Attachment 0007 - PWS 7 Maintenance.docx

RADFORD ARMY AMMUNITION PLANT

PERFORMANCE WORK STATEMENT (PWS)

PWS 7: Maintenance of Active Facilities April 2026

1. General Information

1.1. Scope

1.1.1. The Contractor shall be responsible for the maintenance of all Government Furnished Property (GFP) across the entire Radford Army Ammunition Plant (RFAAP), including but not limited to land, buildings, structures, rail, infrastructure, vehicles, and equipment as prescribed by Federal Acquisition Regulation (FAR) 52.245-1 at the Main Plant (Montgomery/Pulaski County) and the New River Unit (Dublin).

1.1.2. The Contractor shall use the Government's General Fund Enterprise Business System (GFEBS) as the authoritative source for identifying active facilities. Only facilities in an "Active" status in GFEBS are authorized for use and routine maintenance. The Contractor shall validate and update the GFEBS status in accordance with PWS 4 (Property Management).

1.1.3. The Contractor shall provide all labor, materials, and subcontracts necessary to perform maintenance. The Contractor is responsible for all costs associated with the requirements in this PWS unless otherwise noted. Maintenance and repair costs resulting from Contractor negligence or a lack of preventative maintenance are the sole responsibility of the Contractor.

1.2. Program Management and Meetings

1.2.1. The Contractor shall support production and facility functions by extending the life cycle of assets through the control of planned and unplanned downtime.

1.2.2. The Contractor shall hold recurring monthly meetings with the Government to discuss Contract Data Requirements Lists (CDRLs), Key Performance Indicators (KPIs), work order backlogs, and overall maintenance strategy.

1.2.3. The Contractor shall prioritize and expedite the completion of work directed by the RFAAP Commander, Procuring Contracting Officer (PCO), or Administrative Contracting Officer to correct immediate security, environmental, or safety concerns.

1.2.4. All work shall be performed in accordance with (IAW) applicable requirements of the contract, its associated PWSs and all applicable state, local, and federal regulations. The Contractor shall ensure that all subcontractors and tenant comply with these requirements. If there are conflicts in specific wording between regulatory documents and this PWS, the most stringent regulatory document wording shall take precedence.

1.3. Applicable Documents

1.3.1. The Contractor shall execute all maintenance IAW the top-level governing regulations, including but not limited to: Army Regulation (AR) 420-1 (Army Facilities Management), AR 200-1 (Environmental Protection), 29 Code of Federal Regulations (CFR) Part 1910 (Occupational Safety and Health Administration (OSHA) Standards), and the core Unified Facilities Criteria (UFC) applicable to the specific asset class (e.g., UFC 3-110-03 for Roofing, UFC 3-410-01 for HVAC).

1.3.2. Compliance Flow-Down: The Contractor is responsible for adhering to all subsidiary regulations, codes, and industry standards (e.g., National Fire Protection Association (NFPA), American Water Works Association (AWWA), American Society of Mechanical Engineers (ASME) cited or referenced within these primary governing documents. If conflicts arise, the most stringent regulatory standard shall apply.

2. Maintenance Program and Systems

2.1. Maintenance Plan (MP)

2.1.1. The Contractor shall annually develop, administer, and execute a comprehensive MP (CDRL A07-001). Initial submission of the MP shall be provided no later than 90 calendar days prior to operational control and annual submissions thereafter by 30 January of each year.

2.1.2. The MP shall define the strategy and work processes required to maintain 100% of active GFP at RFAAP (land, buildings, structures, rail, infrastructure, bridges, vehicles, and equipment). All active GFP must receive preventive maintenance at least annually, unless the Government approves a usage-based PM schedule.

2.1.3. The MP must explicitly detail how the Contractor will schedule outages to minimize production impact, integrate Mechanical Integrity (MI) programs (IAW OSHA and PWS 9), and systematically track and achieve the KPIs defined in Section 6.

