Appendix B (Novato Housing).pdf

Appendix B Novato Housing

1. SITE HOUSING DETAILS:

Novato Housing is comprised of two separate building types. Multiplex apartments (The Knolls) and Spanish style homes (Spanish). The Knolls apartments were built in 1989 and consist of 25 multiplex apartments with 14 currently in use and 11 currently in a caretaker status. The in-use apartment buildings consist of 46 two-bedroom, 1-bathroom units and 10 4-bedroom, 2-bathroom units that were converted from 2, two-bedroom units. There are 6 units per building. The Spanish housing consists of 34 single family homes in use. 16 four-bedroom, three-bath homes built in 1934 on Los Lomas Dr. 9, three-bedroom, two-bath homes built in 1935 on Buena Vista Dr. 8 four-bedroom, three-bath homes on Casa Grande Real and South Circle built in 1934. 1 REPFAC, five-bedroom, three-bathroom at 299 Casa Grande built in 1934. There are 36 Duplex, and 29 single family Spanish homes that are currently in a caretaker status on Sunset DR., South Oakwood, Crescent DR., and San Jose DR. Guest housing consists of 2 6 apartment buildings, 1 duplex Spanish home and hotel rooms at 227 South Oakwood Dr. 5 Alta Vista is active, 10 Alta Vista is in a caretaker status, 513 A and B North Oakwood dr. is active.

2. HISTORIC REGISTERED SITE:

Novato Hamilton field is on the National Historic Register. This does not apply to the Knolls apartments. A full list of buildings, street signs, light poles, houses etc., can be found under the National Register # 98001347. No exterior modifications shall be made without COR and or KO approval. If approval is given all work shall be done in accordance with Family Housing Design CSTO section 2.23, Section 106 of the National Historic Preservation Act and California State Historical Building Code (CHBC) or State Historic Preservation Office (SHPO).

3. SERVICE CALLS:

A service call shall consist of unscheduled maintenance and repair to housing units, guest housing, and related facilities, appliances, grounds, recreational areas and other real property and equipment.

This work normally does not require detailed planning or additional procurement time. As used herein, service calls are defined as the urgent and emergency type service and repair tasks needed to maintain the facilities, appliances, utility infrastructure, and installed equipment in its intended capacity, appearance, and efficiency.

4. SERVICE CALL CENTER:

The Contractor shall establish, implement, and operate a service call center to receive and respond to calls from residents, housing management, or other authorized Government representatives. The service call center shall maintain a dedicated no cost/toll-free telephone number with the capability of answering multiple calls simultaneously or any other arrangement that allows the resident to speak with a person within two (2) minutes. The system shall be designed so that callers must only dial one

(1) number to reach a service representative and shall not be routed through a "menu" of selections.

The system shall allow successive callers to be placed in a queue so first in, first out call order is maintained. The Service Call phone number shall be provided to the KO/COR within fifteen (15) days of award, see Statement of Work (SOW), Deliverables section, Table 3.

4.1. SERVICE CALL CENTER MANNING:

Telephone answering shall be performed by an employee who speaks and understands the English language fluently, is fully familiar with the Contractor’s work control procedures, and familiar with the terms and conditions of the contract relating to service calls. The Contractor shall monitor the volume of service calls and adjust the number of personnel as necessary to comply with the requirements of these specifications. The Contractor’s service call reception center shall be open, with sufficient personnel available to answer calls 24 hours a day, 365/366 days a year, including all federal and any other holidays, without exception.

4.2. SERVICE CALL TRACKING:

The Contractor shall maintain a service call log or record which shall be available for review by the Government at all times, see SOW, Deliverables Section, Table 3. Upon receipt of a request for service, the Contractor shall immediately assign a work order with, as a minimum, the service call data shown:

• Service Call (Work Order) Control number.

• Priority assigned: (Emergency or Urgent).

• Date/time received from requester.

• Work Location / Address.

• Description of work.

• Name and telephone number of the requester.

• Materials required to correct the problem.

• Cause of problem.

• Actions taken to affect repairs.

• Parts replaced.

• Productive labor hours to complete the repairs or replacement.

• Other labor hours spent on the work order.

• Name, make, model, serial number, manufacture, equipment description, and power rating for equipment replaced.

4.3. SERVICE CALL PRIORITIES:

The Contractor shall prioritize each incoming service call request appropriately and perform the services within the required timelines. The Service Call (Work order) priorities are:

4.3.1. EMERGENCY SERVICE CALLS (PRIORITY 1 WORK ORDERS):

Shall consist of correcting failures or deficiencies, which constitute an immediate safety issue, health hazard, risk of property damage, or threat to the environment. Some examples, but not limited to, are security of the housing unit, roof leaks, overflowing drains, broken water/sewage/gas pipes, sewage spills, gas leaks, telephone failures, inoperative emergency warning devices, refrigerator failure, stove with three (3) or more burners inoperative, loss of electrical service, loss of water or gas pressure, or sewage line break. Response time is two (2) hours from receipt of call. The Contractor must rectify the emergency condition, restore service, and clean up as necessary before departing the job site. If further labor and material is required to complete the repair once service has been temporarily restored, the Contractor shall affect and complete all work within one (1) day from receipt of the call.

The Contractor shall notify the COR within two (2) hours if for any reason the repairs cannot be accomplished within the specified time frame.

