Annex H Facilities Maintenance Vertical.docx

Annex H - Facilities Maintenance Vertical PWS Fort Gordon BASOPS

Annex H—Facilities Maintenance Vertical Performance Work Statement (PWS)

Base Operations and Maintenance Contract

Table of Contents

2.59 Glass and Glazing…………………………………………………….………………………………..64

1.0 General Information.

1.1 Overview.

The Contractor shall inspect, repair, and maintain all existing buildings, structures, and their components listed in Facilities List Technical Exhibit (TE) A-6.2, Fort Gordon Facility Listing Real Property Inventory, (RPI). The Contractor shall provide sustainment of vertical facilities such as buildings and all utilities plant structures within the five (5) foot demarcation line, excluding Army Family Housing. The Contractor will coordinate with the Directorate of Public Works (DPW) Environmental Division, if within a historic facility, see TE A-6.3, Fort Gordon Historical Facility Listing.

a. The following paragraphs describe all facets involved in the management of building and structure maintenance; they include terms used to classify work; provide information on the level of effort that will be required at Fort Gordon in terms of workload and trade distributions; and describe the way in which work will be received, managed, and documented. The Contractor is responsible for the maintenance and repair of all building and structures under this PWS, the basis for the real property square footage will have a deviation as noted in the TE A-6.2, Fort Gordon Facility Listing (RPI) for each type of category code (DSGCD Column D) without affecting the contract cost. This will allow for the addition of new facilities and for removal of existing ones without having to issue a formal modification. Work may include carpentry, plumbing, electrical, masonry, painting, sign work, heating, ventilation, and air conditioning (HVAC) work, flooring, minor roofing, metalwork, locksmith services, fire alarms, fire suppression, glass and glazing, demolition, and other trades that relate to the maintenance and repair of real property facilities. The Contractor shall perform Preventive Maintenance on all real property listed in TE A-6.2, Fort Gordon Facility Listing, (RPI).

b. There is a wide variety of facilities at Fort Gordon with a wide variety of installed equipment. Although other sections of this PWS detail the requirements for some of these types of equipment, all of this real property installed equipment is the responsibility of the contractor (e.g., acid neutralization tanks at battery maintenance facilities; paint booths at motor pools, etc.). Exclusions to this are: common systems (phone and computer network equipment) and Intrusion Detection systems (IDS), unless otherwise specifically included in this PWS. DA PAM 420-11, Project Definition and Work Classification identifies installed building equipment that is covered under this contract.

c. The Contractor shall perform mold/mildew remediation as required during the performance of maintenance activities per Army Facilities Management Information Document on Mold Remediation Issues, TG 277. These services are normally accomplished by DMOs, OWOs, PMOs, or PWOs. The Contractor shall be responsible for scheduling and performing the PM work necessary for proper and efficient operation of the plants and systems. Work items identified in the PWO paragraphs shall be performed without further input from the Government except as specified otherwise. All work shall be performed in compliance with the technical requirements specified herein and shall adhere to the following standards and those listed in Annex A, Overarching Performance Work Statement (PWS). To assist the analysis of recurring or trending facility and component issues, the Contractor shall annotate in GFEBS the actions taken to resolve the problem. The list of buildings requiring preventive maintenance will change throughout the life of the contract. However, the type of work under preventive maintenance is a good representation of the work required for all buildings under the contract.

1.1.1 Diagnosis and Analysis.

The Contractor shall provide follow-up analysis and diagnosis of equipment failure as requested or shown in Section 1.1.1(b)

a. The primary aim is to identify the factors that contributed to and/or resulted in the failure of maintenance, service, repair and/or operation of real property, infrastructure, and systems at Fort Gordon, and to identify and implement actions to prevent repeated future failure due to the same failure reasons. The contractor shall:

i. Provide a detailed description (i.e., time, duration, location, type of incident, areas/equipment affected, corrective action taken, time service restored, etc.) and explanation of the failure.

ii. Identify the root cause or causes of the problem.

iii. Provide possible actions and solutions to prevent future occurrences, an explanation of the pros and cons of these actions, a cost analysis of these actions, and the contractor’s recommended action.

iv. The selection and implementation of the appropriate action.

v. Review, documentation, and analysis of the outcome.

