Attachment 1 - Draft PWS Housekeeping Contract JBER Lodging_11 May 2026.pdf

DRAFT PERFORMANCE WORK

STATEMENT (PWS) FOR

Housekeeping Services

AT

North Star Inn, JBER, AK

11 May 2026

PERFORMANCE-BASED WORK STATEMENT

TABLE OF CONTENTS

SECTION PAGE

1. Description of Services

2. General Requirement

3. Specific Tasks

4. Performance Standards and Metrics

5. Contractor Personnel Requirements

6. Government Furnished Property and Services

7. Safety and Environmental Compliance

8. Services Summary

9. Reports and Documentation

10. Security and Access Requirements

11. Quality Assurance and Surveillance

12. Table of Buildings and Rooms

13. List of Attachments

1. DESCRIPTION OF SERVICES: The Contractor shall provide all management and labor to ensure the timely turnover and daily cleaning of lodging rooms to support the operation of the 673rd Force Support Squadron/North Star Inn (673FSS/FSVL), at Joint Base Elmendorf/Richardson, Alaska in accordance with Air Force Lodging Standards and this Performance Work Statement (PWS) in a manner that will maintain a satisfactory facility condition and present a clean, neat and professional appearance at the time of service. The contractor must accomplish all cleaning, stocking and linen changeovers identified in Attachment

3. Daily Checklists in order to meet the requirements of this PWS. The locations of required services are located at Attachment #1, Floor Plans and Building Layout. All work performed by the contractor must be performed in accordance with all applicable laws, regulations, Headquarters Air Force (HAF) standards, instructions, and commercial practices. The function of the organization is to provide lodging to transient personnel and their families.

1.1 Period of Performance: Base Year will be 1 October 2026 - 30 September 2027 to include a one (1) year option. First option year if executed will being 1 Oct 2027 - 30 Sept 2028.

1.2 Non-Personal Services: All services requested under this PWS are non- personal in nature.

The Contractor is solely liable for the actions of their Employees. Hence, the Contract Employees performing the service under this contract shall be controlled, directed, and supervised by management personnel of the Contractor. The Contractor Employees shall perform their duties independent of, and without supervision by, any Government official. The tasks, duties, and responsibilities set forth in the contract may not be interpreted or implemented in any manner that results in any Contractor Employees creating or modifying Federal Policy, obligating the non-appropriated funds of the United States Government, overseeing the work of Federal employees, or providing direct personal service to any Federal employee. This contract is not mission essential. The Government will control access to the facility and will perform inspection and acceptance of the completed work.

1.3 Specific Requirement: The contractor shall provide housekeeping services to clean and maintain guest rooms according to Air Force Lodging standards and this PWS. Work performed will be in the hotel (buildings 7148, 7153, 7179, 8378, Kuter and Sarnoski The government will provide all cleaning supplies, restroom supplies, linen and equipment to include mops, mop buckets, vacuum cleaners, etc. required to provide housekeeping services.

1.3.1 : Required Workload

1.3.1.1 : Winter Season – See table 12 - Table of Buildings and Rooms for room details 1 October – 30 April

Light Service Full Service/Checkout Service

Number of rooms required to be cleaned per work day.

TLF Standard Rooms/VOQ

TLF Standard Rooms/VOQ

23 31 5 21

1.3.1.2 : Summer Season – See table 12 - Table of Buildings and Rooms for room details 1 May – 30 September

Light Service Full Service/Checkout Service

Number of rooms required to be cleaned per work day.

TLF Standard Rooms/VOQ

TLF Standard Rooms/VOQ

46 140 5 31

2. General Requirement

2.1 Non-Personal Services: The contractor shall provide all services as non-personal in nature, with contractor employees performing their duties independently from government supervision.

2.2 Contractor Management: The contractor shall designate an on-site manager for the duration of the contract responsible for overseeing all contract operations. This manager will serve as the onsite primary point of contact with the government, ensuring all operations are aligned with the established standards. The contract manager or alternate must be available during normal duty hours to meet on the installation within 2 hours with the government to discuss problem areas. The contract manager or alternate must have full authority to act for the Contractor on all contract matters relating to the daily operation of this contract.

2.3 Standards of Conduct: Contractor Personnel must adhere to standards of conduct as established by the Installation Commander.

2.4 Security Requirements: Contractor shall adhere to current installation security policies.

2.5 Contractor Duty Hours

2.5.1 Winter Season: Services shall be provided within the normal duty hours of 0730-1630, Monday through Friday. Any work outside these hours must be approved in writing by the Contracting Officer.