4.3.2. URGENT SERVICE CALLS (PRIORITY 2 WORK ORDERS):

These are service calls that do not meet the criteria of an emergency as stated above. Some examples are, but not limited to, interior door repairs, floor covering repairs, small plumbing leak repairs, trim repairs, lighting repairs, fence repairs, dishwasher, oven repairs, (2) two or less inoperative stove burners, and minor leaks on fire hydrants. The Contractor shall respond to an Urgent Service Call within two (2) working days from the receipt of the call unless the resident has requested a later response date. Upon receipt of the original call, the Contractor shall schedule an appointment with the resident, within a four-hour window, and on a day of the resident's choice (Monday-Friday). The Contractor shall affect and complete all work within three (3) consecutive working days, from the date of the scheduled appointment. Service calls shall not be for more than one (1) housing unit per call.

4.4. CONTRACTOR IDENTIFIED WORK:

During the Contractor’s working day, Contractor personnel may discover discrepancies that require service. For any emergency items, the Contractor shall secure or arrest the situation if there is a threat to the safety of humans, pets, or property and then contact the COR immediately and provide information as appropriate. For all non-emergency work, the Contractor shall initiate a service call.

4.5. RESIDENT NOT AT HOME:

If in responding to an emergency service (Priority 1) call the Contractor finds that the resident is not at home or unavailable, the Contractor shall not enter the unit but shall first attempt to secure the emergency from the exterior, i.e., secure gas, water, or electricity, then immediately notify the COR for access into the unit to make repairs. Should the Contractor be unable to secure the emergency condition from the exterior, and life or property is in imminent danger, the necessary action, as appropriate and reasonable, shall be taken to enter the unit and arrest the emergency condition. Once the emergency has been secured, the COR shall be notified. The Contractor shall secure any unit open or exposed to the elements for security and protection of property.

5. RESIDENT’S RESPONSIBILITY:

Residents are responsible for minor maintenance and routine housekeeping, including but not limited to, replacement of light bulbs which do not require disassembly of the fixture. Residents are also responsible for housekeeping tasks such as cleaning range hood filters and unclogging minor stoppages in sinks, tubs, toilets, or shower drains. Residents are also responsible for lockout situations after normal business hours. The Contractor shall inform the resident of their liability for these responsibilities upon receipt of a call requesting such services. The Contractor, upon informing the resident and upon the insistence of the resident, shall respond to the service call. Upon responding to any such calls, the Contractor shall require the resident to sign an acknowledgment of liability for the services, which the Contractor shall forward to the Local Housing Office for Government action.

These type calls are still considered part of the contract’s FFP services. Immediate limited pest control is the responsibility of the resident and shall not be covered under the FFP. Upon receipt of a service call for pest control the Contractor shall notify the COR and await further instructions. If the resident is not at home when the technician arrives for a scheduled service call, the Contractor shall leave a “Not at Home Notification Card” on the door with the Contractor’s contact information.

5.1. RESIDENT DAMAGES:

The Contractor shall report all suspected occupant caused damages to the COR. All charges where an occupant has damaged Government property, willfully or through neglect, will be handled administratively through the Housing Office. The Contractor will not be involved with charge disputes except through possible validation of damage, and only then through the COR.

6. UNSATISFACTORY SERVICE CALLS:

The Contractor shall rework and correct any service calls that have been unsatisfactorily performed due to poor workmanship by the Contractor, use of unauthorized material or supplies, and failure of installed equipment during the warranty period. The Contractor shall complete rework within eight business hours after notification by the COR, except for service calls that have been upgraded to an emergency status, in such case the response time and service requirements for emergency service calls shall apply.

7. MULTIPLE SERVICE CALLS:

A housing resident may request service calls, within the same day, to perform the same type of repair to the same unit, structure, appliance, or equipment. These service calls shall be grouped together and considered one service call. For example, the Contractor may receive a call to repair a broken door hinge, but when on-site they are informed that another door is also defective. Another example would be if a service call is requested to clear a blocked toilet when the kitchen sink is discovered or reported to also be blocked. Repetitive service work shall be considered as one service call and entered as one work order.

8. DISASTER RESPONSE WORK:

Disaster repair work is the repair of Government property damaged by a natural disaster, such as an earthquake, flood, or high winds, when such work is necessary to protect Government property and resident’s personal property as directed by the KO. The Contractor shall be responsible for disaster response work and emergency service for disaster damage repair. In the event of an earthquake, the Contractor shall consult with the COR and take appropriate measures to secure Government equipment, supplies, and vehicles to prevent their damage or loss. The Contractor shall provide sufficient personnel for emergency plumbing, heating, air conditioning, structural, or electrical work resulting from these unforeseen conditions.

8.1. WEATHER CONDITIONS:

The Contractor shall provide emergency services during periods of severe inclement weather to stop weather related damage to units or property i.e., flooding, removal of fallen or leaning trees and branches regardless of size. The Contractor shall be responsible for all damage to Government property, and resident's personal property, resulting from untimely response and completion of repairs.

9. LIABILITY LIMITS FOR FIRM-FIXED PRICE MAINTENANCE SERVICE WORK

9.1. LIABILITY LIMITS:

Liability limits for Firm-Fixed Price (FFP) maintenance services are listed below. Liability costs are inclusive of all direct and indirect costs, this (includes all labor).

• Emergency and Urgent $500.00 per call

• Recreational Sites, Playground, and Equipment $750.00 per site, per week

• Utility Service calls $1,500.00 per call

• Note: Complete replacement of all equipment will be accomplished through the use of a

Task Order.

9.2. WORK BEYOND LIABILITY LIMITS:

If, during the performance of a maintenance service, the Contractor determines that work costs will exceed the liability limit, the Contractor shall stop work and immediately notify the COR. Under no circumstances shall any work beyond liability limits be performed without COR approval. If the

Government decides to use the pick list to complete the work, the Government will only be liable for those costs that exceed the liability threshold established for the maintenance service.

