Annex H Facility Maintenance - 18 Feb 22.pdf

Annex H (CLS 411 Facilities Maintenance) FRAGO 1 to OPORD 18-011: IMCOM Enterprise Base Operations (BASOPS) Performance Work Statement (PWS) Templates

Annex H

Facility Maintenance

4 December 2021

Table of Contents

1.0 General Information………………………….……………………………………………….5

1.1 Overview ................................................................................................................. ……5

1.1.1 Diagnosis and Analysis

1.2 Components

1.3 Work Management and Control

1.3.1 Reporting Requirements

1.3.2 Publications and Forms

1.3.3 Facilities Maintenance Instruction

2.0 DESCRIPTION OF SERVICES

2.1 Facility Workload

2.1.1 BUILDER Sustainment Management System

2.2 Natural Gas Appliance and Equipment

2.3 Heating, Ventilation, and Air Conditioning (HVAC)

2.3.1 General

2.3.2 Seasonal Changeover Requirements

2.3.3 Chemical Treatment

2.3.4 Building Operations Center

2.3.5 Related Components and Accessories

2.4 Eye Washes and Safety Showers

2.5 Roof Gutters, Drains, and Downspouts

2.6 Automatic Doors

2.7 Overhead Doors

2.8 Gates, fences, barriers and Dock Levelers

2.9 Air Compressor Maintenance & Repair

2.10 Plumbing

2.10.1 Components

2.10.2 Leaks

2.10.3 Sump Pumps and Septic Tanks

2.10.4 Hot Water Tanks

2.10.5 Backflow Preventers

2.10.6 Grease Traps

2.10.7 Urinals……………..……………………………………………………………………22

2.10.8 Wash facilities/racks

2.10.9 Oil Water Separators

2.11 Sanitary Wastewater Treatment and Collection System (Septic Tanks)

2.12 Industrial Wastewater Treatment Plant (IWTP)

2.13 Heating/Cooling Plants

2.14 Winterization and De-Winterization (Mothballed Buildings)

2.15 Chemical Treatment of Water Systems

2.16 Lift Stations

2.17 Maintenance Cycles

2.18 Electrical

2.18.1 Emergency Fixtures

2.19 Auxiliary Generators

2.19.1 Perform PM of Auxiliary Generators

2.19.2 Temporary Generator

2.20 Grounding Point Checks

2.20.1 Grounding Points, Lightning Protection, and Cathodic Protection Maintenance .. 27

2.21 Security Systems

2.22 Fire Alarm, Fire Suppression and Building Mass Notification Systems

2.22.1 Fire Alarm Systems

2.22.2 Hazmat Fire and Hood Suppression Systems

2.23 Playgrounds

2.24 PM for Barracks Buildings

2.24.1 Unscheduled Tasks

2.24.2 Between Occupancy Maintenance…………………………………………………..29

2.25 Elevator Maintenance

2.26 Swimming Pools and Hot Tubs

2.27 Keys and Locks

2.27.1 Key Control

2.27.2 Lock Combinations

2.28 Food Service Equipment (FSE)

2.29 Dining Facility (DFAC) Maintenance

2.29.1 General

2.30 Crane and Load Scales Maintenance and Load Testing

2.30.1 General

2.30.2 Preventive Maintenance Plan

2.30.3 Crane Operator Training

2.30.4 Load scales

2.31 Glass and Glazing

2.32 Aircraft Arresting System (ASS)

2.33 Gas Monitoring and CO Sensors……………………………………………………………38

2.34 Ski Lift………………………………………………………………………………………….38

2.35 Repair of Snow Making Equipment…………………………………………………………39

2.36 Repair of Bailers and Compactors…………………………………………………………..39

2.37 Sanitation Services……………………………………………………………………………39

2.38 Repair of Miscellaneous Items………………………………………………………………39

3.0 WORK CAPABILITY LEVELS

4.0 SELF-HELP PROGRAM

4.1 Scope of Services

4.2 Operation of Self-Help Supply Stores

4.2.1 Hours of Operation

4.2.2 Location and Set up

4.3 Self-Help Training Plan

4.3.1 Scheduled Training

4.3.2 Training Certification

4.3.3 Additional Training Courses

4.4 Work Management and Control

4.4.1 Publications and Forms

4.4.2 Authorization

4.4.3 Facility Manager

4.5 Self-Help Center Warehousing

4.5.1 Labeling of Supplies

4.5.2 Supplies and Materials Inventory

4.6 Customer Identification and Record Keeping

4.7 Display Area

4.8 Issue of Items

4.8.1 Supplies and Materials

4.8.2 Tools and Equipment

5.0 OPERATION AND MAINTENANCE OF ENERGY CONSERVATION SYSTEMS

5.1 General

5.1.1 Replacement of Solar Panel

5.1.2 Roof Leaks

5.1.3 Occupancy Sensors

5.1.4 Replacement Standard

5.2 Preventive Maintenance Requirement

5.2.1 Monthly Inspections and Maintenance PV

5.2.2 Washing of Photo Voltaic Systems

5.2.3 Solar Day Lighting Electrical Systems

5.2.4 Sensor Adjustment. Adjustment

5.2.5 Efficient Upgrade

6.0 SIGN SHOP OPERATIONS

6.1 General…………………

6.1.1 Sign Design

6.1.2 Type of Paint

6.1.3 Traffic Sign Material Specification

6.1.4 Traffic Signs

6.1.5 Informational Signs