vi. Change in procedures, training, PWS, etc. as needed.

b. The Contractor shall provide additional analysis or diagnosis when:

i. Directed by the Contracting Officer (KO), Contracting Officer Representative (COR).

ii. The Contractor or DPW determines it necessary due to unfavorable maintenance and repair.

iii. After catastrophic, unusual, or unforeseen events that result in adverse maintenance, repair, and service requirements.

iv. When notified of unsatisfactory performance by DPW Fort Gordon or other regulatory agencies (Fort Gordon Safety, Georgia Environmental Protection Division (Georgia EPD), OSHA, FRA, Industrial Hygiene, DES, etc.).

v. After any unplanned stoppage, outage, or failure of a Utility system or major utility system component. The COR shall be notified within one (1) hour of an emergency, failure, unscheduled interruption of utility service or major component equipment failure. The Contractor shall provide the WHO, WHAT, WHERE, WHEN and WHY of the emergency, impact on the mission, and anticipated corrective action within two (2) hours of the failure. Deliverable 0058, Notification of Emergencies/Unscheduled Interruptions of Utility Services/Major Component Equipment Failure.

1.2 Components.

The Contractor shall perform preventive maintenance and repairs. Facilities and components covered under this Common Level of Support (CLS) include, but are not limited to, the following:

a. Administrative buildings

b. Training facilities

c. Maintenance shops

d. Warehouses

e. Medical facilities and clinics (alarm/fire systems)

f. Schools, chapels, and recreational facilities

g. Childcare facilities

h. Barracks

i. Billeting

j. Dining Facilities

k. Range facilities

l. HVAC systems

m. Fire alarms

n. Roofs, flashing and fascia

o. Installed building equipment

p. Caulking around windows and doors

q. Touch up paint exterior building surfaces

1.3 Work Management and Control.

1.3.1 Reporting Requirements.

The Contractor shall prepare and maintain all maintenance records, files, and reports in General Fund Enterprise Business System (GFEBS).

1.3.1.1 Service Plan.

a. Within thirty (30) calendar days of the start of the contract, the Contractor shall submit to the COR Deliverable A1057, Annual Work Plan Input, organized by Functional Area. The Service Plan shall describe all preventive maintenance services to be performed and their frequencies as reflected by this PWS, standard operating procedures/orders, and proposed staffing. As part of the Service Plan, the Contractor shall submit detailed management plans for high risk utility systems (for example water, electrical, and gas). These management plans shall include, at a minimum, specific maintenance tasks and frequencies, specific instructions for accomplishment of tasks, required special tools and equipment, personnel requirements, safety requirements, emergency procedures, personnel training requirements, and documentation procedures. Emergency maintenance is required on a twenty-four (24) hours-per-day, seven (7) days-per-week basis. The Contractor shall provide an emergency POC at all times. The Contractor shall submit the plan annually, with monthly updates, for KO approval. The following plans shall be submitted as part of the Service Plan.

b. Snow and Ice Removal. The Contractor shall perform Snow and Ice removal IAW requirements of AR 420-1, Army Facilities Management, (paragraph 7-14 and 7-18) as shown in TE G-002, Road Clearing Priority.

c. Freeze Plan. Within fifteen (15) calendar days of the start of the contract, the Contractor shall submit to the KO/COR a freeze plan to include procedures for monitoring weather reports, preventing broken water lines in buildings, thawing out frozen equipment, and recruiting of standby personnel to respond to freeze related DMOs. Deliverable H0001, Freeze Plan.

1.3.1.2 Emergency Utilities Operating Procedures.

The Contractor shall explain in his Quality Control (QC) Plan how the Contractor proposes to utilize his personnel, materials, and equipment to respond to and accomplish emergency maintenance or repair work during all regular and non-regular duty hours for any utility outages. The QC Plan shall include procedures to follow in the following events, as well as a procedure to follow in the event of an Uninterruptible Power Supply (UPS) or Emergency Generator outage or breakdown:

1. Electrical power to buildings or portions thereof is lost;

2. A water supply emergency due to interior or exterior secondary water distribution line ruptures,

3. Freeze-ups, or contamination of the water supply;

4. A natural gas or propane emergency;

5. Installation sewage collection systems malfunction due to stoppage in the collection mains, a failure of sewage lift stations, or a pipeline rupture.