2.1.4. Emergency Operating Plan: Included within the MP, the Contractor shall detail 24/7 mobilization procedures for resolving utility outages, electrical power loss, Heating, Ventilation, and Air Condition (HVAC) failures in temperature-critical facilities, and emergency generator breakdowns.

2.2. Computerized Maintenance Management Systems (CMMS)

2.2.1. The Contractor shall utilize and maintain a CMMS with the functional capability to plan, track, schedule, manage, and report on 100% of maintenance activities, including subcontracted work.

2.2.2. The system must provide searchable and exportable data fields for asset history, work order status, labor hours, material costs, and all reporting requirements necessary to generate the KPIs defined in Section 6. The Government shall be granted continuous, read-only access to all CMMS data.

2.2.3. All Corrective Maintenance (CM), Preventive Maintenance (PM), and Predictive Maintenance (PdM) shall be documented in the CMMS. New defects discovered during routine maintenance must be immediately (within 24 hours of discovery) captured as new or updated work orders within the system. Task lists must be updated within the CMMS within 14 days of equipment installation or removal.

2.3. Spare Parts Management

2.3.1. The MP shall detail a Spare and Repair Parts Management System designed to minimize downtime.

2.3.2. The Contractor shall establish a Mission Essential Asset (MEA) List, prioritized by criticality and redundancy. The Contractor must maintain physical stock of spare parts for all MEAs or provide a documented contingency plan that immediately mitigates downtime in the event of failure.

2.4. Life Cycle Cost Analysis (LCCA)

2.4.1. The Contractor shall submit a quarterly LCCA (CDRL A07-002) within fifteen (15) calendar days after the end of each quarter.

2.4.2. The LCCA shall analyze the top 10 assets with the highest repair costs. The LCAA must separate direct repair costs (parts, labor, subcontracts) from the estimated financial impact of lost production downtime. The report must provide both the specific quarter's costs and the rolling lifetime cost of the asset since contract award.

2.5. Diagnostics and Corrective Action

2.5.1. Upon request, or when notified of unsatisfactory performance by the Government, the Contractor shall analyze equipment failures to determine root causes. The Contractor shall provide a cost-benefit analysis of potential solutions and a recommended corrective action to prevent recurrence.

3. Maintenance of Real Property

3.1. Buildings and Structures

3.1.1. Structural Inspections: Active buildings and structures shall be inspected every 5 years (pillared magazines every 2 years) for deficiencies in foundations, walls, doors, roofing, and trusses.

3.1.2. Hazardous Materials: All work involving lead-based paint or Asbestos Containing Material (ACM) shall be handled IAW AR 200-1 and state regulations. The Contractor must ensure all ACM remains encapsulated or non-friable.

3.1.3. Roofing: The Contractor shall maintain roofing systems IAW AR 420-1, TM 5-617, and UFC 3-110-03/04. Roofing systems shall be inspected by a qualified individual for structural adequacy and serviceability every 5 years, see exceptions in AR 420-1, paragraph 5-28.

3.1.4. Plumbing: The Contractor shall repair, replace, and maintain water, waste, vent, and drain systems and components IAW AWWA and UFC 3-420-01. The Contractor shall repair leaks of piping and plumbing fixtures IAW UFC 4-460-01. The contractor shall inspect water heaters according to the schedule provided in the RFAAP Maintenance Plan.

3.1.5. Doors, Gates & Fencing: The Contractor shall annually inspect and maintain self-closing doors, motorized overhead doors, dock levelers, and automatic gates. Security fencing shall be maintained IAW AR 190-13, keeping a 12-foot perimeter clear of vegetation and holes.

3.1.6. Barricades: Barricades shall be inspected, repaired as needed, and kept free of brush and other vegetation growth. Barricades with sections of grass, shall be mowed twice a year.

3.1.7. Painting of Building and Structures. All painting on and within Buildings and Structures shall be IAW Unified Facilities Criteria (UFC) 3-190-06, Installation Design Guide and the United Facilities Guide Specification 09900.