6.1.6 Directional Signs

6.1.7 Inspect and Survey

7.0 Utility Systems……………………………………………………………………………………..47

7.0.1 Electric Distribution System…..………………………………………………………47

8.0 Uninterruptible Power Supply(UPS Systems………………………………………………

9.0 Area Lighting………………………………………………………………………………………..48

9.1 Traffic Controls General………………………………………………………………………...48

9.2 Repair and Maintain Traffic Signals and Flashers……………………………………………45

9.3 Preventive Maintenance Requirements……………………………………………………….45

9.4 School Flashing Lights…………………………………………………………………………..45

9.5 Airfield Lights……………………………………………………………………………………..45

10.0 Utility Marking……………………………………………………………………………………...49

11.0 Pumps and Pumping Stations…………………………………………………………………..49

12.0 Natural Gas and Propane Distribution System………………………………………………49

13.0 Propane Tanks and Distribution Systems…………………………………………………….49

14.0 Water Distribution Systems……………………………………………………………………...50

14.1 Secondary System……………………………………………………………………………50

14.2 Water Lines……………………………………………………………………………………50

14.3 Backflow Prevention Program……………………………………………………………

14.4 Wastewater Collection System….…………………………………………………………...51

14.5 Mains and Service Lines………………………………………………………………………51

14.6 Replacing Pipe…………………………………………………………………………………51

14.7 Sewage Lift Station for Septic Systems…………………………………………………

14.8 Manholes……………………………………………………………………………………….52

14.9 Sanitary System Maintenance……………………………………………………………

14.10 Ordinances…………………………………………………………………………………

14.11 The Contractor shall perform the work IAW the following:……………………………...52

15.0 Storm Water Collection System……………………………………………………………… 52

15.1 Provide and Install storm drain markers…………………………………………………….53

15.2 Inspect storm drains and gutters…………………………………………………………

15.3 Excavation and Backfilling………………………………………………………….………..53

15.4 Storm Water Collection Main Repair………………………………………………………..53

15.5 Catch Basins…………………………………………………………………………………..53

15.6 Storm Sewers/System………………………………………………………………………..53

16.0 Preventive Maintenance………………………………………………………………………...54

16.1 Storm Water Collection System…………………………………………………………….54

16.2 Storm Sewers.…………………………………………………………………………….….54

16.3 Storm Drainage Service Disruption…..……………………………………………………54

16.4 Compliance..………………………………………………………………………………….54

16.5 The Contractor shall perform the work IAW the following:………………………………54

17.0 Reporting Requirements……………………………………………………………………….55

17.1 Installation Storm Water Management Plan (SWMP)…………………………………….55

17.2 SWMP Review………………………………………………………………………………..55

17.3 Adhere to SWMP……………………………………………………………………………..55

17.4 Develop Inspection Form..…………………………………………………………………..55

17.5 Integrated Contingency Plan (ICP).………………………………………………………..55

17.6 Submittal Plan...……………………………………………………………………………..55

17.7 ICP Compliance.……………………………………………………………………………..55

17.8 Cleaning and Inspection Logs.…………………………………………………………..55

18.0 Training…………………………………………………………………………………………55

19.0 Certification…………………………………………………………………………………….55

20.0 Other Utility Systems………………………………………………………………………

21.0 Fuel Storage and Distribution Systems…………………………………………………...56

21.1 Monthly Inspections………………………………………………………………………...56

22.0 Fuel-Powered Pump Maintenance………………………………………………………… 56

23.0 Emergency/Backup Generators…………………………………………………………… 56

24.0 Other Water Distribution Systems……………………………………………………… ... 56

25.0 Water Standpipes………………………………………………………………………………56

26.0 Other Sanitary Wastewater Collection Systems………………………………………….56

27.0 Fireloop System Hydrants……………………………………………………………………56

27.1 Flow Testing………………………………………………………………………………….56

27.2 Backflow Preventers…………………………………………………………………………56

28.0 Training of Personnel…………………………………………………………………………..57

28.1 Records Availability…………………………………………………………………………..57

28.2 Water Stop Boxes.…………………………………………………………………………...57

28.3 Water Testing & Disinfecting..………………………………………………………………57

29.0 Monitoring Systems……………………………………………………………….…………..57

30.0 Golf Courses………………………………………………………………………….…………57

31.0 Athletic Fields………………………………………………………………………….………..57

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 TE 01 Real Property per Category Code (CATCODE) Unit of Measure. 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 DPW-Environmental Division, if within Historic District or Landscape, see TE 40 Historic Buildings.