The plan shall outline a contingency plan for providing repair, replacement, or backup power sources such as rental units during the outage or breakdown. For scheduled work involving disruption of heating, water, electricity, sewage, and other facility outages, the Contractor shall notify the COR in writing prior to any outage involving a whole facility or more. For scheduled disruptions affecting traffic flow, protection provided by fire and intrusion alarm systems, and routine activities of the installation, the Contractor shall notify the COR in writing fourteen (14) calendar working days prior to work commencement.

1.3.1.3 Other Emergency Services to include, but not be limited to:

a. Pest Control

b. Command-Directed operations support

c. Natural disasters

d. Emergency work due to loss of operation of emergency generators and water pumps

e. Emergency work for the security or protection of Government property

f. Emergency work due to loss of air conditioning (AC) or heating for data processing equipment and other temperature critical facilities

g. Emergency work due to loss of operation of refrigeration and kitchen equipment

h. Emergency work due to a malfunction in fire alarm or fire sprinkler systems

i. Response to emergency DMOs

1.3.1.4 Notification of Emergencies/Unscheduled Interruptions of Utility Services/Major Component Equipment Failures.

The COR shall be notified within one (1) hour of an emergency, failure, unscheduled interruption of a utility service or major component equipment failure. The Contractor shall provide the WHO, WHAT, WHERE, WHEN and WHY of the emergency, the impact on the mission, and anticipated corrective action within two (2) hours of the incident. Deliverable H0058, Notification of Emergencies/Unscheduled Interruptions of Utility Services/Major Component Equipment Failure.

1.3.2 Publications and Forms.

Specific publications and forms required for the accomplishment of work described in this CLS are listed in Annex A, Section 7.2, Applicable Directives, Publications.

1.3.3 Facilities Maintenance Instruction.

This instruction addresses the Standard Operating Procedure (SOP) for Maintenance and Repair (M&R) and GFEBS.

1.4 Preventive Maintenance Requirements.

The Contractor shall create the annual Preventive Maintenance Plan (PMP) in GFEBS and submit it to the COR for review NLT two (2) weeks prior to the first day of full contract performance. The PMP shall contain a schedule, which the Contractor shall submit to the COR for review thirty (30) calendar days prior to the start of each fiscal year thereafter. Deliverable A1057, Annual Work Plan Input. The Contractor may recommend any changes deemed necessary/desirable to the COR for approval. Once the annual schedule is determined, verified, and agreed upon, subsequent schedules will be automatically determined by the GFEBS PM module.

The Contractor shall generate PMOs for preventive maintenance of equipment. Preventive maintenance consists primarily of inspection, cleaning, lubrication, adjustment, calibration, and minor part and component replacement (e.g., filters, belts, hoses, fluids, hardware, and software) required to minimize malfunction, breakdown, and deterioration of equipment, and the identification of any repairs required to bring the equipment up to the manufacturer’s operating standards. Preventive maintenance checklists shall be used. Sample checklists can be found in the most current version of the RSMeans® Facilities Maintenance publication. The Contractor shall annotate the preventive maintenance that is tied to certification requirements. The preventive maintenance described in the checklists and the frequencies shown shall be the minimum acceptable preventive maintenance tasks performed by the Contractor. Repairs outside the scope of preventive maintenance shall generally be performed as a DMO. Unless otherwise specified, the Contractor shall comply with all reporting/deliverable requirements identified in Annex A - Section 6.0, Deliverables. Sufficient time will be provided from contract award to full contract performance to allow this requirement to be met.

1.4.1 Interim Preventive Maintenance Scheduler.

Until the preventive maintenance program is complete by the Contractor, the Contractor shall execute PMOs IAW the PWS. In the interim of the preventive maintenance plan being finalized in GFEBS, the Contractor shall create a preventive maintenance scheduler. The Contractor shall continually update the list as required with the COR.

1.4.1.1 The preventive maintenance scheduler shall be MS Excel based and include work center, maintenance plan, equipment number, equipment description, building number, frequency, task list, date called/scheduled, and any additional notes pertinent to the preventive maintenance (e.g.-date added, new building, etc.). Additionally, by close of business (COB) each week, the Contractor shall provide the COR in MS Excel, a project preventive maintenance planning schedule of work to be accomplished in the following week.

1.4.2 Preventive Maintenance Program.

The preventive maintenance Program shall be executed in compliance with the preventive maintenance checklist identified above. Lists of equipment to be maintained and the preventive maintenance checklist number are provided in the equipment listing attachments. The Contractor shall use the Government provided GFEBS software to document and manage preventive maintenance. Within seven (7) business days of PMO completion, the Government shall technically complete (TECO) the PMO in GFEBS. The Contractor shall update within GFEBS the preventive maintenance program for any real property and/or equipment to which the Government will take title or which shall be installed on Government property.

1.4.3 Preventive Maintenance Schedule Changes.

If a schedule change is to take place, the Contractor shall notify the COR at least one (1) workday prior to the change. No scheduled preventive maintenance dates shall be changed, without prior approval of the COR. The Contractor can anticipate approval of minor changes to the schedule due to unforeseen events. The Contractor shall adhere to the scheduled preventive maintenance dates to facilitate Government verification of inspections. If the Contractor finds it necessary to reschedule a PMO, a written request shall be made to the COR detailing the reasons for the proposed change at least five (5) business days prior to the originally scheduled preventive maintenance date. No scheduled preventive maintenance dates shall be changed without the prior written approval of the COR.

1.4.4 Replacement Equipment.

Replacement equipment installed by the Contractor shall be identified to the COR for program updates in GFEBS within seven (7) calendar days following the change. The Contractor shall recommend the preventive maintenance checklist to be used for the new equipment. Following approval by the COR, the new equipment data shall be entered into the preventive maintenance module and preventive maintenance scheduled, and the replaced equipment data shall be archived. New equipment installed and existing equipment deleted and not replaced shall be subject to the Changes clause. Equipment deleted and not replaced shall also be subject to the Changes clause. The Contractor shall provide the COR with a reconciled equipment list thirty (30) calendar days after the conclusion of each fiscal year.

1.4.5 PMO Form.

After a preventive maintenance is complete, the Contractor shall report the results on the PMO form. A hard copy of the PMO form shall be available for inspection at all times. Defects or deficiencies identified by the Contractor, that may result in risk to persons or property, shall be reported to the COR immediately via telephone. Other defects or deficiencies shall be reported by the craftsperson. The workday following completion of the PMO, the Contractor shall input actual results of the PM into the GFEBS PM module to include all data shown on the hard copy PMO.

1.4.6 Preventive Maintenance Stickers/Log.

Upon completion of the preventive maintenance inspection, the Contractor shall attach a sticker to the equipment item (or in the immediate vicinity thereof) indicating the equipment Maintenance Control Designation (MCD) number, the date of maintenance, and the initials and identification number of the Contractor employee who performed the work. Preventive maintenance will not be considered performed unless the sticker is current and affixed and an L&E Utilization Preventive Maintenance (EHSC Form 4288-2) line entry is made to document the preventive maintenance action. The preventive maintenance sticker information which includes the MCD number, date of maintenance and warranty information will be added into GFEBS by GFEBS T- code “IE01.” In instances where a PMO sticker is not practicable, then the Contractor may elect to maintain a current PMO log in lieu of a sticker.

1.4.7 Preventive Maintenance Frequency Definitions.

Preventive maintenance shall be performed at the frequencies identified in the preventive maintenance plan and as described below.

1.4.7.1 Monthly.

To be acceptable, monthly tasks shall be satisfactorily accomplished twelve (12) times during the contract or other designated year. Work shall be IAW the approved schedule, but monthly tasks shall be performed, plus or minus three (3) calendar days from the scheduled date. The GFEBS preventive maintenance module schedules the next monthly preventive maintenance within thirty (30) calendar days from performance of the last monthly preventive maintenance.

1.4.7.2 Quarterly.

To be acceptable, quarterly tasks shall be satisfactorily accomplished four (4) times during the contract or other designated year. Work shall be IAW the approved schedule, but quarterly tasks shall be performed plus or minus three (3) calendar days from the scheduled date.

1.4.7.3 Semi-annual.

To be acceptable, semi-annual tasks shall be satisfactorily accomplished two (2) times during the contract or other designated year. Work shall be IAW the approved schedule, but semi-annual tasks shall be performed plus or minus three (3) calendar days from the scheduled date.