10. ADMINISTRATIVE – FFP

10.1. FACILITY FILES:

The Housing Office shall retain the facility maintenance folders from the previous family housing maintenance Contractor. The Contractor shall submit updates to the facility maintenance folder to provide a maintenance history for each unit. All work performed by the Contractor shall be included in the file, including all warranty and recurring maintenance information for each unit.

• NOTE: The facility folder shall also contain a copy of all job orders completed prior to the contract award date in chronological order. These files and their contents are the property of the Government and shall be made available upon request to Contractor personnel during the duration of this contract.

10.2. WORK RECORDING AND FILING SYSTEM:

The Contractor shall maintain complete and accurate operating, maintenance, and repair records and prepare reports as specified below. Requirements for individual records or reports are described in the Contract Deliverables, SOW, Deliverables Section, Table 3, for each report or record. All records and copies of reports shall be turned over to the COR within fifteen (15) days after contract completion or termination.

10.3. DATA REPORTING AND STATUS UPDATING:

The USCG uses the SAMS for historical data compilation, tracking, and management of maintenance, repairs, and replacement work under this Contract. The Contractor shall update SAMS daily with the status, i.e., in progress, material on order, canceled, resident not at home, etc., for each service call, Change of Occupancy Maintenance (COM), or work issued via modification, see SOW, Deliverables Section, Table 3. The Contractor shall be responsible for data integrity, validity, accuracy, updating equipment changes, adding information as it becomes available, and updating information following any system outage. After completion of the work the Contractor shall again update the SAMS database information to include:

• Priority assigned: (Emergency or Urgent)

• Time and date service call was received.

• Address.

• Description of problem, cause of the problem, and location within building where problem exists.

• Description, date, and time of the corrective action taken to resolve the problem.

• Time of Contractor arrival and departure from the job site.

• Materials required for correcting the problem.

• Name and contact information of requestor.

10.4. EQUIPMENT RECORDS:

The Contractor shall keep all equipment records updated in SAMS reflecting the current equipment installed in the housing units e.g., date of last inspection, replacement, warranty, etc.

10.5. VANDALISM:

The Contractor shall observe the housing area during the course of their normal work hours and notify the COR of each incidence of vandalism within 24 hours. The Contractor shall prepare and submit a monthly summary report to the COR which lists incidents of vandalism, theft of Government property, resident responsibility abuses, and other governmental property abuse, see SOW, Deliverables Section, Table 3. The report shall include the Contractor's name, phone number, date, the specific location of the incident, a brief description of the damage(s), the name and phone number of the Point of Contact, and an estimate for restoration costs.

10.6. PROPERTY DAMAGE REPORTS:

The Contractor shall submit to the KO a full report in accordance with SOW, Deliverables Section, Table 3 of damage to Government property, resident’s property, and/or equipment by the Contractor’s employees within 24 hours of the occurrence.

10.7. MATERIALS AND PRODUCT SUBMITTALS:

Fifteen (15) days after contract award, in accordance with SOW, Deliverables Section, Table 3, the Contractor shall submit to the COR the manufacturer’s specifications and descriptive literature for all the following items:

• Appliances, Paint, Carpet, Carpet Pad.

• Resilient Sheet Flooring, Resilient Tile Flooring, Laminate Flooring.

• Vinyl Plank flooring.

• Hardwood planking Base Molding.

• Countertop Samples

• Bathroom Vanity Cabinet, Bathroom Vanity Top.

• Ceramic Tile.

• Faucets.

• LED Lighting Fixtures.

• Note: This will affect some of the materials used in the Spanish Housing Area and 299

Casa Grande, as those units are on the National Historic Register.

11. RECREATIONAL AREA INSPECTION AND REPAIR –FFP

11.1. RECREATIONAL AREAS INSPECTION:

The Contractor shall inspect all Government-owned playground equipment, fall zones, benches, tables, basketball courts, and other recreational equipment within the common areas. All recreational areas shall be maintained in clean, safe, and working condition. The Contractor shall schedule, inspect, and repair equipment and structures in playgrounds, tot lots, and other recreational facilities, to include fall zone material, three times per week (Monday, Wednesday, and Friday). If a Holiday falls on either of these days, provisions are to be made to accomplish work on another day of the week. All repairs shall be completed within five (5) working days. All recreational equipment, playgrounds, and fall zone material must comply with the most current U.S. Consumer Product Safety Commission (USCPSC) Handbook for Public Playground Safety. A report on the condition of the recreational areas and any repairs shall be submitted monthly. See SOW, Deliverables Section, Table 3.

12. EXTERIOR LIGHT INSPECTIONS AND REPORT –FFP

The Contractor shall conduct a monthly inspection/test of all common area exterior lights to include streetlights, area lights, walkway lights, and basketball court lights. The Contractor shall prepare a monthly report, in accordance with SOW, Deliverables Section, Table 3, indicating non-operating lights and submit it to the respective Local Housing Office COR.

13. INSPECTION AND REPAIR (IR) SERVICE

13.1. NOTIFICATION:

The Contractor shall perform IR services as an integral part of every COM ordered and when ordered by the COR, at the price established in the Schedule of Services. If the IR is ordered for an occupied housing unit, the Contractor shall contact the resident within two (2) working days of request to schedule a date and time for service. The Contractor shall notify the resident by phone or place a “Notice to Resident” on the front door. If the Contractor’s attempts to contact the resident are unsuccessful, or if a resident refuses to schedule a date within the time frame allowed, the Contractor shall notify the COR for assistance.

13.2. IRR ITEMS:

The Contractor shall inspect and repair all the systems and equipment listed below for each IR service performed per manufacturer’s instructions or industry standards. Typically, the USCG accepts the RS Means Facilities Maintenance Standards and preventative maintenance job plans as industry standard for required maintenance of the below equipment. For the water heater, garage door, and HVAC systems the Contractor shall attach an inspection verification tag with the date of the inspection and initials of the technician who performed the work. Inspection criteria for the following items are included in the COM Checklist in the Statement of Work section 11.

• HVAC Systems inspect and change filters including range hoods (ductless only) and vents annually and place date on filter when it is changed.

• Security Light Photo Sensors.

• Garage Doors and Openers.

• Water Saving Devices.

• Water Heaters.

• Water Pressure Regulators.

• Roof, Gutters, and Downspouts.

• Smoke and Carbon Monoxide Detectors Tags with Install Dates Written on Detector.

• Fire Extinguishers and Applicable Signage.

• Dryer Vent and Vent Hose.

• Electrical Panels.

• Expansion tanks (Novato Spanish style only).

• Bathroom/Basement vent fans to include cleaning motors if needed.

• Radon Exhaust Fans (Novato, 270 Las Lomas, and 297 Casa Grande Real only)

• Creosote Exhaust Fans (Novato, 290 and 291 South Circle only)

13.3. CARBON MONOXIDE (CO) AND FIRE DETECTION

13.3.1. CO TESTING:

The Contractor shall perform a CO test for each gas burning fixture and appliance in the housing unit and shall make repairs or corrections as needed. Testing shall be performed during the performance of gas related service calls, during all COM services, and when ordered as an IR service (whether as a COM with integral IR or independent IR).

13.3.2. CO DETECTORS:

The Contractor shall maintain all CO detectors by replacing defective batteries, defective CO detectors, and detectors reaching the expiration date. CO detector service shall be performed when ordered as a service call, as an integral part of an IR service, (whether as a COM with integral IR or independent IR), and whenever any gas appliance or equipment is serviced, inspected, or tested for carbon monoxide.

13.3.3. SMOKE DETECTORS:

The Contractor shall maintain all smoke detectors by replacing defective batteries, defective smoke detectors, and detectors reaching the expiration date. Smoke detector service shall be performed when ordered as a service call and as an integral part of an IR service (whether as a COM with integral IR or independent IR). Testing of the detectors in each home shall be done with a smoke can in accordance with the manufacturer’s instructions. All smoke alarms, including combination smoke alarms, that are solely battery powered shall contain a nonreplaceable, nonremovable battery that can power the smoke alarm for at least ten (10) years.

13.4. CHANGE OF OCCUPANCY MAINTENANCE (COM) THRESHOLDS AND

EXCLUSIONS:

The following items are considered as part of the basic COM The following items have thresholds.

Housing personnel will determine whether an item will be replaced, in lieu of repair, under the appropriate Pick List item or task order. Contractor shall keep track of all threshold limits and report to the COR when limit is reached. COR will take the appropriate action when contractor reports limit has been reached.

TABLE 1

COM Task Threshold Action To Be Taken When Threshold Is Reached

Appliance Repairs. Appliance Beyond Economical Repair (BER).

Order Using Appropriate

CLIN.

Base Molding Repairs. 15 Linear Foot (LF)/ Repair 40 LF Aggregate Total

Order Using Appropriate

CLIN.

Ceiling Repairs. 16 Square Foot (SF)/ Repair 20 SF aggregate total.

Order Using Appropriate

CLIN.

Exterior Vinyl Siding Repairs.

50 LF. Order Using Appropriate

CLIN.

Flooring repairs as Needed to Include Carpet, Vinyl Plank, or Vinyl Sheet.

145 SF. Order using appropriate

CLIN

Interior Wall Repairs 20 SF Per Repair and 50 SF Aggregate Total.

Order Using Appropriate

CLIN.

Painting. 200 SF Order Using Appropriate

CLIN.

Paved Surfaced Area Repairs. 10 SF Order Using Appropriate CLIN or Task Order. Asphalt Repairs are Limited to Driveways and Walkways.

Roofing Repairs 100 SF

Order Using Appropriate

CLIN.

Structural/Subfloor Repairs $500 Order Using Appropriate

CLIN.

Cabinet and Countertop Repairs.

Replacement. Order Using Appropriate

CLIN.

Door and Screen Repairs as Needed.

Replacement. Order Using Appropriate

CLIN.

Garage Door and Garage Door Opener Repairs.

Replacement. Order Using Appropriate

CLIN.

Lighting Fixture Repairs. Replacement. Order Using Appropriate

CLIN.

Window and Screen Repairs. Replacement up to 2. Order Using Appropriate

Window Furnishings Repairs. Replacement. Order Using Appropriate

Window Blinds. Replace up to 6. Order Using Appropriate

CLIN.

Hollow Core Interior Door. Replace up to 1. Order Using Appropriate

CLIN.

Bi-Fold Closet Door. Replace up to 1. Order Using Appropriate

CLIN.

Veridical Door Blinds. Replace up to 1. Order Using Appropriate

CLIN.

Bathtub/Shower/Tub.

Surround Refinishing to Include the Replacement of the Glass Shower Door.

Up to 1 Unit. Order Using Appropriate

CLIN.

LED Interior Light Fixture Replace up to 2 Order Using Appropriate

The following items are inspected as part of the basic COM. The following items have no thresholds.

COR will determine whether an item will be replaced, in lieu of repair.

TABLE 2

COM Task Threshold Action To Be Taken When Threshold Is Reached

Cabinet shelving replacement as needed

Not Applicable (N/A) Order Using Appropriate CLIN or With a Task Order

Exterior hardware repairs as needed

N/A Order Using Appropriate CLIN or With a Task Order

Exterior Trim repairs as needed

N/A Order Using Appropriate CLIN or With a Task Order.

Gutters, downspout, & splash block repairs as needed

N/A Order Using Appropriate CLIN or With a Task Order

House accessories repairs as needed

N/A Order Using Appropriate CLIN or With a Task Order

Interior hardware and lock repairs as needed.

N/A Order Using Appropriate CLIN or With a Task Order

Interior Trim repairs as needed

N/A Order Using Appropriate CLIN or With a Task Order

Plumbing systems and fixtures repair as needed

N/A Order Using Appropriate CLIN or With a Task Order

Removal of resident installed improvements to housing unit as needed

N/A Cable TV and telephone lines and boxes may remain.

Roof cleaning as needed N/A Order Using Appropriate CLIN or With a Task Order

Roof equipment maintenance as needed

N/A Order Using Appropriate CLIN or With a Task Order

Telephone & TV line and jack repairs as needed

N/A Order Using Appropriate CLIN or With a Task Order

Stairway repairs as needed N/A Order Using Appropriate CLIN or With a Task Order

14. COM PICK LIST ITEM DESCRIPTIONS

All items in section 15 shall be completed to respective industry professional standards, using best practices, and following local, state, and federal laws and codes. For USCG design and material specifications the Family Housing Design SILC-CSTO will specify what the Contractor shall use.

14.1. CLEANING:

The Contractor shall perform various levels of cleaning services as specified herein for vacant units.

Where encountered, all furnishings, equipment, and furniture shall be moved as required by the work and protected with suitable waterproof coverings to prevent staining, marring, or other damage. Upon completion of work, items shall be returned to their original locations. All cleaning shall commence and be completed the same day. Ordering of complete unit cleaning, a mini-clean, or partial cleaning services will typically be the result of the former resident not cleaning at all, insufficiently to pass the Housing Officer’s standards, may be the result of vandalism to a unit, or could be the result of an initially clean unit sitting empty for a long period of time that needs to be re-cleaned. In accordance with section 9002 of the Farm Security and Rural Investment Act of 2002 (FSRIA), 7 U.S.C. 8102, as amended by the Food, Conservation, and Energy Act of 2008 (FCEA), the Contractor is encouraged to give preference to the use of bio-based cleaning products. In the event bio-based products are not used by the Contractor, the Contractor shall maintain written documentation of the decision not to do so (i.e., price, performance, availability, etc.) and make such documentation available to the COR before use.

14.2. COMPLETE CLEANING:

The Contractor shall provide a Complete Cleaning service when ordered. The following items, not all inclusive, shall be disinfected and cleaned to remove all stains, smudges, dirt, grease, hard water deposits, soap film, swirls, mildew, any foreign matter, and odors without disfiguration, scarring, or damage.

• Floors, Corners, and Baseboards.

• Carpets.

• HVAC Registers.

• Bathroom Vent Fans.

• Ceiling Fans.

• Kitchen Sink and Fixtures.

• Dishwasher, Inside and Outside.

• Grout.

• Toilets, Inside and Outside.

• Bathroom Sinks.

• Tubs/Showers.

• Porches/Patios/Balconies.

• Storage Rooms.

• Refrigerator, Behind, Under, Inside and Outside.

• Stove, Behind, Under, Inside and Outside.

• Remove Cobwebs, Debris, and Trash from Premises.

• Heating System Radiators.

• Interior Walls and Ceilings.

• Dryer Vents.

• Windows, Inside and Out, Frames, Blinds, Tracks, and Sills.

• Patio Doors, Frames, and tracks.

• Screens and Frame.

• Garbage Disposal.

• All Flat Surfaces (e.g., Shelves, Countertops, and Cabinets).

• Doors, Frames, and Tracks.

• Exterior Walls.

• Garages/Driveways.

• Light Fixtures.

• Water Heater and Pipes.

14.3. MINI CLEAN:

The Contractor shall provide a Mini Clean service when ordered. The Contractor shall sweep, and damp mop all floors and vacuum all carpets. The Contractor shall wipe clean all kitchen countertops and cabinets, sinks, horizontal ledges, and the exterior surfaces of all appliances. The Contractor shall wipe clean all bathroom fixtures and cabinets. The Contractor shall clean up and remove all insects, webs, nests, and droppings. This requirement is intended for use in units that are in a good state of cleanliness and require only minor cleaning.

14.4. CLEAN KITCHEN INCLUDING APPLIANCES:

The Contractor shall clean one housing unit kitchen completely Contractor shall clean all surfaces, appliances, cabinets, blinds, windows, and flooring. They shall be disinfected and cleaned to remove all stains, smudges, dirt, grease, hard water deposits, soap film, swirls, mildew, any foreign matter, and odors without disfiguration, scarring, or damage.

14.5. CLEAN BATHROOM:

The Contractor shall clean one housing unit bathroom completely. The Contractor’s unit price for this service shall be per each bathroom. Bathroom and all fixtures within shall be disinfected and cleaned to remove all stains, smudges, dirt, grease, hard water deposits, soap film, swirls, mildew, any foreign matter, and odors without disfiguration, scarring, or damage.

14.6. SHAMPOO CARPET:

The Contractor shall provide dry type carpet shampooing service as ordered. Carpet cleaning standards for a complete clean shall apply. The Contractor’s unit price for this service shall be per square foot (SF). A complete shampoo service shall include carpet vacuuming prior to the shampoo.

