be conducted, at no additional expense to the Government, within 60 calendar days of Contract start date. The Contractor shall submit written certification to the CO or designee within five business days of the completion of training.

C.1.2.8.2 Re-Tuning Training

The Contractor shall ensure that all Mechanical Engineers, Mechanical Supervisors, Operating Engineers, HVAC Mechanics, and Control Technician employees, including replacement workers, receive Building Re-Tuning Training, (guidance can be found at the web site in document titled “Web Links” at: Operations and Maintenance Specification a five (5) to six (6) hour online course) and refresher training every two years. The training shall be conducted, at no additional expense to the Government, Page | 20 within 90 calendar days of the Contract start date. The Contractor shall obtain verification of certification of the completion of training for each employee identified above and have available upon request.

C.1.2.8.4 NCMMS Training

The Contractor shall ensure that all staff and replacement staff using the NCMMS receive virtual NCMMS Training, which takes approximately 12 hours to complete and can be found at the web site in document titled “Web Links' ' at: Operations and Maintenance Specification. The training shall be completed at no additional expense to the Government, during Contractor’s inbound transition period. The Contractor shall submit written certification to the CO or designee within five (5) business days of the completion of training for each employee who uses the NCMMS. The NCMMS regional trainers will take attendance and administer quizzes during the course. Trainees who pass the quizzes will receive credit for completing class.

C.1.2.8.5 Lead Awareness Training

The Contractor shall ensure that all employees, including replacement workers, receive lead awareness training and refresher training in accordance with 29 CFR 1910.1025(l)

(1) (i). The training shall be conducted, at no additional expense to the Government, within 60 calendar days of Contract start date. The Contractor shall obtain verification of certification of the completion of training for each employee identified above and have available upon request.

C.1.2.9 Appearance Contractor personnel shall present a neat appearance and be easily recognized. This shall be accomplished by wearing uniforms bearing the name of the company and employee name. Uniforms shall be regularly laundered, consistent among personnel classifications, and maintained presentable to tenant personnel during all working hours.

C.1.2.10 Standards of Conduct The Contractor shall be responsible for maintaining satisfactory standards of employee competency, conduct, appearance, and integrity and shall be responsible for taking disciplinary action with respect to its employees, as necessary. The Contractor is responsible for ensuring that its employees do not disturb papers on desks, open desk drawers or cabinets, or use Government telephones, except as authorized. Each employee must adhere to standards of behavior that reflect favorably on his or her employer and the Federal Government. Smoking is only allowed in designated areas on the property and no smoking is allowed within the Facility.

C.1.2.11 Recording Presence Each Contract employee shall sign in when arriving and departing the facility daily and follow card access requirements as directed by the CO or designee. The Contractor shall accumulate GSA Form 139 (Record of Time of Arrival and Departure from Building) or other designated form for use in recording presence each calendar week, and certify

Page | 21 in writing on each form that the information shown is true and correct within 2 business days of the end of the work week. The Contractor shall be able to provide Electronic copies upon the Government request and provide a summary of record to the CO or designee Monthly as a required Deliverable. When providing recording presence documentation to the government, the contractor shall provide a written explanation of any unplanned absences or missing information.

C.1.2.12 Personal Identity Verification Requirements Contractor employees that require access to GSA-controlled facilities or information systems to perform Contract requirements shall comply with GSA personal identity verification requirements, guidance can be found at the website in a document titled “Web Links” at: Operations and Maintenance Specification. The Contractor shall insert this clause in all subcontracts when the subcontractor is required to have access to a GSA-controlled facility or access to a GSA-controlled information system.

C.1.2.13 Credentials and Identification Contractor personnel with credentials shall be required to comply with all access security screening procedures applicable to Government or other personnel possessing similar credentials, or as determined by the building practices as defined by the Facility Security Committee. All Contractor personnel possessing credentials (PIV or otherwise) shall visibly display their credentials at all times while in the building(s) where work is being performed.

The Contractor shall be responsible for ensuring that all identification credentials are returned to the CO or designee whenever it’s employees leave the Contract (i.e., when the Contract has been completed, employees leave the company, employees are dismissed or terminated or the Government determines that the employee is to be removed from the contract). The Contractor shall notify the CO or designee whenever employee badges are lost.