1.4.7.4 Annual.

To be acceptable, annual tasks shall be satisfactorily accomplished one (1) time during the contract or other designated year. Work shall be IAW the approved schedule, but annual tasks shall be performed plus or minus three (3) calendar days from the scheduled date.

1.4.7.5 Greater-than-annual.

To be acceptable, greater than annual (including two (2) year, five (5) year and other multiple year) preventive maintenance tasks shall be satisfactorily accomplished when scheduled. Work shall be IAW the approved schedule, but greater-than-annual tasks shall be performed plus or minus three (3) calendar days from the scheduled date.

1.4.8 Certification Testing.

Certification testing of pressure vessels and weight-handling equipment (WHE) shall be conducted, IAW the requirements defined below. Repairs beyond the scopes defined shall generally be performed as a DMO. Repairs beyond the scope of a DMO shall require a PWO.

1.4.8.1 Certification Completion Report.

The Contractor shall submit a weekly Certification Completion Report of preventive maintenance accomplished on equipment requiring certification testing. The report shall be provided on Monday morning (Tuesday, if Monday is a scheduled holiday) showing preventive maintenance task completions as of Friday of the week before. Deliverable H0002, Certification Completion Report.

1.4.9 Operations & Maintenance (O&M) Library.

The Contractor shall create and maintain a current repository of all O&M Manuals from the manufacturer or supplier for all facilities and equipment delineated in the Contractor’s PMO program. The Contractor shall also create and maintain a technical document library for equipment and real property documents such as O&M manuals, Test and Balance or commissioning reports, training videos, etc. The Technical Reference Library shall be updated as required to ensure that all information therein is correct. The Technical Reference Library shall be considered Government property. These documents shall be managed in such a way to allow access to the documents by Government and Contractor personnel, including service providers other than the Contractor. The Warranty Manager and the Technical Document Manager may be the same person. The repository shall be organized by shop/work center.

1.4.10 Facility Component Inspection.

The Contractor shall maintain and update a systematic and comprehensive facility component inspection program to inspect facilities for maintenance and repair needs. The existing component database shall be updated within five (5) calendar days of component changes resulting from the execution of DMOs or PMOs and annually to reflect estimated repair or replacement costs. Annual updates shall be completed no later than the second week of September. The Contractor shall record maintenance and repair requirements from facility component inspections in the Government’s official project management system. Inspections shall include exterior components of the facility and equipment located within the facility.

1.4.10.1 Inspection Frequency.

Component inspections shall be performed annually. Component inspection is limited to those facilities identified in TE A-6.2 - Fort Gordon Facility Listing (RPI), and on installation maps/drawings available in the Fort Gordon Technical Library. As such, privatized housing, utility infrastructure, etc. is not required to be inspected by the Contractor. Further, facilities of less than 3,000 gross square feet (SF) are also excluded from the inspection requirement.

1.4.10.2 Inspection Procedures.

The Contractor shall grade each component based on a format consistent with the Installation Status Report, ISR. Both a component grade and a composite facility condition grade encompassing all components shall be determined. Facility component inspection sheets prioritizing the component by need as High, Medium or Low and facility component data worksheets shall be developed. The Contractor shall consider standard DPW work management policies, procedures, forms, and terminology when establishing specific facility inspection programs. Each component shall be graded either as an entire component, such as a roof, or an individual component, such as a pump. Individual components will be grouped into an overall systems measurement. For example, pumps, fans, chillers, and controls make up a heating and air conditioning system.

1.4.10.3 Facility Component Inspection Reporting.

The Contractor shall report facility component condition by manufacturer’s description, component use, and known or estimated age. The Contractor shall query the Government System of Record and the Fort Gordon’s project management system to establish component condition based on number of repairs and frequency of repairs. When facility components have deteriorated to less than desired mission needs estimated replacement costs shall be provided to the Government.

1.4.10.4 Priority Ratings.

The Contractor shall prioritize facility component condition corrections according to mission needs. The priority shall be based on the component grade and the component need. The priorities are:

Emergency – Indicates work that demands immediate action to repair an essential facility component or because the safety of life or property is endangered.

Urgent – Indicates work that demands prompt attention to accomplish temporary emergency repairs or a condition required to prevent a subsequent emergency.