14.7. PRESSURE WASHING:

The Contractor shall pressure wash the surfaces of housing units when requested. Surfaces include, but are not limited to, exterior walls, patios, balconies, walkways, driveways, garage doors, and exterior glazing. Cleaning shall include the removal of mud, dirt, stains, cobwebs, algae, mold, and graffiti.

14.8. OVERSIZED ITEM REMOVAL:

The Contractor shall remove abandoned oversized items from the interior or exterior of housing units when ordered. Oversize items shall consist of furniture, and other large items. Up to five (5) oversize items shall be removed per order, per unit.

14.9. COMPLETE AIR DUCT CLEANING OF HOUSING UNIT:

The Contractor shall provide a complete air duct cleaning of a housing unit when ordered. The Contractor shall clean the interiors of all ductworks and all air registers inside the unit. The Contractor shall use appropriate machinery, per industry standard, to perform this task, resulting in all ductworks free of dirt, dust, animal dander, pollen, etc. This service shall be performed in accordance with the National Air Duct Cleaners Association (NADCA) standards.

14.10. FIREPLACE CLEANING AND INSPECTION:

Clean firebox and chimney, inspect for damage inside and out, and check proper operation of dampers as applicable. Work to be completed by certified chimney inspector. Residents are told not to use fireplaces due to current condition of chimneys. If the chimneys are repaired this standard will be used to clean fireplaces and chimneys in the future.

14.11. SEWER/STORM DRAIN LINES CLEAN-OUT (HYDRO-FLUSH):

The Contractor shall high pressure hydro-flush underground sewer/storm drain lines to remove any foreign obstructions, when ordered. Excavation and replacement of pipe is not included. Removal and disposal of all debris/objects flushed from the sewer/storm drain lines shall be included. Inspection records, including maintenance and repairs, shall be made available to housing office personnel, upon request.

14.12. SEWER/STORM DRAIN LINE VIDEO INSPECTION:

The Contractor shall conduct a video inspection of underground sewer/storm drains and provide a report of the condition identifying obstructions, breaks, off-sets, size and material of pipe, as well as a shop drawing showing best estimation of location and depth. The Contractor shall provide the Government a DVD with the recorded video and written documentation on abnormalities found and location from clean- out/access.

14.13. WATER HEATER:

The Contractor shall replace water heaters in accordance with the current Family Housing Design SILC-CSTO, International Residential Code requirements, Bay Area Air Quality Management District regulations, and follow the efficiency guidelines from the Federal Energy Management Program (FEMP) when selecting equipment. A “heat trap” Shall be provided with all water heaters.

In addition to the overall insulation of cold-water piping, the first 5 FT of cold-water supply to water heater tank shall also have a minimum R-5 insulation. Time to Tap shall be in accordance with the American Society of Plumbing Engineers (ASPE) Domestic Water Heating Design Manual. Provide cold water supply cutoff valve to each hot water heater. In each living unit, provide a storage type water heater with a pressure-temperature relief valve and drain. Ensure gas and electric water heaters have a factory-preset adjustable thermostats to limit water temperature to 120°F to 130°F maximum.

Install storage tanks with minimum capacities according to the unit’s peak hour demand. If economic and/or efficiency gains can be realized, install a tank-less type water heater in lieu of the storage type.

Equip all gas water heaters with American Gas Association (AGA) approved ignition devices, including electronic pilotless ignition. Replaced water heaters shall have a minimum 5-year warranty. Warranty information shall be provided to the COR at completion of each installation.

14.14. FURNACE AND THERMOSTAT:

14.14.1. FURNACE:

The Contractor shall replace furnaces in accordance with the current Family Housing Design SILC- CSTO, International Residential Code requirements, meet the requirements of the Bay Area Air Quality Management District regulations, and follow the efficiency guidelines from the Federal Energy Management Program (FEMP) when selecting equipment. When ordered, the new furnace installation shall meet the standards listed in the above references.

14.14.2. THERMOSTATS:

When requested, thermostats will be replaced using the following:

• Solid-State Thermostat: Wall-mounted, programmable, microprocessor-based unit with manual switching from heating to cooling, two-stage heating, preferential rate control, seven-day programmability with minimum of four temperature presets per day, and battery backup protection against power failure for program settings.

• Control Wiring: Unshielded twisted-pair cabling.

• No. 18 AWG, 100 ohms, four pair.

• Cable Jacket Color: Blue.

14.15. REPLACEMENT OF KITCHEN COUNTERTOP:

Size and type shall be in accordance with Family Housing Design SILC-CSTO. Remove existing sink faucets and garbage disposals and save for reinstallation. Remove and dispose of existing countertops and back splashes. Installation of countertop shall include removal and re-installation of appliances, as required. Provide new post-formed plastic laminate or solid surface countertops, as ordered.

Silicone caulking, color matched to the wall, shall be applied where splash abuts painted walls.

Provide tops in full lengths for runs less than 14 feet in length. Keep joints in plastic laminated and solid surface tops to a minimum. Where joints are necessary, provide tight hairline joints, factory cut and drawn tight. On plastic laminated tops, the edge profiles are to be full wrap around front edge.

Back splash laminate shall be integral with countertop laminate, minimizing seams. Cut out countertop and reinstall existing sinks, faucets, and garbage disposals saved during demolition.

Provide new ABS (Acrylonitrile Butadiene Styrene), traps and water supply risers. Install salvaged faucet, if in good condition, or new faucet. Set sinks in plumber’s putty to ensure watertight installation. Turn on water supply and check for leaks in water supply and drain system. Ensure garbage disposal operates.

14.16. BATHROOM VANITY

14.16.1. REPLACEMENT OF BATHROOM VANITY TOPS:

If needed, remove and dispose of existing vanity top. Install new cultured marble vanity top. Provide new faucet, trap, drain line, and water supply risers. Minimum width of 30 in.