2.5.2 Summer Season: Services shall be provided within the normal duty hours of 0730-1630, seven days a week. Any work outside these hours must be approved in writing by the Contracting Officer.

2.5.3 Base Closure or Delayed Reporting: Work scheduled but not accomplished because of base closure due to weather, exercises, or actual alert, will be accomplished as soon as possible after reopening the base.

2.6 Contract Performance Review Conferences: The Prime contractor will schedule and facilitate monthly in-person contract performance review meetings that include the KO, COR and contractor representation.

The contractor will schedule, facilitate and report on quarterly Quality Performance Review conferences with the Government at JBER Facilities. Attendees should include Government, On-Site Manager, and Team Leads.

2.7 Records: The contractor shall be responsible for creating, maintaining, and disposing of only those government-required records that are specifically cited in this PWS or required by the provisions of a mandatory directive listed in, i.e., employee time records, safety reports, etc. If requested by the Government, the contractor shall provide the original record or a reproducible copy of any such record within five working days of receipt of the request.

3. Specific Tasks: Housekeeping Services (Duties and Responsibilities): Contractor personnel shall clean and maintain guest rooms according to Air Force Lodging standards. Tasks include:

3.1 Cleans Lodging Guest Rooms: Sweeps, dry mops and scrubs floors using brooms, mops, and lightweight vacuum cleaners. Dusts and polishes furniture. Cleans and sanitizes guest room appliances, cooking utensils and dishes. Empties wastebaskets. Polishes doorknobs and other metal fixtures. Spot clean walls, clean windows and blinds that can be reached unassisted or using stepping stools. Makes beds and changes linen. Collects soiled linen and places it at a pickup point. Receives clean linen. Using the telephone system updates room status, occupancy, and checkouts.

3.2 Non-Carpeted Floors (Hard Floors: Vinyl Tile, Ceramic Tile, Wood, Concrete, etc..):

Hard floors must be maintained free of grit, soil, dust, scuff and heel marks, stains, spills, debris, litter and other foreign matters by effective routine cleaning. Cleaning must be accomplished by the most appropriate method (vacuum, sweep, dust mop, damp mop, spot clean, etc.) and with cleaning solutions if applicable, for the specific floor type. After cleaning, floor surfaces to include grout must have a uniform, clean appearance without streaks, swirl marks, detergent residue, or any evidence of soil, stain, film, or standing water. Baseboards, corners, and wall/floor edges must also be clean and free of debris. Chairs, trash receptacles, and other easily moveable items must be moved to maintain floors underneath these items and returned to their original and proper position after cleaning.

3.3 Carpeted Floors: Carpets must be maintained free of soil, dirt, debris, litter and other foreign matters by effective routine vacuuming. Any spots and/or spills, tears, burns, and raveling must be brought to the attention of the facility manager. Chairs, trash receptacles, and other easily moveable items must be moved to maintain floors underneath these items and returned to their original and proper position after cleaning.

3.4 Dusts and Polishes Furniture: Dusting includes surfaces up to 10 feet the floor and must be free of dust, lint, cobwebs, and litter. Surfaces include, but are not limited to tables, shelves, bookcases, TV Stands and TVs, moldings, windowsills, pictures, clocks, window blinds, ceiling fans, etc. Vents (within 6 ft. of the floor) must be dusted and clean. Polishing includes wood and metal surfaces in the rooms include, but are not limited to tables, shelves, bookcases, TV Stands, doorknobs, etc. Any damage, tears, burns, and raveling must be brought to the attention of the facility manager.

3.5 Linen Changeover: Linen changeovers include the bedding and towels in the room/unit.

Collect all soiled sheets and all towels (face, body and hand) and replace them with new sheets and towels. Beds must be made in accordance with the Air Force Lodging Standard

3.6 Trash Collection/Removal: The Contractor must collect and dispose of all trash from rooms and containers returned to their original locations. The Contractor must replace all plastic trash can liners. Trash containers must be left clean, free of foreign matter and free of odors. The trash must be deposited in the nearest outside trash collection container and ensure that no spills of fluids or trash remain behind. Outside containers must be secured after each use.

3.7 Cleans, disinfects, and deodorizes lavatories and toilet bowls: Cleans mirrors and sinks.

Dusts ledges and woodwork. Replace deodorizers, toilet tissue, hand towels, soap, and other complimentary sundry items. Notes concerning the condition of facilities and reports facility manager broken windows, water leaks, clogged drains, and other conditions requiring maintenance.