Routine – Indicates work that has no short-range effect on safety, security, or property.

2.0 Description of Services.

The Contractor shall develop and implement (after KO approval) a Comprehensive preventive maintenance and repair program. Preventive maintenance consists primarily of inspection, cleaning, lubrication, adjustment, calibration, and minor part and component replacement on building and structures, its component equipment and other systems included at facilities which are included in TE A-6.2, Fort Gordon Facility Listing (RPI). Using GFEBs the Contractor shall submit the comprehensive preventive maintenance and repair program, Deliverable A1057, Annual Work Plan Input, for this service within thirty (30) calendar days after receipt of approval to start. Work that is outside the scope of a PMO shall be accomplished through a DMO or OWO.

2.1 Workmanship and Material Standards.

The Contractor shall be responsible for maintaining all facilities, systems, and equipment, identified in TE H-001, Preventive Maintenance Component and Equipment Inventory, to a standard that prevents deterioration beyond that which results from normal wear and tear and corrects deficiencies in a timely manner to assure full life expectancy of the facilities, systems, and equipment. Best commercial practices shall be applied in the performance of work. All work shall be completed per approved and accepted industry and equipment manufacturers’ standards and shall comply with building and safety codes, applicable activity, local, state, and federal regulations, and other technical requirements and industry standards.

a. Workmanship for maintenance and repair shall include all work necessary to complete facility and system restoration, including corrosion control, touch-up painting and operational checks. Upon completion of work, the Contractor shall ensure all facilities, systems, and equipment are free of missing components or defects which would affect the safety, appearance, or habitability of the facilities and structures or would prevent any electrical, mechanical, plumbing or structural system from functioning IAW with design intent. Repairs shall be made IAW the manufacturers’ specifications and guidelines, and standard building codes. The quality of repairs shall meet the applicable standards and shall prevent any malfunction reoccurrences caused by poor workmanship or other contractor inadequacies. The quality of the repaired areas shall be fully compatible with adjacent surfaces or equipment. Except where otherwise specified, replacements shall match existing in dimensions, finish, color, design, and functionality and shall have an appearance similar to the original finished appearance with only minor unobjectionable deterioration resulting from normal use.

b. The Contractor shall not allow debris to spread unnecessarily into adjacent areas nor accumulate in the work area. All such debris, excess material, and parts shall be cleaned up and removed at the completion of the job and at the end of each day work is in progress. Upon completion of work, any stains and other unsightly marks shall be removed.

c. The Contractor shall remove all debris and vegetation that has grown or accumulated in contractor-controlled areas up to the primary utility demarcation point. Cleaning shall include, but is not limited to, the removal of sand, gravel, rocks, debris, trash, roots, sod, weeds, grass trapped within the lines, manhole chambers, culverts, and curb catch basins.

2.2 Facility Workload.

Preventive maintenance workload requirements are available through GFEBS to include historical data per facility.

2.3 Natural Gas Appliance and Equipment.

The Contractor shall inspect natural gas appliance connections for leaks at the valve or adjustable meter. The Contractor shall repair leaks immediately and conduct inspections semi-annually. Preventive maintenance for natural gas appliances and equipment shall be performed IAW the requirements set forth in National Fire Protection Association (NFPA) 54 National Fuel Gas Code and 49 CFR 192, Transportation of Natural and Other Gas by Pipeline: Minimum Federal Safety Standards. Preventive maintenance for fuel burning equipment with a rated heat capacity of less than 10 million BTU (MMBTU) shall be reported to the Government. Deliverable H0003, Insignificant Emission Unit Maintenance and Reporting. The Contractor shall maintain gas lines, gas meters, and regulators (low pressure side to include building plumbing). The Natural gas distribution system includes natural gas lines outside the footprint of a building or structure up to the point of demarcation established by Atlanta Gas and Light, the privatized utility Contractor. The Points of Demarcation to the commercial source of each utility is delineated in the maps provided in TE H-002, Privatized Utilities Provider Demarcation Points.

