Capetown Steenberg SOW.docx

UNCLASSIFIED

TASK ORDER

STATEMENT OF WORK FOR

CONSTRUCTION INSPECTION SERVICES

Capetown Staff Housing Purchase Construction Oversight Project Location:

Capetown, South Africa

January 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) acquisition in Capetown, South Africa. 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 Contractor will assist OBO in project development and initial plan review/design modification, followed by construction oversight. Then 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.

Once under agreement for purchase, the Contractor shall inspect this property, note deficiencies in the electrical, mechanical and structural (seismic) elements of the property, finish work, and all other contractual elements.

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

OBO is pursuing a purchase of four of the six staff housing units to be built in the same development from a single seller/developer, at a site in southern Capetown. Permit applications are submitted but not approved. Construction expected to start in FEB 2025. Delivery in Fall 2026. The developer will complete OBO commissioning items.

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 Security Requirements in the referenced attachment for the execution of the contract.

Reference: Attachment 6.2.1.1, 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 local building codes and International building codes when applicable.

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

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

d) Verification of flood plain.

e) 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 – Project Identification Meeting The in-person or virtual meeting shall include review of our process and a question and answer session, along with an update on the broker defined project opportunities available in the market. Once a specific property is identified and negotiations ensue, a second meeting will be scheduled to provide 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 Standard or Project-Specific Requirements in Section 2.2 and 2.3. 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 IBC, local building codes, and additional guidance that will be provided by OBO structural engineers.

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 50 site visit trip(s), roughly 24 months of construction.

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) Observation of the developer’s quality control measures, including soil compaction.

d) Observation of buried elements, including footing subgrades and drainage, prior to covering with the backfill or structures.

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

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

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

h) 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).

i) The Contractor will provide a list of deficiencies to the developer and track those deficiencies to make sure they are cured.

3.5 Construction Submittal Review

The Contractor shall provide submittal review for major elements of the construction, as directed by USG. Submittal reviews will likely include field soil density tests, fill material gradations, concrete mix design and testing, and other key elements of the work. The Contractor shall review submittals to ensure work has been completed in accordance with contract documents.

3.6 Cost Estimating

The Contractor shall prepare cost estimates to support any negotiations that arise during construction 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, Jeff Shaney at the following e-mail address: ShaneyJW@state.gov.

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

Jeff Shaney 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.

6 ATTACHMENTS AND REFERENCES

Attachment 6.2.1.1, Project-Specific Technical Requirements

Summary This document outlines all specifications for commissioning requirements for residences and compound upgrades at 7 le Roux. The point of contacts for these specifications are:

Washington D.C. SHOP Program: David Barr – barrdp@state.gov Post Facility Manager: Ben Glerum – glerumbd@state.gov Post Housing Coordinator: Chantal Botha – bothach@state.gov Post Security Coordinator: Boubacar Badji - badjib@state.gov

Specifications Interior Specifications

1. Interior Doors:

a) Shall not be keyed, but bathrooms and bedrooms shall have privacy door knob sets that can be locked from the interior using a push button lock on the interior handle with a small pin hole to unlock the handle from the outside.

2. Kitchen:

a) Provide a turn-key kitchen, including cabinetry and hardware, ducted hood, and plumbing fixtures, to a standard equivalent to mid-level in the local market.

3. Closets:

a) There is a strong preference for built-in closets, rather than having the buyer install a closet system.

Interior Works

1. Finish Works:

a. No wallpaper.

b. No carpet.

c. Window coverings (curtain rails or blinds).

Mechanical Requirements

1. Bathroom Requirements:

a. Exhaust fan mandatory in every bathroom.

b. Mirror above sink is required.

c. Towel rack and toilet dispenser is required.

2. Air Conditioning:

a. Split Pack A/C units in all bedrooms and offices

a. Bedrooms, Offices, small rooms – 12,000BTU

b. Common Spaces – 18,000BTU – where 18,000BTU is undersized, two units will be installed with one unit being on primary backup power and one being on the non-essential side.

b. Digital inverter technology is required for all units.

3. Water Heater Ventilation:

a. Vent discharge must be greater than 1 meter from any window.

4. M4. Gas Appliances:

a. Gas shut-off valves mandatory for all appliances.

Electrical Specifications

1. Lighting:

a. Use LED light fixtures.

b. Max mounting height: 2.5 meters (preferred).

2. Lighting Control:

a. At least one wall-switch-controlled lighting outlet shall be installed in walk-in closets, hallways, and stairways.

3. Utility Incoming Power

a. 80-amp Single Phase

4. Backup Power:

a. Tesla Powerwall System – full house backup power I. 1 Tesla Gateway II. 3 Tesla Powerwall 2 Battery Packs

b. Solar Array – 10kw array I. 450 watt monocrystalline panels II. Enphase Q7 or Q8 (highest available) micro-inverters III. Enphase Gateway Life Safety

1. Stair Safety:

a. Stair treads and risers shall be designed per the International Residential Code’s (2021 edition) section on Stairways. Stairs shall meet International Residential Code (IRC) 2021 requirements.

b. Graspable handrails at a height of 864-965mm

2. Fall Safety

a. Railings for falls greater than 762mm are required:

i. Minimum height of railing shall be 914mm

ii. Maximum spacing of balusters or other openings not greater than 100mm

b. Pool Safety:

i. The pool must be isolated by a permanent barrier at least 1220mm in height, surrounding the entire pool from other structures and activities that are non pool related.

ii. The gate must open away from the pool, be self-latching self-closing and lockable.

iii. The latch shall be located at least 140cm off the ground.

iv. Baluster gaps and other openings, including distance from the ground must be a maximum of spacing of 100mm.

v. A clear zone between the pool and barrier must be a minimum of 1 meter.

vi. The pool must have depth markers clearly showing the shallow and deep end depth of the water.

vii. “DANGER – SHALLOW WATER. NO DIVING” signs must be conspicuously posted wherever the water depth is less than 2.75 meters in English. Pictograph signs may be used.

3. Egress from Bedrooms:

a. Two egress means per bedroom.

b. Window size if used for second egress are to meet IRC 2021 Section 310.

Security and Safety

1. Illumination:

a. Proper illumination must be maintained at pedestrian and vehicle perimeter access points, common ground areas, building entrances, apartment hallways, compound interior/exterior clear zones and areas adjacent to building facades. Residential compound entrances and exits and facades must be illuminated.

2. Exterior Doors:

a. Exterior doors for residences must be of a substantial nature (e.g., solid wooden doors, hollow steel doors, hollow interior with sheet metal facing doors, etc.) attached to equally substantial door frames.

b. Exterior doors leading into residences shall be of solid core with a minimum thickness of one and three-fourths inches.

c. Exterior doors swinging out shall have non-removable hinge pins or hinges with security studs.

d. Exterior doors swinging in shall have rabbet jambs.

e. Door frames shall be installed or protected to prevent violation of the function of the strike.

f. Door jambs shall be installed with solid backings in such a manner that no voids exist between the strike side of the jamb and the frame opening for a vertical distance of six inches each side of the strike.

g. In wood framing, trimmers shall be full length from the header to the floor with solid backing against sole plates.

h. The strike plate for deadbolts on all wood framed doors shall be constructed of minimum 16 U.S. gauge steel, bronze, or brass and secured to the jamb by a minimum of two screws which must penetrate at least two inches into solid backing beyond the surface to which the strike is attached.

3. