Bucharest EINS AE SOW 041725.docx

UNCLASSIFIED

UNCLASSIFIED

STATEMENT OF WORK FOR

CONSTRUCTION INSPECTION SERVICES

“Pipera EINS” (EINS) Apartment Acquisition OBO Asset Management Staff Housing Purchase Program (SHOP)

Project Location:

Bucharest, Romania April 2025

Table of Contents

The United States Government (USG), Department of State (DOS), Bureau of Overseas Buildings Operations (OBO) requires construction inspection and reporting services for a Staff Housing Opportunity Purchase (SHOP) project in Bucharest, Romania. This statement of work (SOW) defines the services to be performed by the Architect / Engineer (A/E) Contractor, hereafter referred to as the Contractor. The main function of the A/E is to verify that the developer is following the design and executing it as per the design intent, materials specified, and that high quality standards of construction are followed. This SOW also includes quality assurance inspections during construction of the project, beginning with core and shell construction and continuing through final acceptance of the project.

The Contractor shall inspect this property, note deficiencies in the electrical, and mechanical elements of the property

This is not a U.S. government (USG) designed and constructed project; therefore, the developer is fully responsible for all aspects of design, construction, quality assurance/quality control, testing, commissioning, etc., for the overall project under consideration. The USG cannot dictate means and methods to the developer. However, the USG requires technical monitoring of all developer activities by a qualified third-party architecture and engineering (A/E) firm.

1.1.1 Location and Description

On Date OBO signed a contract for the purchase of the “Pipera EINS”, a newly built but unoccupied apartment building located at Strada Tudor Arghezi 11 in Bucharest. It is a 4-storey building with two, centrally located stairs and includes an elevator. It currently includes 28 apartments, but the developer is willing to consolidate those into 16 larger units (4 on each level). It also has a basement parking area. (EINS). One of the final 16 apartments are to be accessible to persons with limited mobility.

1.1.2 Qualifications

The Contractor should be a professional Architect or otherwise qualified as defined by local laws with substantial experience in work of this type and magnitude, and should perform the work in accordance with this SOW. The Contractor shall be supplemented as needed, during the construction by qualified mechanical, electrical and plumbing (MEP) engineers, structural engineers, and civil engineers. OBO expects the Contractor to have expertise with local building codes and construction standards and residential construction. All deliverables and communication shall be in English.

2 REQUIREMENTS

The Contractor shall develop and evaluate design in accordance with the technical requirements identified and referenced herein.

This scope of work requires that the Contractor perform only unclassified work. The SOW does not require personnel with security clearances.

The Contractor shall utilize the International Building Code (IBC), the latest Editions and supplements of the Host Country’s local building codes, including zoning requirements and product standards, as of the contract date and applicable to the building project. Where a conflict arises between the IBC and host country requirements, the Contractor shall seek direction or clarification from the Contracting Officer Representative (COR) or Contracting Officer (CO) on which standard shall apply.

2.3 Project Specific Requirements Documents

The Contractor shall utilize the following project-specific design source criteria requirements listed below for the execution of the Contract.

2.3.1 Project-Specific Technical Requirements

The Contractor shall utilize the Project-Specific Technical Requirements in the referenced attachment for the execution of the contract.

Reference: Attachment 6.1, Project-Specific Technical Requirements

The Contractor shall review plans and specifications for identified project in various stages of construction, from pre-construction, to under construction, to existing. A/E review should include the following:

a) Verification of compliance with life safety, and fire suppression requirements (exhibit 6.1 includes these requirements).

b) Verification of compliance with local building codes and U.S. building codes when applicable.

c) Verification of property owner obtaining proper development and construction permits.

d) Verification of metes and bounds and proper site design relative to the site boundaries.

e) Verification of flood plain.

f) Verification of building permit.

The Contractor shall participate, document, and submit in writing, meeting notes, as record of meetings, conference calls, and workshops involving decisions that relate to this as required to support efforts identified in the scope. Meeting agendas shall be prepared in advance and coordinated with the COR prior to distribution. Contractor attendees shall include professionals as required to support the efforts listed below.

3.2.1.1 Post Contract Award Kick-Off Meeting

The meeting shall include review of the available project information, the scope of work that relate to this effort, deliverables, and project history for the project.

3.2.1.2 Coordination Conference Calls and Virtual Meetings

The Contractor shall organize and participate in conference calls or virtual meetings with the COR regularly throughout this scope of work. The purpose of these conference calls is to discuss project progress, address technical issues, and discuss other project issues requiring immediate resolution.

3.3 Code Compliance Assessment

The following tasks are performed either during project technical due diligence, strategic planning, forensic assessments or programs or initiatives.

3.3.1 Assessment: Existing Documents

The Contractor shall assess the existing project-specific backgrounds reports, data, designs and surveys identified in Project-Specific Requirements Documents Section 2.3. The Contractor shall identify applicable local codes, regulations and requirements affecting the project. In cases where the Host Country’s codes and standards are more stringent, more robust, or different, the Contractor shall document code deviations. The Contractor shall submit a request for information (RFI) to the COR with proposed mitigation or solutions for formal resolution.