3.7.1 Clean and Disinfect Bathrooms: All surfaces of sinks, toilets, lavatories, showers, shower mats, plumbing fixtures, doors, walls mirrors, entry doors (including handle, kick plates, ventilation grates, metal guards), and other such surfaces must be cleaned with no dust, spots, soil substances, discoloration, mold, build-up, excess moisture, stains, and soap scum.

Restrooms must have a clean scent to no odor. All surfaces will be disinfected and free of dust, dirt, debris, smudges, fingerprints, streaks, spots, stains, scale, scum, incrustations, urine deposits, corrosion, rust, odor, fungus, mold, mildew, soap film, lime deposits, and any foreign substances. Showers and toilets must be free of spots, water spots, scale buildup, soap scum, odors, and any other deposits. Shower stalls must be maintained to be mold and mildew free. All drains must be cleaned, remove hair and other foreign debris. Mirrors must be kept clean and streak free or other removable matters. Vents must be clean. Restroom sinks, countertops, and fixtures must be free from water and scale deposits, soil, streaks, and other removable matters.

Walls and grout must be free of all film, spots, and detergent buildup.

3.8 Other Duties: Other light housekeeping duties as per checklist in Attachment 3.

4. Performance Standards and Metrics

4.1 Performance Metrics: The contractor's performance will be evaluated based on the Table 8

- Services Summary.

4.2 Customer Complaints: The contractor shall address and resolve all customer complaints based on paragraph 11.3 Customer Complaints. The contractor must maintain a log of all complaints, actions taken, and resolution status. This log should be reviewed regularly to identify areas for continuous improvement.

5. Contractor Personnel Requirements

5.1 Training: All contractor personnel must receive training from the Government that covers Air Force Lodging standards, safety protocols, and the use of any specialized equipment. Annual refresher training shall include modules on environmental sustainability and quality management, as well as specific safety protocols such as those for handling hazardous materials, lifting, and carrying, and the use of personal protective equipment (PPE).

5.2 Background Checks: All contractor personnel must pass a criminal background check and obtain a National Agency Check with Inquiries (NACI) clearance.

6. Government-Furnished Property and Services

6.1 Equipment and Supplies: The North Star Inn will provide the necessary equipment and materials, including cleaning supplies and safety equipment. The North Star Inn will provide safety equipment required for employee safety to include, but not limited to, ice cleats and reflective belt/vest. Winterweight clothing is not provided, employees are expected to provide all necessary outer clothing based on weather conditions such as winter coats and gloves.

The contractor is responsible for maintaining this equipment and ensuring its use aligns with best practices.

6.2 Contractor Uniform: The North Star Inn will provide three shirts, three pairs of pants and one nametag per contract employee. Request for the replacement of damaged articles of clothing may be made after six months.

6.3 Workspace: The North Star Inn will provide office space, breakrooms, and access to wireless internet for the contractor's on-site management and staff.

7. Safety and Environmental Compliance

7.1 Safety Protocols: The contractor shall adhere to all Air Force safety regulations and conduct regular safety briefings with their personnel. Specific safety protocols include:

7.1.1 Hazard Communication Program: All personnel must be briefed on the hazards of their job tasks and provided with the necessary information and equipment to perform their duties safely. This includes training in lifting and carrying, the safe operation of equipment, and chemical safety.

7.1.2 Government provided chemicals- Safety Data Sheets (SDS): Per OSHA regulation a binder with individual sheet for each chemical will be available in each supply closet or vehicle where chemicals are stored.

7.1.3 Hazard Communication Program: All personnel must be briefed on the hazards of their job tasks and provided with the necessary information and equipment to perform their duties safely. This includes training in lifting and carrying, the safe operation of equipment, and chemical safety.

7.1.4 Personal Protective Equipment (PPE): All personnel must use government provided appropriate PPE according to applicable safety guidelines, including gloves, goggles, and hearing protection where necessary.

7.1.5 Emergency Procedures: The contractor shall ensure that all personnel are familiar with emergency procedures, including the location and use of government fire extinguishers, first-aid kits and evacuation routes.

7.1.6 Environmental Compliance: The contractor shall follow all environmental regulations, including proper disposal of hazardous materials and adherence to sustainability practices such as recycling, waste reduction, and energy efficiency.

8. Services Summary: The following Services Summary (SS) chart identifies the performance objectives and performance thresholds for critical tasks associated with providing support services for this requirement. The performance threshold briefly describes the minimum acceptable levels of service required for each requirement. These thresholds are critical to mission success. During the initial quarter of the contract, two additional defects on each task must be allowed to identify and correct normal phase-in problems.