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

C.1.2.14 Escorting The Contractor shall comply with the security clearance procedures for Long Term Contractor Clearance Tier 1 and Escort Only Contractors. All uncleared contract employees shall be escorted in non-public space by a Government employee or another responsible cleared contract employee who is approved by the CO or designee. Other Government agencies shall have specific agency security requirements for their own space that shall only allow escort by Government employees or those designated by their agency. Government employees or approved cleared contract employees who provide escorts for uncleared contract employees shall always be within eyesight of the uncleared contract employees. The Contract Government escort shall watch uncleared employees and remain with uncleared contract employees for the entire time they are in non-public federally controlled space. Any security violation of escort requirements by a

Page | 22 cleared and approved contract employee shall result in the immediate removal from the Contract of all contract employees involved, i.e., escorts and uncleared escorted contract employees. Also, violations of escort requirements by subcontract employees in accordance with security requirements shall be grounds for loss of facility access for those individuals or grounds for termination of Contract, or both.

C.1.3 Quality Management Plan The system of checklists, inspection methodology, and frequencies shall be documented by the Contractor. The Contractor shall maintain a Local file of all quality control inspections conducted by the Contractor, including the corrective actions taken, and submit copies of quality control inspections monthly in the NCMMS and Monthly Progress Report. All documentation shall be accessible to the Government, during the term of the contract.

The Quality Management Plan addresses how the Contractor will ensure that all requirements are identified and addressed, as well as ensure the quality of services performed under this contract are sufficient, and demonstrate compliance with the requirements.

The Contractor’s Quality Management plan shall describe the holistic view, and not necessarily a paragraph by paragraph response to the PWS, of the Contractor’s system for quality management. At a minimum, the Contractor shall address the 7 elements outlined below. It should describe the Contractor’s methods, frequencies, documentation, for how the Contractor plans to ensure that contract requirements are being met, and that work performed is of the highest quality for the contract as a whole.

1. Identify Key Performance Indicators (KPI) KPI’s are a measurable value that demonstrates how the Contractor will manage the contract successfully. The Contractor should create a mix of High-level KPIs which focus on the overall performance of the contract, and low-level KPIs which focus on processes needed for day-to-day operations.

The Contractor should ensure that KPI’s are developed to demonstrate compliance with:

● The contract requirements,

● The Contractor’s management plan,

● Anything else the Contractor deems to be important.

2. Quality Assurance (QA) Measures and Metrics The Contractor needs to establish management controls to put in place that will monitor and track KPI progress. At a minimum, each identified KPI needs to have a QA practices/processes/plan established.

3. Quality Control (QC) (Methods and Procedures)-

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After QA has been created, the Contractor will establish methods, procedures, frequencies, and/or documentation to support a successful QC program.

4. Data Analysis and Identification of Deficiencies From the information found through the Contractor QA/QC and Government feedback, the Contractor should at a minimum demonstrate:

● How they will use that information,

● What and how they will trend information received,

● How the Contractor will proactively prevent future deficiencies.

5. Corrective Measures The Contractor should identify processes to address deficiencies that are identified and provide root-cause analysis to improve performance.

6. KPI Monitoring The Contractor should demonstrate how KPI’s will be tracked monthly to ensure consistent progress toward success.

7. QMP Reporting Approach The Contractor should describe their approach and philosophy in how they will prepare deliverables and track progress, compliance, and trending to the government in the following formats:

● Monthly Reporting

● Identification of trends- not just data points taken each month at a time without context

● GSA Measures

● Other markers of benefit

The goal of this element is to encourage the Contractor to provide a narrative of their approach, and progress, in the successful operation and maintenance of our facilities. It is meant to prompt the Contractor to not just fill out a form or print out a report, but to demonstrate a thoughtful approach to meeting the requirements of this Contract through analysis and planning. This is not a specific deliverable, but a frame of mind that is present when preparing all of the deliverables.

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The Contractor may request to amend the QMP during the life of the contract, all changes shall be submitted for approval to the CO or their designee.

C.1.4 Quality Assurance Surveillance GSA’s role in quality assurance is to ensure that the Contractor is achieving the quality levels established in the operation and maintenance services contract and focuses on the Contractors’ QC plan. GSA periodically validates the execution of the Contractor's QMP by reviewing such areas as the Contractor's inspection forms, service request logs, tenant reports, tenant satisfaction surveys, the NCMMS surveys, and the timeliness of corrective actions.

As part of the Government’s quality assurance program, the Government may:

a. Review and, if warranted, reject any reports or other submittals required from the Contractor.

b. Review performance and service records, including monthly progress reports, BAS data, NCMMS data, and any computerized or hard copy records maintained by the Contractor documenting performance under this Contract, and require correction of any unsatisfactory conditions noted.

c. Determine the adequacy of the Contractor’s QCP and documentation and the overall success of this program. The Government shall order improvements, if it determines the program is insufficient or ineffective.

d. Obtain tenant satisfaction and NCMMS survey information and require improvements in service on the basis of such information to the extent such results correlate with deficiencies in Contract requirements.

e. Conduct physical inspections of facility equipment and systems, including programs and files maintained on…