3.1.8. Elevators: The Contractor shall inspect, test, and maintain elevators IAW ASME A17.1 and NFPA standards, utilizing certified inspectors. Logbooks shall be maintained in the machine room, and annual operation certificates must be visibly posted.

3.1.9. Life Safety Systems: The Contractor shall conduct routine inspection, testing, and maintenance of fire alarm systems, mass notification systems, fire loop hydrants, and sprinkler/hood suppression systems IAW NFPA 25, 72, 17, and 17A.

3.1.10. Lightning Protection: Grounding point and lightning protection systems shall be visually inspected and tested annually IAW NFPA 780, NFPA 780 and PAM 385-64 Standards to protect facilities and ordnance.

3.2. Utility Systems Maintenance

Note: The operational requirements, generation, and distribution of utility systems are defined in PWS 10 (Energy and Utilities). This section governs only the physical maintenance and repair of the associated equipment.

3.2.1. Water & Wastewater Systems: The Contractor shall inspect, service, and repair potable water, river water, fire water, and wastewater systems (including grease traps, lift stations, and the Industrial Wastewater Treatment Plant) to maintain system integrity and compliance with state permits. The systems include but are not limited to water mains, water storage tanks, associated pumps, backflow preventers, fire loop fire hydrants, shut-off valves, pressure-reducing valves, and all other equipment to the buildings to which plumbing and piping are attached IAW UFC 3-230-02, Operations & Maintenance: Water Supply Systems.

3.2.2. Fuel & Gas Systems: The Contractor shall maintain fuel storage, propane tanks, and distribution systems IAW UFC 3-460-03, including annual leakage surveys on gas lines and regular greasing of gas valves.

3.2.3. Electrical Distribution: The Contractor shall maintain power poles, distribution lines, manholes, transformers, and switchgear. Poles shall be inspected at a rate of 20% per year; rejected poles must be replaced within the calendar year.

3.2.4. Generators & Uninterruptible Power Supplies (UPS): UPS and emergency generators must be maintained, tested, and run under load semi-annually to ensure backup power for Mission Essential Assets.

3.2.5. HVAC & Boilers: The Contractor shall perform seasonal changeovers, winterize/freeze-protect systems, manage chemical treatments for open/closed loops, and maintain all chillers, boilers, and unfired pressure vessels.

3.3. Grounds and Surface Areas

3.3.1. The Contractor shall maintain a Grounds Maintenance Site Plan, defined as part of the MP. High-visibility areas shall be maintained to professional commercial standards to preclude hazards, minimize erosion, minimize dust, debris removal, and avoid land damage whenever possible.

3.3.2. The Contractor shall perform mowing, debris removal, snow/ice removal, and vegetation control.

3.3.2.1. Routine policing of the grounds shall be conducted during mowing activities, and all site areas, walkways, and parking areas shall be kept free of debris/trash.

3.3.2.2. Areas around active buildings shall be maintained in a condition that will eliminate fire and other safety hazards. Removal of debris and tree trimming will be performed when they present a hazard.

3.3.2.3. The Contractor shall maintain all firebreak trails on RFAAP and NRU property to include clearing vegetation, removing debris and invasive species, repairing erosion, and ensuring the trails remain accessible for a variety of emergency response vehicles.

3.3.2.4. Snow and frozen precipitation removal services shall be performed in a manner that will maintain safe conditions on roadways, parking lots, and sidewalks.

3.3.3. The Contractor shall coordinate with the Army Natural Resources Manager to identify and treat a minimum of 30 acres annually for invasive species control. Mitigation efforts shall include mechanical clearing, debris disposal, and targeted herbicide application to stumps. The Contractor shall perform follow-up treatments as necessary to ensure effective regrowth control.