14.16.2. BATHROOM VANITY CABINET REPLACEMENT:

Remove existing vanity top and faucet. If a new top is ordered for the same job, dispose of old top and faucet. Save the old top and faucet for reinstallation if a new top is not ordered for the same job.

Install new vanity cabinet. Provide new traps and water supply risers, if needed.

14.17. TUB AND SHOWER

14.17.1. REMOVE AND REPLACE TUB AND/OR SHOWER:

The Contractor shall remove existing surround as necessary. Removal of unit is to include disconnection and replacement of all plumbing appurtenances and the removal and reinstallation of interference items such as toilets and sinks. The tub/shower unit shall be removed from job site. If, after the unit has been removed, the Contractor notes damage to sub-flooring, the Contractor shall immediately notify the COR. After connecting piping, the new unit shall be positioned to fit onto existing supports.

14.17.2. BATHTUB/SHOWER SURROUND REFINISHING:

The Contractor shall prepare and refinish surrounds, bathtubs, and showers by applying a hard, glossy coating for fiberglass bathtubs, showers, and combination bathtub and shower, cast iron bathtubs, and ceramic tile.

14.18. BATHTUB REFINISH COATINGS:

Coating materials shall be capable of restoring deteriorated surfaces to a uniform color and appearance; the color shall be brilliant white. Coating shall result in a finish that is smooth, hard, glass, completely joint-less and seamless, dense (impervious), pore free, monolithic, self-supporting, durable, attractive, decorative, and waterproof. Coating shall resist non-abrasive household cleansers, detergents, and other commonly used household cleaners. Coating shall be easily maintained and cleaned. Coating materials shall possess high adhesive strength and shall be resistant to abrasion, corrosion, and hot or cold water. Cured coating shall be acid, alkali, and solvent resistant and shall not collect moisture (mildew), dirt, or germs (bacteria). The surface shall resist thermal shock, wear (abrasion), and flexing of substrate without cracking. The coating system shall permit refinished tubs and showers to be used not later than 96 hours after final coating. The Contractor shall provide a sign at the work site that indicates the date and time that the tub or shower may be used. The Contractor shall remove faucets, fill spout, drain assembly prior to refinishing work, and replace with new chrome plated, brass fittings after tub refinishing has been completed. If a fiberglass bathtub or shower is cracked or damaged in a manner that requires structural repair before coating, the Contractor shall perform the repair. If the damage is in the bottom of the tub, the Contractor shall drill holes in the bottom and inject sufficient material to support the entire bottom, close holes, and perform repairs. The completed work shall be free of defects, including crazing, chips, voids, runs, cracks, seams, hollows, depressions, or bumps, and shall provide an easily maintained smooth, sanitary, seamless, hard, and glass coating. Coating applications shall be in accordance with the instructions of the coating manufacturer. Joints between walls and bathtubs shall be sealed with sealing compound conforming to Federal Specification TT-S-001543A, after coating manufacturer's recommended cure period. Adjacent finished surfaces shall be protected from compound smears and excess compound shall be removed. Joints shall be tooled slightly concave after sealant is applied and shall seal the area between the coating and the wall.

14.19. ELECTRICAL WORK

14.19.1. BATHROOM EXHAUST FAN:

New fans shall match Family Housing Design SILC-CSTO. Remove old fan and install new GFI (Ground Fault Circuit Interrupter.) exhaust fan with 70 CFM capacity or better. If fan will not fit due to smaller opening on the ceiling and limited space, the Contractor shall notify the COR before installing the new exhaust fan for verification and approval. The work includes patching around the exhaust fan housing. Fans will meet the following standards:

• The exhaust fan shall be rated 1.5 Sones or lower.

• Energy Star qualified with an energy efficient permanent split capacitor motor.

• U.L. Listed for use over bathtubs and showers when connected to a GFCI protected branch circuit (ceiling mount only)

• Plug in motor permanently lubricated motor- engineered for continuous operation.

• 3" round duct or 4" adaptable to 3" round duct.

14.19.2. REPLACEMENT OF LIGHT BULBS:

All bulbs replaced shall be LED, even if the existing bulb being replaced is incandescent or florescent except for bulbs inside appliances in accordance with Public Law (PL) 110-140, Subtitle C, and Section 522.

14.20. MEDICINE CABINET:

Remove and install new medicine cabinet with mirror (unlighted).

14.21. GYPSUM BOARD/GREEN BOARD:

The Contractor shall tape and texture any replaced gypsum board at no additional cost to the government. If the replaced area is under 200 square feet, painting shall be included at no additional cost to the Government. If the area exceeds 200 square feet, the appropriate paint Pick List, Table 4, shall be used.

14.22. PAINTING, STAINING, VARNISHING:

All painting, staining, and varnishing shall be conducted to avoid damaging other surfaces in the area.

Any damages shall be corrected by the Contractor at their own expense. The finished surfaces shall be free from runs, drops, ridges, sags, waves, laps, and brush marks. Paint colors and finishes shall match existing.