2.4 Heating, Ventilation, and Air Conditioning (HVAC).

The Contractor shall provide preventive maintenance IAW manufacturer’s recommendations, industry standards, as-built drawings, and repair services for HVAC systems. Several HVAC maintenance and repair publications (i.e. UFC 3-400-series, Army Regulations and Technical Manuals, etc.) are found in Annex A - Section 7.2 Applicable Directives, Publications. The Contractor shall utilize these documents when providing services. The Contractor shall verify the preventive maintenance tasks lists in GFEBS and update as needed. Services include maintenance, repair, and installation of all components, devices, and equipment. Components include, but are not limited to: boilers, furnaces, compressors, blowers, motors, drive assemblies, control systems and wiring, freeze protection sensors, duct work, burner assemblies, temperature controls, registers, condensate drip pans, drains, grills, evaporators, air filters, and heat/air conditioning units, ensure sequence of operations is working as designed. The Contractor shall test Emergency HVAC shut off button as part of the annual preventive maintenance program to ensure proper operation and verify if HVAC units tied to the shut off button are shutting off properly and resetting to normal operation. Emergency Shut-off button Testing and Preventive Maintenance will be part of PM task list. Verify if proper signage for shut off switch is provided, replace if signage is failing. Work shall conform to the technical criteria in GFEBS of the systems and components listed in TE H-001, Preventive Maintenance Component and Equipment Inventory.

2.4.1 General.

The Contractor shall operate, maintain, repair, troubleshoot, and replace ventilation equipment and systems for comfort and non-comfort cooling requirements. All work shall be performed by qualified personnel IAW all applicable laws, regulations, and shall employ root cause analysis methods of problem solving and deliver workable options to the KO/COR for consideration. HVAC systems for process conditioning is included, such as exhaust fans (including bathroom exhaust systems) elevator mechanical room HVAC equipment, paint booths, welding hoods, vehicle exhaust venting systems, cold storage systems, etc. Deliverable K0010, Ozone Depleting Chemical Containing Appliance Repair Records.

2.4.2 Work Area/System Description.

Systems and equipment covered under this Section include, but not limited to, systems and equipment such as:

a. Air curtains

b. Air dryers

c. Cold Storage Plant (walk-in and reach-in)

d. Kitchen Exhaust Hood and MAU’s located in DFACs throughout Fort Gordon

e. Filters (air and coolant).

f. Guards, casings, hangers, supports, platforms, and mounting belts

g. Bathroom-exhaust fans.

h. Paint spray/vehicle exhaust equipment

i. Sand/grit blast and dust collection equipment

j. Vacuum equipment (continue numbering below)

k. Swimming pool heaters (that heat the pool water)

l. Domestic Hot water heaters

m. Sump pumps in mechanical rooms

n. Diffusers, grilles, registers and pipe insulation

o. All Solar Systems for domestic hot water

p. Comfort Heating and Cooling

q. Computer Room Air Conditioning

r. Flue vents

s. Smart electric meters, pulse kits for water and gas metering associated with EEDRS.

2.4.3 Inventory List.

The Contractor shall update and furnish an electronic version of the updated equipment inventory list using Excel spreadsheet, which includes the data identified in TE H-001, Preventive Maintenance Component and Equipment Inventory every six (6) months. The Contractor shall the updated listing to the KO/COR after the first sixty (60) calendar days of the contract start and on the first Monday of every sixth (6TH) month thereafter. For the first submittal, the sixty (60) calendar day period shall allow the Contractor sufficient time to verify equipment quantities (HVAC equipment, evaporative coolers, etc.) and types for the buildings listed on TE H-001, Preventive Maintenance Component and Equipment Inventory. All fields in this listing shall be updated and shall include all buildings and their equipment that were not listed, or incorrectly listed, by size, type, location, etc.

2.4.4 Work Performance.

All work shall be performed with a minimum of disruption of occupants and disturbance of other equipment that may be in the same area. Equipment removals shall be done with care and with the intent of reusing the existing ductwork, electrical connections, vents, and other tie-ins so that the costs for re-establishing functional operations are minimized. Reuse of tie-ins for flue vents, water piping, electrical connections, ductwork, etc., shall be made to facilitate the adaptation of existing hardware and conditions to the new piece of equipment. For example, the Contractor shall supply an extension of an electrical conduit for power if the adaptation to connect the new equipment requires it for proper and safe operation. Under no circumstances shall the Contractor leave the condition of the mechanical equipment in an inferior state of repair or code compliance status due to adaptation problems, unforeseen conditions, or difficulties encountered by the Contractor. Adaptation shall include compliance with current building codes to the greatest extent possible.