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 Wainwright 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 TE 01, Real Property per Category Code (CATCODE) Unit of Measure.

Under this contract the basis for the real property square footage will have a deviation as noted in the TE 01 for each type of category code 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, HVAC work, flooring, minor roofing, metalwork, fire alarms, glass and glazing, demolition and other trades that relate to the maintenance and repair of real property facilities. The Contractor shall perform both PMOs Preventive Maintenance and OWOs on all real property listed in TE 01.

b. There is a wide variety of facilities at Fort Wainwright 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.

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 Wainwright, 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 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) or the Contracting Officer

Representative (COR).

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

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

iv. When notified of unsatisfactory performance the KO, COR or other regulatory agencies (Fort Wainwright Safety, TCEQ, OSHA, FRA, Industrial Hygiene, DES, etc.)

v. After any unplanned stoppage, outage, or failure of a Utility system or major utility system component.

1.2 Components. The Contractor shall perform preventive maintenance (PM) 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. Chapels, and recreational facilities

g. Childcare facilities

h. Barracks

i. Dining Facilities

j. Range facilities

k. HVAC systems

l. Fire alarms

m. Roofs, flashing and fascia

n. Installed building equipment

o. Caulking around windows and doors

p. 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 30 calendar days of the start of the contract, the Contractor shall submit to the KO/COR a Service Plan organized by Functional Area. The Service Plan shall describe all preventive maintenance services to be performed and their frequencies as reflected by this Contract, 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. The Contractor shall submit the plan annually for Contracting Officer 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 68 Snow and Ice Removal Priority List. At the request of the COR, the Contractor shall perform snow removal for above Underground Storage Tanks, (USTs) as shown in TE 76 List of USTs.

c. Freeze Plan. Within 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.

1.3.1.2 Emergency Utilities Operating Procedures. The Contractor shall explain in his 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 a procedure to follow in the event that electrical power to buildings or portions thereof is lost; a procedure to follow in the event of a water supply emergency due to interior water distribution line ruptures, freeze-ups, or contamination of the water supply; a procedure to follow in the event of a natural gas or propane emergency; a procedure to follow in the event that the Installation sewage collection systems malfunction due to failure of sewage lift stations, or an interior pipeline rupture; and include a procedure to follow in the event of a UPS or Emergency Generator outage or breakdown. The plan shall outline a contingency plan for providing repair, replacement, or backup power sources such as rental units during the outage or breakdown.

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

• Pest Control

• Command-Directed operations support

• Natural disasters

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

• Emergency work for the security or protection of Government property

• Emergency work due to loss of air conditioning or heating

• Emergency work due to loss of operation of refrigeration and kitchen equipment

• Emergency work due to a malfunction in fire alarm systems

• Response to emergency DMOs

1.3.2 Publications and Forms. Specific publications and forms required for the accomplishment of work described in this CLS are listed in PWS Para 7.2, Applicable Directives, Publications and Forms.

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

2.0 Description of Services. The preventative Maintenance program is scheduled by the Government through GFEBS and will include items listed in TE 48 PM Preventative Maintenance Inventory. PM 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 listed in TE 03 IAW the manufacture’s recommendations. At a minimum the contract will perform preventative maintenance IAW TE 54. Work that is outside the scope of a PMO shall be accomplished through a DMO or OWO.

Variances to PM schedule will be limited to renovations, addition of new equipment to existing facilities, addition of new facilities, and demolition of existing facilities. Contractor recommended deviations from the scheduled PMO’s must be submitted to the COR for approval and assessment on the impact of the schedule change. In the event of a conflict, the COR may elect to enforce the original schedule, allow the schedule change as revised, attempt to work out a mutually agreeable schedule revision. Specific frequency’s for PMO’s are listed in TE 58.

The acceptable deviations for these tasks are as follows:

• Annual, Bi-annual, Semi-Annual – 4 weeks after scheduled date,

• Quarterly – 2 weeks after scheduled date

• Weekly – 1 day after scheduled date,

• Daily - anytime during the day shift each day of the year, � Seasonal – during the month specified.

• Monthly, Bi-Monthly – 5 days after scheduled date.

2.1 Facility Workload. TE 53 provides PM workload requirements for this service and includes historical data from FY 16 through FY 20. The historical data detail the completed OWOs, PMOs, and PWOs

2.1.1 BUILDER Sustainment Management System. BUILDER Sustainment Management

System (SMS). BUILDER SMS is a web-based asset lifecycle management software application developed by the US Army Corps of Engineers – Engineer Research Development Center – Construction Engineering Research Laboratory (USACE-ERDC-CERL). The Contractor shall perform BUILDER FCI updates and new Facility Condition Assessments (FCA) utilizing the most current version of the BUILDER SMS application, and shall collect, update, and maintain facility data in the BUILDER SMS database for Fort Wainwright.