3.3.2 Assessment: Fire Protection and Life Safety Assessment

The Contractor shall analyze the Project-Specific Requirements in Section 6.1 and determine whether any of those requirements conflict/do not comply with applicable local codes and standards. Submit a report, with identification of non-compliant elements using drawings and sketches as required to illustrate individual non-compliant elements. Suggested corrective measure of non-compliant elements are encouraged.

3.3.3 Assessment: Structural and Seismic Risk Assessment

The Contractor shall review structural design to confirm that it complies with the project specific technical requirements.

3.4 Construction inspections

The Contractor shall travel to the project site or other location as deemed necessary to review construction material selections (e.g., at a quarry), construction mock-ups or in-place design work, including punch list reviews. The Contractor shall include 26 site visit trip(s).

Review and monitoring of construction progress including:

a) To-date completion relative to the project schedule.

b) Work progress relative to the projected completion and delivery date.

c) Construction progress inspections – progress reports should be prepared and submitted to DOS/OBO.

d) Deficiencies, snags, and/or hazards (prior to closing).

e) Some site visits may include representatives of the USG. During such visits the Contractor shall provide translation to, and from English as necessary.

f) Contractor may be asked to either record or provide live video feed during their inspections through a U.S. government defined process (e.g., Facetime).

3.5 Cost Estimating

The Contractor shall prepare cost estimates to include a Basis of Estimate (BOE) identifying assumptions, exceptions and exclusions used in developing the pricing. The Contractor shall rely on historical and current data pertaining to cost of labor, material, equipment, trade sub-contractors, other direct costs, and mark-ups such as overhead and profit. Cost estimates are procurement sensitive and labeled as such:

PROCUREMENT SENSITIVE

This document is the property of the U.S. Government.

Further reproduction and distribution are prohibited without express written approval of the U.S. Department of State, Bureau of Overseas Buildings Operations ATTN: Contracting Officer, Washington, DC 20520

The written report shall be organized into sections as follows:

Location of specific item Condition of the item, describing the deficiency

· Explanation or cause of the deficiency

· Impact or consequences that the deficiency will cause, based on the system or component not meeting its intended function.

· Recommended action to address the deficiency

· Potential Hazards: Describe the type and location of any potentially hazardous conditions, materials or substances observed during the inspection. To include, but not limited to, the presence of asbestos and hydrocarbons.

4.1.7 Photos

As the construction progress advances provide digital photos to clearly and comprehensively depict the area of construction, at a minimum resolution of 3.0 megapixels. Indexed prints shall assign a number, location and orientation of each photo on the floor plans and site plan.

4.2 Schedule

The Contractor shall deliver the scope items in accordance with the following schedule milestones. Days indicated are calendar days. Dates are maximum, not to exceed (NTE) beyond the notice to proceed (NTP).

Schedule of deliverables:

Reports should be e-mailed to Department of State, Office of Overseas Buildings Operations Realty Specialist, Mat Trevino, at the following e-mail address: trevinoma@state.gov. A copy of the Preliminary and Final reports must also be sent to the Contracting Officer’s Representative (COR), David Barr, at BarrDP@state.gov.

The hardcopies of the Final report must also be sent via FedEx, UPS, or DHL to:

Mat Trevino 1701 N. Fort Myer Drive Arlington, VA 22209

USA

If necessary due to file size limitations, electronic format deliverables are be mailed on a CD-ROM or flash drive.

All questions and requests for clarification will be issued to contractor by OBO. Upon receipt of satisfactory responses by the Contractor to all questions and requests for clarification, the Contractor will be released to prepare a final version of the report, the submission of which will be required within seven (7) business days of being released.

5.2 Scope Modifications

No additional services shall be performed or charged by the Contractor without prior written authorization of the Contracting Officer. When additional services are anticipated by the COR, the services will be added to the scope and in response the Contractor shall submit a schedule, and fixed fee cost proposal to the CO and COR.

Attachment 6.1. Project Specific Technical Requirements This document outlines the specifications for commissioning requirements for the units to be purchased in the “Pipera EINS” property. The point of contacts for these specifications are:

· Washington D.C. SHOP Program: David Barr – barrdp@state.gov

· Post Facility Manager: Mark Robinson – robinsonmw3@state.gov

· Post Housing Coordinator: Marilena De Feijter – defeijterm@state.gov

GENERAL REQUIREMENTS

In general, this project should comply with local Bucharest/Romanian standards and building codes, with selected modifications to also meet elements of the International Building Code (IFC) 2022 edition, the US National Fire Protection Association (NFPA 72) 2022 edition, and the US Architectural Barriers Act (ABA) . During due diligence, agreement was reached on the requirements that had already been met among those standards and codes, and which further modifications, at additional cost, would be needed.

END OF STATEMENT OF WORK

UNCLASSIFIED

UNCLASSIFIED

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