3.3.4. Pest management shall be conducted IAW Department of Defense Instructions (DoDI) 4150.7 by licensed applicators.

3.4. Transportation and Infrastructure

3.4.1. Railroads: The Contractor shall maintain trackage, ties, ballasts, and rail bridges IAW UFC 4-860-03 and AR 420-1 Chapter 7, Section IV Railroads. Inspections must be logged in a format compatible with the Army RAILER system. The Contractor shall submit a monthly rail utilization and inspection report (CDRL C003) and maintain an active rail timetable. The report shall include the following:

3.4.1.1. Inspection records to include track inspected, date of inspection, and any deviations from requirements.

3.4.1.2. Rail utilization records to include equipment utilization, movements, hours of service, and maintenance reports

3.4.1.3. Rail Timetable Records

3.4.2. Locomotives: Locomotives and rolling stock shall be inspected annually by the Defense Generator and Rail Center (DGRC) or a qualified commercial provider at the Contractor's expense.

3.4.3. Bridges. The Contractor shall complete all bridge inspections IAW UFC 3-310-08. The Contractor shall maintain inspection records and provide to the government upon request.

3.4.4. Roads & Traffic: Paved/unpaved roads and traffic signals shall be repaired, marked, and maintained IAW the Manual of Uniform Traffic Control Devices (MUTCD), UFC 3-270-08, UFC 3-250-18FA, AND TM 5-623/624.

3.4.5. Signs: The contractor shall repair, install, replace, remove, design, layout, paint, stencil, fabricate and mount permanent and temporary signage throughout the installation IAW MUTCD, all Army Installation Design Guides (IDG), including the Manual on Uni-form Traffic Control Devices for Streets and Highways. The Contractor shall use paints and coatings as recommended by the UFC 3-120-01 and IDG. Munitions and hazardous material storage signs shall be color coded as required IAW IDG.

3.5. Maintenance of Inactive Facilities (MIF) and Caretaker Status

Facilities designated as excess or no longer required for current production shall be transitioned to and maintained in "Caretaker" status. The Contractor shall perform minimum essential maintenance on these facilities to prevent severe structural degradation, mitigate environmental/safety hazards, and secure the assets, while minimizing utility and labor costs.

3.5.1. General Scope and Funding Alignment: All labor, materials, and inspections associated with facilities formally designated in the Government's property system (GFEBS) as Inactive/Caretaker status shall be executed and billed against the dedicated MIF Contract Line Item Number (CLIN). Facilities pending formal deactivation approval must be maintained under "Active" standards until the transition is complete.

3.5.2. Layaway and Transition Procedures: Upon Government approval to transition an active facility to Caretaker status, the Contractor shall execute a layaway process within sixty (60) calendar days. The layaway process must include:

3.5.2.1. Hazard Removal: Complete removal of all energetics, hazardous materials, and production chemicals from the facility and associated piping.

3.5.2.2. Utility Deactivation: Physical disconnection and air-gapping of all non-essential utilities (steam, water, compressed air, industrial gas).

3.5.2.3. Winterization: Complete draining and purging of all water lines, tanks, and cooling systems to prevent freeze damage.

3.5.2.4. Security Securing: Locking, boarding, or otherwise securing all exterior doors, windows, and access points to prevent unauthorized entry and weather intrusion.

3.5.3. Caretaker Maintenance Standards: Once in Caretaker status, the Contractor is relieved of routine cosmetic and operational maintenance (e.g., painting, HVAC servicing, daily custodial work). Instead, the Contractor shall maintain the facility strictly to the following preservation standards:

3.5.3.1. Building Envelope (Weatherproofing): The Contractor shall perform patch-and-repair maintenance on roofs, exterior walls, and boarded windows strictly to prevent the intrusion of bulk water or severe weather that would cause rapid structural collapse.

3.5.3.2. Fire & Safety Systems: Unless formally waived in writing by the Installation Fire Chief, the Contractor shall maintain active fire detection and suppression systems within inactive facilities. If suppressed systems are drained to prevent freezing, dry-pipe systems or alternative fire-watch protocols must be maintained.