14.22.1. INTERIOR PAINTING:

The Contractor shall patch and paint all interior surfaces, including previously painted surfaces (and replaced surfaces), such as all walls and ceilings, interior doors, wood windowsills, wood and metal trim, thresholds, baseboards, stair risers, and exterior doors. Interior painting also includes texturing to match if needed. Finished surfaces shall be smooth, free from runs, drips, ridges, waves, laps, brush marks, variations in color and match the texture of the existing walls. Protruding nails, hangers, or other wall attachments shall be removed. Existing holes up to four (4) square inches shall be patched at no additional cost to the Government. Coating shall have a complete hiding finish and be applied to produce a film of uniform thickness. The final surface should be smooth or match existing textures with no openings or defects of any kind. Doorknobs, aluminum window frames, receptacles, receptacle covers, switches, switch covers, etc. shall be free of any paint, to include items that were previously painted over. The Contractor may replace the item, with a new like item, if it would be more economical, at no additional cost to the Government. The Contractor shall be responsible for disconnecting and moving all appliances and furniture, if applicable, and returning the items after painting is completed. Painting consisting of more than 200 square feet will be in accordance with the Davis-Bacon Act. All complete unit painting shall include staining of any stained surfaces, including kitchen cabinets. For finishes, use semi-gloss on walls and ceilings of kitchens, bathrooms, and laundry and utility areas, painted doors, windows, and interior trim. In other areas, use satin or eggshell finish on walls and eggshell on ceilings. Paint interior surfaces with latex or alkyd-based paint. Paints shall have a Volatile Organic Compounds (VOC) concentration in accordance with IBC, State, and Local laws. Apply clear or stained varnish on millwork.

14.22.2. EXTERIOR PAINTING:

The Contractor shall patch and paint all exterior surfaces, including, but not limited to, walls and fascia to include drip edge, exposed wood and areas exposed by removal of downspouts, unpainted galvanized surfaces, and existing metal surfaces to include exterior doors where applicable. Finished surfaces shall be free from all runs, drips, ridges, waves, laps, brush marks, and variations in color.

Colors for exterior paint shall match existing. Stucco surfaces shall receive one (1) coat of exterior water base primer conforming to MPI-6 (Master Painters Institute Standards.) and finish with one (1) coat of exterior acrylic emulsion conforming to MPI-42.

14.22.3. TOUCH-UP PAINTING:

Touch-up painting, under 200 square feet, is considered incidental maintenance that is subject to the Service Contract Act. If the aggregate total of touch-up painting exceeds 200 square feet, the appropriate Pick List CLIN will be ordered. Touch-up painting is considered part of repairs, COMs, or incidents of vandalism such as graffiti that may be accomplished alone or as an integral part of a repair such as, repair of a wall or replacement of a window or door. Finished surfaces of repaired areas shall match in color and texture and blend with the surrounding finish and be free of defects.

14.23. FLOORING

14.23.1. FLOORING:

The work includes everything necessary for the replacement of existing flooring and baseboards as ordered. All floor coverings shall be maintained free of cracks, chips, holes, tears, and excessive wear. Repaired or replaced floor covering sections shall match the existing flooring in color, type, design, and thickness. A complete repair shall leave floor in a like-new condition, free of any defects.

Furniture and equipment shall be moved and/or protected when replacing or repairing floor coverings.

Floor work orders will be based on actual finished area room sizes and will be paid to the next highest square yard, square foot, or linear foot as indicated in the Pick List CLINs. Therefore, the cost of waste materials as needed for seam overlapping and trimming shall be incorporated into the Contractor’s Pick List price. Flooring design shall follow.

14.23.2. SCREEN AND COAT HARDWOOD FLOORS:

This work shall include hardwood floors and stairs. The existing coating should be cleaned and prepped in accordance with industry standards. A minimum of two coats low-VOC polyurethane shall be applied.

14.23.3. CARPET AND CARPET PAD REPLACEMENT

14.23.4. CARPET:

Carpet shall match, as close as possible, surrounding carpet in style, quality, color, and pattern.

Protective covering shall be removed or left in place as directed by the COR. The Contractor shall submit samples of the carpet to the COR for acceptance prior to ordering. Carpet shall meet the requirements set forth in the Family Housing Design SILC-CSTO.

14.23.5. PADDING:

Re-bonded cellular foam, 3/8 in. thick and a weight of 6 pounds per cubic foot.

14.24. VINYL TILE:

Apply flooring and accessories in accordance with the manufacturer's installation procedures. Use adhesives as recommended by flooring manufacturer to suit material and substrate conditions.

14.24.1. VINYL PLANK FLOORING:

Apply flooring and accessories in accordance with the manufacturer's installation procedures. Ensure floor is dry, clean, and flat. Remove wall base/trim gently if in good condition so it can be reused.

Acclimate the plank flooring as recommended by manufacturer. Do a ‘dry’ layout and adjust to avoid having a border row with less than ½ a plank’s width. Lay planks parallel with your longest wall.

Stagger plank lengths by alternating full plank length and ½ plank length on rows. Trim around contours according to manufacturer’s installation procedures. Fasten trim work and moldings to walls, not flooring. Submit recommended material cut sheets to CORs for approval as site standard prior to ordering for install.

14.24.2. SHEET FLOORING:

Sheet flooring shall meet the requirements set in the Family Housing Design SILC-CSTO.

Installation in bathrooms shall include removal and re-installation of toilet with new wax ring.

Recommended product to be submitted with the material cut sheets, see Statement of Work, SOW, Deliverables Section, Table 3.

14.24.3. BASEBOARD:

Baseboard shall match as close as possible at all sites. If unable meet that standard, contractor shall receive COR approval of new type and style.

15. APPLIANCES:

15.1. GENERAL:

The Contractor shall perform appliance services specified herein. All appliance repair work is subject to the Service Contract Act. The Contractor shall be responsible for all appliance maintenance and repair as an integral part of the Contractor’s Firm Fixed Price services. The COR may at any time elect to order a new appliance installed by Pick List as described herein.

15.2. CURRENT INVENTORY IN HOMES:

The current inventory is made up of the following manufacturers and sizes:…