Table 8 Performance Objective PWS

Ref Performance Threshold (per quarter)

Method of Surveillance

SS-1 Housekeeping Services Standard room cleaning in accordance with Paragraph 3 and Attachment 3

Para 3 and Attachment

Excellent: 0-5 Defects Very Good: 6-15 Defects Satisfactory: 16-30 Defects Marginal: 31-45 Defects Unsatisfactory: More than 45 defects

Periodic and Verified Customer Complaint

SS-2 Quality Control – Inspection procedures are followed and documented in accordance with the Contractor’s Quality Control Plan (incorporated into contract after award)

Para 11 Excellent: 0 Defects Very Good: 1 Defects Satisfactory: 2 Defects Marginal: 3-4 Defects Unsatisfactory: More than 4 defects

Periodic and Verified Customer Complaint

SS-3 Appearance. Employee must be neat, clean, well-groomed and wear the government furnished uniform and name tag.

Para 6.2 Excellent: 0 Defects Very Good: 1-2 Defects Satisfactory: 3-5 Defects Marginal: 6-10 Defects Unsatisfactory: More than 10 defects

Periodic and Verified Customer Complaint

SS-4 Work Schedules. Contract work shall be on time in accordance with assigned work schedule with the appropriate number of employees to meet the requirements of the PWS.

Para 2.5 Excellent: 0 Defects Very Good: 1-5 Defects Satisfactory: 6-10 Defects Marginal: 11-15 Defects Unsatisfactory: More than 15 defects

Periodic and Verified Customer Complaint

SS-5 Efficiency. All room cleanings are completed as assigned in accordance with established cleaning standards.

Para 1.3.1 Excellent: 0 Defects Very Good: 1-2 Defects Satisfactory: 3-5 Defects Marginal: 6-10 Defects Unsatisfactory: More than 10 defects

Periodic and Verified Customer Complaint

9. Reports and Documentation

9.1 Reports: The contractor shall submit monthly performance reports detailing completed tasks, customer complaints, safety incidents, and any other relevant data. These reports shall include documentation of compliance with established standards and initiatives.

9.2 Documentation: All records, including maintenance logs, training certificates, and inventory lists, must be maintained and made available to the government upon request. Documentation should reflect adherence to best practices.

10. Security and Access Requirements

10.1 Access Control: The contractor must comply with all base security requirements. Personnel must always wear government-issued badges and adhere to all access control protocols.

Contractor employees are required to obtain a base pass and provide their own transportation to the activity.

11. Quality Assurance and Surveillance

11.1 Quality Assurance Plan (QAP): The contractor shall provide a Quality Assurance Plan that at a minimum includes the following:

11.1.1 Performance Monitoring: The contractor's performance will be monitored through regular inspections, customer feedback, and periodic audits to ensure ongoing compliance with the PWS. The government reserves the right to conduct unannounced inspections to verify adherence to these standards.

11.1.2 Documentation: The contractor shall maintain detailed records of all quality control activities, including inspection reports, corrective actions, and any relevant training certifications. These records must be available for review by the government upon request and must demonstrate compliance with both the PWS.

11.2 Surveillance Methods:

11.2.1 Periodic Surveillance: This method requires the COR to employ a “spot check” style of evaluation based on the contractor’s Quality Assurance Plan. Periodic surveillance will be conducted on a scheduled basis (daily, weekly, monthly, quarterly, semi-annual, or annually) and may be adjusted, based on quality trends and customer complaints. Daily Checklists or modified version thereof must be used for COR scheduled inspections and results documentation.

11.2.2 Unsatisfactory Inspection: Any unsatisfactory inspection (defect) result must be recorded, and the Contractor must complete the service within 3 hours after notification.

11.2.3 Failure to Meet Performance Threshold: When a performance threshold has not been met or contractor performance has not been accomplished, the COR will initiate and provide the CO with a Corrective Action Report (CAR) for issuance to the contractor. The contractor shall respond to the CAR IAW instructions provided and return it to the CO within 10 calendar days of receipt.

11.2.4 Reoccurring Failure to meet Performance Threshold: Failing to meet the performance threshold of these performance objectives, in any combination for any two, or more consecutive or non-consecutive months during a contract period must constitute an immediate Progress Meeting with the Multifunctional Team. All remedies must be IAW the FAR 52.212-4 (a), Contract Terms and Conditions - Commercial Items, Inspection/Acceptance. The government reserves the right to seek an equitable price adjustment for non-performed areas and government administrative costs.

11.2.5 Remedies for Non-Conformance: If inspections indicate unacceptable performance, the COR will notify the contractor’s contract manager of the deficiencies for correction. The contractor must be given an appropriate time frame (depending on the discrepancy identified) after notification to correct the unacceptable performance. Re-performance at no additional cost to the government is the preferred course of action for the contractor to satisfy performance requirements; however, the government reserves the right to determine performance was unsatisfactory without requesting re-performance. The government reserves the right to inspect after re-performance is completed. If deficiencies are not corrected within the required time frame, the COR should notify the CO for action. If the contractor disagrees with the noted discrepancy and an agreement cannot be reached, the CO must be notified for a final decision.

When re-performance is not possible, the contract price may be reduced to reflect the reduced value of the services performed.

11.3 Government Complaint: The COR will receive and investigate complaints via a 714, Discrepancy Record. The COR must be responsible for initially validating discrepancy record.

The CO must make final determination of the validity of discrepancy record(s) in cases of disagreement with the COR and the Contractor. Validated discrepancy record must be re-performed within three (3) hours of notification if performance can be completed without detrimental impact on customer.

11.3.1 Recording: Any unsatisfactory inspection (defect) result must be recorded, and the Contractor must complete the service within designated timeframe after notification.

11.3.2 Exceeding Performance Threshold: Exceeding the performance threshold for performance objectives in any one-month period must result in a warning or letter of concern from the CO.

11.3.3 Reoccurring Exceeding Performance Threshold: Exceeding the performance threshold for performance objectives for any two, or more consecutive or non-consecutive months during a contract period must constitute an immediate Progress Meeting with the Multi-functional Team.

All remedies must be in accordance with the FAR 52.212-4 (a), Contract Terms and Conditions

– Commercial Items, Inspection/Acceptance. The government reserves the right to seek an equitable price adjustment for non-performed areas and government administrative costs.

11.3.4 Discrepancy Record (714) Procedures:

1. COR will ensure 714(s) is filled out correctly (blocks 1-7) received from customers (facility managers, staff offices, COR inspection, etc.).

2. COR verifies against PWS and contractor’s schedule (blocks 8-9) and verify to ensure discrepancy record is valid.

3. COR signs block 9 and will transmit/submit 714s to the Contractor via email.

4. Contractor has 3 hours to re-perform tasks upon notification depending upon the type of level of service.

5. The Contractor fills in block 10 and transmits/sends to COR within an hour of work completion. If work completion is after 4:30pm, the Contractor will submit a complaint form first thing in the morning (8:00am) on the first business workday.

6. Upon receipt/notification of Contractor’s completed re-performance, COR will validate/confirm tasks are done. COR fills in block 11 and either accepts reperformance or disputes and forwards to CO.

7. If the Contractor disputes a 714, the COR will send/transmit the form to 673 CONS for final CO determination/decision.

11.4 Government Satisfaction: The contractor is required to maintain high levels of customer satisfaction by ensuring that all services are performed to the highest standards of quality and professionalism. The contractor must promptly address and resolve all customer complaints, documenting the issue, action taken, and resolution.

11.4.1 Feedback Mechanism: A robust feedback mechanism must be in place to capture and address customer concerns. The contractor shall analyze feedback regularly and make necessary adjustments to improve service delivery.

11.5 Corrective Actions: If the contractor's performance does not meet the standards outlined in this PWS the contractor must submit a corrective action plan within five business days of notification by the government. This plan must outline the steps that will be taken to correct deficiencies and prevent future occurrences.

12. Table of Buildings and Rooms Table 12

Bldg. / Area Queen Bed

Full / Twin

Sleeper Sofa

Murphy Bed

TLF - Kuter 1 Bedroom (44 units) 44 0 44 0 TLF - Kuter 2 Bedrooms handicap (4 Units)

8 0 4 0

TLF - Sarnoski 3 Bedrooms (24 units)

48 4 24 0

TLF - Sarnoski 2 Bedrooms (25 units)

25 25 25 0

Bldg. 7148 (26 rooms) 26 0 0 0 Bldg. 7153 Private baths (29 rooms) 29 0 0 0 Shared Baths (128 rooms, 64 Baths)

0 256 0 0

Bldg. 8378 (79 rooms) 79 0 0 0 Bldg. 7179 VQ (113 rooms) 113 0 0 113 Business Suites (6 rooms) 6 0 0 0 Bed Totals 378 285 97 113 Bed Totals 873

13. List of Attachments

Attachment 1: Floor Plans and Building Layout Attachment 2: Daily Cleaning Checklist Attachment 3: Air Force Lodging Standards Checklist