2.1.2 BUILDER SMS Personnel and Access. The Contractor shall provide qualified and trained personnel for execution of BUILDER SMS inspections and data entry. Exceptions to this experience level shall be coordinated with the COR and Functional Manager prior to user access to the BUILDER SMS program. Contractor data managers and assessors shall be capable of understanding and interpreting design documents (drawings, specs, etc.) and be able to accurately identify and asses the condition of field inventory. Assessors shall be familiar with and be able to employ BUILDER/BRED programs for the collection and storage of data.

2.1.3 BUILDER Program Manager. The BUILDER Program Manager is a Government employee, and will be designated by the DPW. The BUILDER Program Manager responsibilities include, but are not limited to, generating the Contractor’s BUILDER Annual Inspection Schedule and Annual Work Plan, analyzing monthly reports (CDRL D02R75), performing quality assurance of collected BUILDER data, as well as providing direction on data standardization, data corrective actions, and BUILDER program changes.

2.1.4 Data Managers. The Contractor shall identify both a BUILDER SMS lead and alternate Data Manager for coordinating actions with the COR and BUILDER Program Manager. Data Managers are responsible for the management of all collected inventory and assessment data, providing BUILDER generated reports, ensuring proper file management of BUILDER data files, and 100% accountability of the data. The Data Manager shall develop and implement procedures to identify, prevent, and ensure non-recurrence of defective services. The Data Manager is also responsible for performing quality control and data integrity checks on all inspection data to ensure all necessary areas of a facility have been inventoried and assessed and reflected in FCA and FCI inspection data.

2.1.5 Facility Assessors. The Contractor shall provide qualified discipline specific facility assessors for inspections and data entry into the BUILDER SMS program. Facility Assessors are responsible for performing facility inventory and condition assessment related to their specific discipline area. Facility Assessors should be familiar with the ASTM UNIFORMAT II standard for classifying building elements as it pertains to their discipline area. Facility Assessors are responsible for entering inventory and assessment information into the BUILDER Remote Entry Database (BRED) which is a Windows (PC) based software.

2.1.1.4 BUILDER SMS Program Access. The Contractor shall coordinate BUILDER SMS program access for managers and assessors through the COR and the Functional Manager.

Contractor personnel shall perform on-site training with incumbent trained personnel or provide years of experience with BUILDER SMS, and review all applicable USACE-ERDC-CERL provided training material prior to requesting system access.

2.1.5 BUILDER SMS Inspections. The Contractor shall perform BUILDER FCI inspections and data updates IAW the annual BUILDER Fort Wainwright Work Plan, and conduct visual inspections and FCA for all new facilities and components in the Fort Wainwright BUILDER SMS database. Building components inspected during the FCA, and during new system or component assessments, shall be inventoried using BUILDER methodology IAW the latest versions of the Army BUILDER Inventory Manual, the BUILDER Condition Assessment Manual for Building Component-Sections, the BUILDER SMS Inventory and Assessment

Implementation Guide, and the BUILDER Component Catalog (TE D0006). Inventory data shall be collected and input into BUILDER in compliance with ASTM UNIFORMAT II work breakdown structure. The Contractor shall only assess facilities and inventory considered Real Property. The Contractor shall utilize the direct rating inspection method, unless otherwise specified by the Functional Manager.

2.1.6 New BUILDER Facilities and Components. The Contractor shall perform an initial FCA IAW TE D0006. Initial FCA and new component assessments shall be limited to facility real property items within 5 feet of the facility line with the exception of equipment located adjacent to the facility that directly support the facility such as, but not limited to, fuel storage tanks, generators, exterior transformers, etc. The Contractor shall inspect all existing components in the facility, to include components not previously assessed in the initial Fort Wainwright FCA to include, but not limited to Variable Air Volume devices, Variable Refrigerant Flow cassettes, and other above ceiling devices. The Contractor shall only perform new facility FCAs upon receipt of an approved 4283 from the Government. All additional facilities added to the BUILDER SMS program, as well as items which could not be inspected due to safety concerns, shall be reported on CRDL D02R27.

2.1.7 Historical Buildings. If the facility is identified as a historical building, the Contractor shall coordinate with the BUILDER Program Manager to unlock the historical field in BUILDER SMS for these facilities. These facilities shall be identified in CDRL D02R75.

2.1.8 Missing Systems. The Contractor shall delete systems which do not exist within a building in the BUILDER database. Deletions cannot be made in BRED. An inventory comment added at the building level is required to document and justify any missing systems in the Facility, and these items shall be identified in CDRL D02R75.