3.5.3.3. Vegetation & Pest Control: The Contractor shall maintain a minimum fifty (50) foot clear zone around inactive facilities to prevent fire hazards and root damage to foundations. The Contractor shall implement pest control measures to prevent severe structural damage from rodents or wood-destroying insects.

3.5.4. Inspection and Reporting: To ensure Caretaker facilities do not become safety hazards, the Contractor shall execute a recurring inspection program:

3.5.4.1. Exterior Inspections (Quarterly): Visual inspection of the building envelope, security barriers, and vegetation clear-zones.

3.5.4.2. Interior Inspections (Semi-Annually): Walkthrough to identify roof leaks, pest infestations, unauthorized entry, or hazardous material seepage.

3.5.4.3. MIF Status Report: The Contractor shall submit a consolidated semi-annual MIF Status Report (CDRL A07-004) detailing the condition of all inactive facilities, dates of inspections, and a prioritized list of any emergency corrective repairs required to maintain the building envelope.

4. Maintenance of Personal Property and Equipment

4.1. General and Industrial Equipment

4.2. The Contractor shall maintain all personal property (includes, but is not limited to, industrial machinery and process equipment, vehicles, scientific equipment, information technology, office equipment/furniture, and any other property not considered to be real property under 41 CFR Chapter 102-71) IAW Original Equipment Manufacturer (OEM) recommendations and best commercial practices. Process equipment includes but is not limited to pressure vessels, storage tanks, piping systems, relief and vent systems, emergency shutdown systems, controls, and pumps.

4.2.1.1. Process equipment utilized in energetic operations must undergo highly documented maintenance checks IAW Department of the Army Pamphlet (DA PAM) 385-64 and the RFAAP Risk Management Plan.

4.2.2. Equipment operators shall perform pre-operational checklists and document usage time, inspections, and deficiencies noted in the CMMS. Unscheduled maintenance must be initiated within 24 hours from when the deficiency was found if an inspection determines equipment is unsafe to operate or continued use of equipment without repair shall cause further damage.

4.2.3. Gages and scales must be integrated into a strict calibration schedule.

4.3. Vehicles

4.3.1. All non-tactical vehicles that support personnel and product transportation including, but not limited to, railcars, locomotives, powder vans, trucks, heavy equipment, ambulance, and fire engines shall be maintained in IAW AR 58-1.

4.3.2. Fire engines, ambulances, and rescue vehicles shall receive the highest maintenance priority and undergo preventive maintenance services at least twice a year.

4.4. Lifting Equipment

4.4.1. Cranes, Forklifts, Load Scales, and Other Lifting Equipment shall be inspected, tested, and maintained IAW OEM recommendations and Technical Bulletin 43-0142. All crane operators shall be trained and certified IAW OSHA standards.

5. Major Maintenance

5.1. Funding and Thresholds

5.1.1. A single, discrete maintenance, repair, or replacement project with an estimated cost of $150,000 or greater shall be classified as a Major Maintenance project. The Contractor shall not artificially aggregate or split requirements to manipulate this threshold. The PCO holds final determination authority on project classification.

5.1.2. The Contractor shall execute a minimum of $5,000,000 (excluding Contractor profit and G&A) per year for Major Maintenance during Contract Years 1-5, and a minimum of $6,000,000 per year for Contract Year 6 and beyond.

5.1.3. Major Maintenance funds shall be used exclusively for Major Maintenance and cannot be diverted to fulfill base facility infrastructure requirements already funded under standard maintenance sections of this PWS.

5.2. Project Approval and Execution

5.2.1. The Contractor shall maintain a prioritized "1-N List" of identified Major Maintenance projects. The Contractor must submit each project, including justification, operational impact, and cost estimates (based on engineering estimates or vendor quotes), to the PCO for approval prior to execution. (CDRL A07-005)

5.2.2. If project execution costs deviate substantially from the approved estimate, the Contractor must immediately notify the PCO.