2.4.5 Priority 1 DMOs.

The Contractor shall respond to Priority 1 DMOs during the heating and cooling peak seasons, refer to TE A-2.1, Estimated Demand Maintenance Order, DMO, Workload Data for historical data.

2.4.6 Seasonal Changeover Requirements.

a. Schedule. The Contractor shall provide an annual schedule that describes his procedures to ensure seasonal changeover requirements are met within sixty (60) calendar days of the start of the contract and annually thereafter. Deliverable H0004, Seasonal Change Over Schedule.

b. Spring Changeover. Spring startup/shut-down shall be accomplished during a two (2) week period, usually in the month of March or April, and will address the start-up of cooling systems that provide summer cooling only and the shut-down of heating systems that provide winter heating only. Seasonal weather variations may require the startup/shutdown to take placer earlier or later in the season.

c. Fall Changeover. Fall shut-down/startup shall be accomplished during a two (2) week period, usually in the month of September or October, and will address the shut-down of cooling systems that provide summer cooling only and the start-up of heating systems that provide winter heating only.

2.4.7 Chemical Treatment.

The Contractor shall implement a program of chemical treatment for open and closed systems (boilers, chillers and cooling towers) specifically designed to protect the equipment, to maintain manufacturers recommended efficiencies, to conserve water and to meet State and Federal Regulations. The Contractor shall maintain files of inspections, chemical usage and laboratory analysis of all HVAC systems receiving chemical treatment. The Contractor shall include these in the preventive maintenance schedules and in the TE H-001, Preventive Maintenance Component and Equipment Inventory.

2.4.8 Utility Monitoring and Control System.

The Contractor shall coordinate with the Utilities Monitoring and Control System (UMCS) Contractor. Facilities have installed mechanical, electrical, electronic components in various systems in the mechanical spaces and throughout the buildings. The Contractor shall protect the UMCS devices and indicators when performing normal duties. The Contractor shall coordinate disconnection and reconnection of these UMCS components with the COR. The Contractor shall be responsible for notifying the COR prior to commencing and after completion of work. The Contractor shall utilize the TE H-003, UMCS Demarcation List, to assess the point of responsibility for specific UMCS control devices. The demarcation list will be maintained by the UMCS section. For all devices the Contractor is responsible for delineated in the demarcation list, coordination with UMCS is required in connection with the services required. The UMCS Contractor will be responsible for all repair and replacement of all UMCS related controls. Once the Contractor has determined that the issued DMO is related to local and/or UMCS controls, the DMO will be forwarded to the UMCS contractor for completion.

2.4.8.1 System Controls.

The Contractor shall be responsible for installation and maintenance of UMCS related items when the installation requires a shutdown of building services (e.g., replacement of flow switches or meters on piping, replacement of current transformers on electrical wiring, installing/replacing thermo-wells in piping, installing/replacing electrical metabolic tubing as needed). The Contractor shall notify UMCS personnel within one (1) hour when UMCS controlled or monitored equipment is taken out of service.

a. The Contractor shall be responsible for installation, maintenance, repair, and calibration to building control systems and components, which provide input to the UMCS. Examples of such components include, but are not limited to: Air Handling Unit (AHU) controls, chiller and boiler controls, generator controls, electrical distribution equipment, natural gas, LP gas, oil, water and electrical meters, Direct Digital Controllers, Variable air volume (VAV) Controllers, and Unitary Controllers. Device manufacturers include, but are not limited to: Johnson Controls, Metasys, TCS/Basys, Siemens, and Staefa. Any devices to be replaced with a non-direct replacement shall be coordinated with and approved by the UMCS contractor for compatibility. All manufacturers’ data shall be submitted.

2.4.8.2 Related Components and Accessories.

The Contractor shall be responsible for all related items of equipment not previously described or identified but that are connected-to and an integral working part of HVAC systems. The Contractor shall repair and maintenance electric motors (Repair or Replacement of motor or pumps shall be high efficiency Energy Star Equipment), pumps, shaft couplings, variable-frequency-drives, drive pulleys, drive belts and belt safety- covers.