2.1.9 Assessment and Inspection Considerations. The Contractor shall adhere to the following standard considerations for assessments and inspections. The Contractor shall also adhere all special considerations identified by the COR, Functional Manager, and Post Safety for the execution of their assessments and inspections.

2.1.10 Confined Space Assessments. The Contractor shall perform confined space assessments. If a facility component is located in a confined space, the Contractor shall perform all required permitting actions IAW guidance from Post Safety and other applicable agencies. These components and their locations shall be identified in CDRL D02R75.

2.1.11. Ladders. The Contractor shall use ladders when it is necessary to view items needed for the inventory that are located in mechanical rooms or at the exterior.

2.1.12 Hazardous Areas. The Contractor shall not perform assessments on sloped roofs, attics, or crawl spaces, or other areas with potential safety hazards, unless given direction from the COR. If hazardous conditions prevent safe access (e.g. presence of hazardous material, uneven floor/roof surface prohibits safe ladder footing, etc.), the Contractor shall coordinate with the Functional Manager for access or removal of hazards as applicable. Assessments on flat roofs will only be conducted if safe access is available.

2.1.13 Safety Hazard Reporting. The Contractor shall submit a list of identified hazards during the execution of FCA assessments and FCI Inspections. Hazards include any signs of mold, lead, and asbestos, as well as electrical, utility, and equipment hazards that may result in loss of life, limb, or eyesight. These hazards and deficiencies shall be reported on CDRL D02R75.

2.1.14 Concealed Components. In cases where items cannot be at least partially evaluated visually due to concealment, the Contractor shall not input an inspection rating for the applicable component-section. For these items, the Contractor shall enter an Inspection Comment stating the “Component could not be evaluated due to concealment, component is Age Based.” In cases where a partially concealed component shows visible signs of a problem, those issues shall be noted by the Facility Assessor.

2.1.15 Access Restrictions. If an area of a building or a specific piece of inventory cannot be assessed for any reason, the facility assessor must document the cause in an inventory or inspection comment as appropriate.

2.1.16 Material Quantities. The Contractor shall count/measure all inventories during performance of all new FCAs, new component assessments, and FCI update inspections. The Contractor is only permitted to estimate quantities when direct measurement is not possible.

Estimated quantities shall only be used for unseen electrical wiring and piping items for inventory items. Items that cannot be visibly assessed will be inventoried based on as-built drawings. All estimated inventory shall include a Section Comment noting the estimation.

2.1.17 BUILDER Templates. For Facility Building System inventories for similar facility types and footprints, the Contractor may create inventories using BUILDER facility templates or the “Copy Sections” feature in BUILDER. Contractor inspection sampling methods within a building may be utilized provided they conform to the guidelines expressed in the BUILDER Condition Assessment Manual. Sampling Names should be clear and provide a location of the sample.

Regardless if a template is used, or if manual entry is performed, each facility must have an individual walk-through to verify accurate building inventory, quantities, determine what services are present (water, electrical, heat, etc.), and a direct rating of the condition of the components.

2.1.18 Assessment Ratings. Facility Assessors shall utilize the BUILDER SMS Direct Rating Assessment method supplemented with specific distresses observed when the component-section is given any rating lower than Green minus (G-). The specific 23 BUILDER distresses and their associated definitions are found in the BUILDER SMS Condition Assessment Manual.

Assessment ratings shall be based upon the observable and documentable condition of the component. Inspection ratings document the inventory’s current condition and shall not be adjusted for anticipated condition following planned repairs or replacement.

2.1.19 Unique Installed Building Equipment. The Contractor shall coordinate with the COR/ACOR and Functional Manager prior to conducting a Building System Inventory of Installed Real Property (Installed Building Equipment or IBE) specialty equipment not found in any UNIFORMAT II Building System classifications. Component-section information for these items shall input into BUILDER SMS under E109090 with a full description of what makes the equipment unique. The BUILDER Program Manager will coordinate with CERL to create a component section classification for these items on future program updates.

2.1.20 HCFC Equipment. The Contractor shall identify all HVAC equipment with Class II controlled compounds (e.g. hydrochlorofluorocarbons (HCFCs) R-22 refrigerant) through specific ratings and inspection comments. The highest assessment rating assigned to a piece of equipment containing these substances shall be no greater than Amber+ with an Assessment Comment that describes the substance. Should the equipment be in worse condition than Amber+, the Contractor shall adjust the rating accordingly and provide an Assessment Comment stating the reason for the lower Assessment rating as well as noting the presence of the Class II controlled compound.

2.1.21 Inspection Quality. Facility Assessors shall incorporate user interviews, work order histories, or other approved sources when determining the condition of a component-section, (i.e. not rating a piece of equipment Green simply because the paint looks good). Supplemental information related to the provided assessment shall be provided in the BUILDER inspection comment.