5.2.3. The Contractor shall lead quarterly Contractor-Government meetings to review the 1-N List and track the expenditures of all ongoing projects. The Contractor shall submit an annual actual cost data report for all executed projects by 31 December. (CDRL A07-006)

5.3. Funding Reconciliation

5.3.1. Annual unused Major Maintenance funding shall be carried forward as a credit to subsequent contract years. Conversely, costs incurred over the annual allotment shall be deducted from the following year's requirement.

5.3.2. At the conclusion of the contract period of performance, the Contractor shall return any unused Major Maintenance funding to the Government. All equipment or infrastructure purchased under this section becomes Government Property upon execution.

6. Key Performance Indicators (KPIs)

6.1. KPIs: The Contractor shall track and report performance monthly via the PWS 7 KPI Report. This report must include all mandatory KPIs and at least three Contractor-identified KPIs evaluating the efficiency of RFAAP Maintenance management. The initial report is due 30 calendar days after operational control. (CDRL A02-007) Mandatory KPIs include:

6.1.1. Backlog: Total estimated time to complete open work orders per maintenance category on the last day of the month.

6.1.2. Utility Leaks: Number of water breaks and steam leaks reported, completed, and backlogged.

6.1.3. Mean Time to Repair (MTTR): Average time to perform a work order (from report to completion), categorized by CM, PM, and PdM.

6.1.4. Mean Response Time: Average time from report to work commencement, categorized by safety/production impact.

6.1.5. Planned Maintenance Percentage: Percentage of all non-emergency maintenance scheduled in advance in the CMMS.

6.1.6. Schedule Compliance: Percentage of scheduled work orders completed on time. (Non-compliant work is considered deferred maintenance).

6.1.7. Estimated vs. Actual Man-Hours: Ratio for all completed work orders.

6.1.8. Worker Utilization Percentage: Breakdown of man-hours between CM, PM, PdM, and idle time.

6.2. KPI Management: The initial report shall define the calculation methods and establish performance targets (justified by industry standards or baseline data) for Government approval. If any KPI trends negatively or falls below the target for three consecutive months, the Contractor must submit a Corrective Action Plan detailing mitigation steps, timelines, and the personnel responsible for achieving the target.

7. Applicable Documents

The Contractor shall execute all requirements within this PWS in strict accordance with the latest versions of the following primary governing regulations, laws, and criteria.

All guidelines, technical manuals (TMs), sub-chapters, and industry standards (including NFPA, AWWA, ASME, and EPA) referenced or cited within these parent documents are hereby incorporated by reference and hold the same contractual authority.

7.1. Federal Laws & National Codes

7.1.1. 29 CFR Part 1910 – Occupational Safety and Health Administration (OSHA) Standards

7.1.2. 40 CFR (All Parts) – Environmental Protection Agency (EPA) Regulations

7.1.3. The Clean Air Act (CAA) & Clean Water Act (CWA)

7.2. ARs & DA PAMs

7.2.1. AR 420-1 – Army Facilities Management (The primary authority for all Army real property operations, housing, utilities, and maintenance)

7.2.2. AR 200-1 – Environmental Protection and Enhancement (Primary authority for environmental compliance, hazardous materials, and pest management)

7.2.3. AR 58-1 – Management, Acquisition, and Use of Motor Vehicles

7.2.4. AR 190-13 – The Army Physical Security Program

7.2.5. DA PAM 385-64 – Ammunition and Explosives Safety Standards (Critical for any GOCO facility handling energetics/munitions)

7.3. Unified Facilities Criteria (UFC)

7.3.1. UFC 1-200-01 – DoD Building Code (General Building Requirements)

7.3.2. UFC 3-601-02 – Operation and Maintenance: Inspection, Testing, and Maintenance of Fire Protection Systems

7.3.3. UFC 3-575-01 – Lightning and Static Electricity Protection Systems

7.3.4. UFC 4-860-03 – Railroad Track Maintenance Standards