2.1.22 Inspection Methodology. The Contractor shall make every effort to ensure that the individual assessment team members fully understand this specific rating method. Cross checking and comparing the results by different assessment teams of buildings where ratings have been completed shall be a standard sampling practice in the Contractor’s QC Plan to ensure that each discipline sees and rates deficiencies in the same manner and with the same result. The documented results of these cross check shall be provided to the COR and Functional Manager upon request.

2.1.23 Sectioning Requirements. The Contractor shall coordinate with the BUILDER Program Manager prior to conducting field work to ensure sectioning requirements are clearly identified.

The Contractor shall ensure all Facility Assessors use facilities naming convention consistent with Army BUILDER SMS Inventory and Assessment Implementation Guide, and BUILDER Program Manager guidance on equipment manufacturer naming convention, unique equipment types, location names, and other fields to create uniformity and standardization in BUILDER inventory data.

2.1.24 Facility Assessor Comments. The three main types of BUILDER comments are building, inventory, and inspection comments. The Contractor shall populate facility building level comments with missing systems, renovation dates, areas of the building not accessible during the assessment, and if facility drawings are included or not. The Contractor shall input inventory and inspection comments in accordance with the standards listed in the Army BUILDER SMS Inventory and Assessment Implementation Guide, as well as BUILDER Program Manager guidance.

2.1.25 Facility Drawings in BUILDER SMS. The Contractor shall upload, maintain, and validate floorplans associate with each facility input into the BUILDER SMS program. The Contractor shall upload floorplans in PDF format for all users to be able to open and utilize this information.

The Contractor shall make notes of any changes to a facility’s floorplans and shall upload updated drawings when applicable. The Contractor shall submit discrepancy list of inspected equipment and floorplan inaccuracies on CDRL D02R75.

2.1.25 Photographs. The Contractor shall comply with all photography regulations specific to the Installation and confirm these photo requirements with the Installation Security prior to conducting fieldwork. The Contractor may be required to obtain camera passes and have all photographs reviewed by Installation and Unit Security. The Contractor will follow typical photograph etiquette, which includes not photographing people (especially children), identification cards/badges, weapons or parts of weapons, vehicles or airplanes, and signs that would identify the Installation location. The Contractor shall only photograph the inventory item needing to be captured not wide-angle shots that depict more than that necessary to visually capture the item.

2.1.26 Representative Photographs. The Contractor shall take one photograph of the front elevation, or a representative elevation view of each side of the building, and upload that photograph to the BUILDER database attached to the facility record.

2.1.27 Rating Threshold for Photographic Entries. The Contractor shall take a representative photograph(s) of any component given less than Green Minus (G-) to include paint ratings, and shall attach it to each specific inspection and uploaded into BUILDER. More than one photo may be uploaded. The photograph(s) should capture all functional components of the equipment and the data plate. Photograph(s) taken must contain enough detail to clearly capture the component and the severity of the observed distress. The photograph will be attached to the specific Assessment within BUILDER utilizing the stand-alone BRED program and/or the web-based BUILDER interface. Photo resolution and/or file size shall be minimized but shall retain enough resolution to adequately show relevant visual details.

2.1.28 Recordkeeping. Upon request of the Government, the Contractor shall provide all photographs taken during the site assessments. Photographs shall be grouped in folders by building number, and named with sufficient detail as to allow the viewer to understand the intent of the photo (i.e., building number, system, component, and date taken). The resolution of the photograph(s) should be high enough to view on a digital system and see data plate information.

2.1.29 Facility Real Property Validation. Validation of the Real Property information within the BUILDER database is part of the BUILDER FCA and inspection process. Authoritative Facility Real Property information detailing all facilities officially located on Fort Wainwright are be pre-populated into BUILDER by USACE-CERL. New facility FCAs shall be coordinated with the BUILDER Program Manager to bring Real Property Information into BUILDER. The Contractor shall export the “Final 9 Facility System Quick View Report” from the BUILDER database in order to confirm actual facility information. The Contractor shall coordinate with the BUILDER Program Manager and Facility Managers to validate facility information.

2.1.30 Real Property Discrepancy List. The Contractor shall utilize TE A0003- Real Property Listing for Fort Benning to develop a Real Property Discrepancy List which records any discrepancies between the provided real property data and physically validated facility data (building square footage, construction date, etc.). Facility square footage shall be calculated into Gross Square Feet (GSF). The Contractor shall coordinate new facility FCAs with the BUILDER Program Manager and DPW Real Property to determine appropriate methods of measuring facility square footage. All Real Property discrepancies shall be reported on CDRL

D02R75.

2.1.31 BUILDER SMS Sustainment. BUILDER SMS utilizes USACE-CERL proprietary algorithms to generate component lifecycle curves based on component age, condition, type, size, and other asset characteristics. The BUILDER Annual Inspection Schedule generated by the BUILDER Program Manager shall provide the Contractor with inspection tasks to verify component condition for identified components on an annual basis. Depending on the various condition factors, BUILDER components require different inspection frequencies once certain threshold limits are crossed, or are predicted to be crossed. Based on the BUILDER Annual Inspection Schedule, the Contractor shall perform all annually required inspections to verify condition of the identified BUILDER components.

2.1.32 Work Order Generated FCI Changes. The Contractor shall coordinate with all applicable Contractor facility maintenance and project management personnel to update the Fort Wainwright BUILDER SMS database with the most current FCI condition ratings for all BUILDER components. All Demand Maintenance Orders (DMOs) and Project Work Orders (PWOs) which effect Facility Condition Index of BUILDER inventoried components shall be used to update BUILDER component condition ratings. Facility Assessors shall perform a direct condition rating of the component based on work completion photos, Contractor maintenance and project manager feedback, and BUILDER assessment guidelines in TE D0006. Equipment replacements shall be direct condition rated and inventoried in BUILDER SMS IAW TE D0006 and Section D.2.7.2

2.1.33 Knowledge Based Inspection (KBI) Requirements. The Contractor shall assess components based on annual KBI requirement generated from BUILDER. This requirement is only applicable to roofs and dynamic facility components. This only includes UNIFORMAT II sections B30 Roofing, D10 Conveying, D20 Plumbing, D30 Heating, Ventilation and Air Conditioning (HVAC), D40 Fire Protection, D50 Electrical, and E10 Other Equipment.

Additionally inspections for D10-50 and E10 will be limited to components with section details The purpose of this inspection is to verify condition of the applicable BUILDER components, and for quality control and assurance of the Contractor’s BUILDER inventory condition update process.

2.1.34 Real Property Validation. Upon receipt on an approved 4283 from the Government, the Contractor shall validate Real Property GSF for Fort Wainwright BUILDER SMS. This validation shall record any discrepancies between the current real property data and physically validated facility data (building square footage, renovation date, historical buildings, etc.). Facility square footage shall be calculated into GSF, and shall be coordinated with the BUILDER Program Manager and DPW Real Property to determine appropriate methods of measuring facility square footage.

2.1.35 Contractor Quality Control of BUILDER SMS. The Contractor’s Quality Control Plan (QCP) shall include inspections of the BUILDER System for data quality, data accuracy, missing information, nomenclature standardization, and identified deficiencies. The Contractor shall submit a report of these inspections on a monthly basis on CDRL D02R75, no later than the 5th day of each month. This report shall contain an accurate, up-to-date account of all BUILDER work tasks performed and shall include all sections detailed below.

2.1.36 BUILDER Annual Inspection Updates. The Contractor shall to include all facility component inspections performed in the month of execution in accordance with the BUILDER Annual Inspection Plan. This report shall project the remaining component inspection schedule for the fiscal year IAW the BUILDER Annual Inspection Plan.

2.1.37 New FCA and New Component Updates. The Contractor shall update BUILDER SMS with all new facility FCAs and new system assessments performed during the month of execution. These updates shall include all facilities and components which were assessed, the date of inspection, and their condition ratings, for verification of their entry and data quality in BUILDER. New FCAs reported shall include the corresponding approved 4283 document number as justification.

2.1.38 Work Order FCI Updates. The Contractor shall enter all DMOs and PWOs resulting in a BUILDER component condition rating updates into BUILDER SMS in the month following their finished execution. The Contractor shall report and maintain records on the BUILDER inventory component, which was updated, what the previous rating was, new condition rating, date of the condition update, and the applicable work order identifiers as justification for the change in rating.

2.1.39 Real Property Discrepancy List. Report shall list the BUILDER facility building level comment which was validated, the previous recorded GSF of the facility, the new recorded GSF of the facility, the date of the validation, and exterior photos IAW section D.2.7.2.9.1. This section of CDRL D02R75 shall be submitted to DPW Master Planning, the Functional Manager, the COR, and the KO for their review.

2.1.40 Special Facility, System, and Inspection Conditions. The Contractor shall report all newly identified historical buildings IAW Section D.2.7.2.1.1, all missing systems identified IAW Section D.2.7.2.2, all components identified in confined spaces IAW section D.2.7.2.3.1, and all components identified in hazardous areas IAW section D.2.7.2.3.3

2.1.41 Identified Safety Hazards. The Contractor shall report all safety hazards identified in monthly FCA assessment and FCI inspections IAW section D.2.7.2.3.4. All safety deficiencies shall be listed and include the facility, component, date of inspection, description of the safety issue, picture of safety issue, and applicable associated work order identifiers submitted to remediate the hazard.

2.1.42 Inventory Management. The Contractor shall use BUILDER SMS to track, monitor, and maintain Installed Building Equipment (IBE) in order to maintain an accurate Real Property inventory of Government assets in each facility. The Contractor shall provide repair records for items in the asset inventory to the Government NLT last working day of the month on CDRL D02R76. The Contractor shall not use BUILDER SMS as a replacement for managing shop stock items.

2.1.42 Asset Tagging. The Contractor shall perform asset tagging and inventory IAW the Army Asset Guide, and the Builder SMS Program, for installed building equipment in real property facilities as directed by The Functional Manager or his designee. All assets that have a make, model, and serial number, shall be inventoried by the Contractor and tagged with a barcode and unique identifier for tracking maintenance and follow-on equipment inspections. Upon receipt of an approved 4283 from the Government, the Contractor shall perform asset tagging on all non-visible assets, and other assets not currently inventoried in the Garrison XXX BUILDER SMS database, to include but not limited to Variable Air Volume (VAV) boxes, Variable Refrigerant Flow (VRF) systems. Contractor shall tag and input all newly installed equipment into the BUILDER SMS program, and ensure all applicable new equipment are connected into the current UMCS system. The Contractor shall provide the Government with access to the asset inventory database and provide reports upon request.

2.1.43 Mechanical Room Inspections in BUILDER Facilities. The Contractor shall inspect mechanical rooms for deficiencies and place work orders for repairs IAW TE D008. As part of this inspection, the Contractor shall tag assets IAW TE D0007 and update the Contractor’s running record of these assets, to include updates to BUILDER SMS. The Contractor shall provide these records upon request of the Government. The Contractor shall perform mechanical room inspections in facilities not covered by TE D0008 upon receipt of an approved work order.

2.1.44 Contractor Quality Control of Inventory Management. The Contractor’s Quality Control Plan (QCP) shall include inspections of the inventory management system for data quality, data deficiency reports, nomenclature standardization, updated warranty information, updated equipment manuals, and asset identifier de-confliction. The Contractor shall submit a report of these inspections on a monthly basis on CDRL D02R763, detailing the assets tagged, data deficiencies identified, and the remedies taken to improve data quality.

2.2 Natural Gas Appliance and Equipment. N/A

2.3 Heating, Ventilation, and Air Conditioning (HVAC). The Contractor shall provide PM IAW manufacturer’s recommendations, industry standards, as-built drawings, and repair services for HVAC systems. 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, heating coils, cooling coils, burner assemblies, temperature controls, registers, condensate and drip pans and drains, grills, evaporators, air filters, and heat/air conditioning units, ensure sequence of operations is working as designed.

2.3.1 General. The Contractor shall operate, maintain, repair, and replace ventilation equipment and systems for comfort and non-comfort cooling requirements. All work shall be performed by qualified personnel in accordance with 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.

2.3.1.1 Work Area/System Description. Systems and equipment covered under this Section include, but not limited to, systems and equipment such as:

• Air curtains

• Air dryers

• Cold Storage Plant (walk-in and reach-in)

• Kitchen Exhaust Hood and MAU’s

• Filters (air and coolant).

• Guards, casings, hangers, supports, platforms, and mounting belts

• Bathroom-exhaust fans.

• Paint spray/vehicle exhaust equipment

• Sand/grit blast and dust collection equipment

• Vacuum equipment (continue numbering below)

• Swimming pool heaters (that heat the pool water)

• Domestic Hot water heaters

• Sump pumps in mechanical rooms

• Diffusers, grilles, registers and pipe insulation

• All Solar Systems for domestic hot water

• Comfort Heating and Cooling

• Vehicle Lifts

• Flue vents

2.3.1.2 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 48 Mechanical (Installed) Equipment Inventory every six (6) months. The Contractor shall the updated listing to the KO/COR after the first 60 calendar days of the contract start and on the first Monday of every sixth month thereafter. For the first submittal, the 60 calendar day period shall allow the Contractor sufficient time to verify equipment quantities (HVAC equipment, evaporative coolers, etc.) 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.

2.3.1.3 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, clothes dryer venting, 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.

2.3.1.4 High Occupancy and Critical Facilities outlined in TE 12, High Occupancy Critical Facilities List. The Contractor shall respond to repairs as Priority 1. If the repairs cannot be completed in same day the Contractor shall analyze the occupancy, use of facility and ambient temperature and provide temporary heating, cooling and/or ventilation equipment when needed or typically when the temperature in the building cannot be maintained at +/-5 degrees of the established set-point. Contractor shall provide the COR with hourly updates on the status of HVAC failures for critical buildings until temporary cooling/heating has been provided or the HVAC system is operational again.

2.3.1.4.1 Priority 1 DMOs. The Contractor shall respond to an average of 20 Priority 1 DMOs per day during the heating and cooling peak seasons.

2.3.2 Seasonal Changeover Requirements.

a. Schedule. The Contractor shall provide an annual schedule that describes his procedures to ensure seasonal changeover requirements are met within 60 calendar days of the start of the contract and annually thereafter.

b. Spring Changeover. Spring start-up/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.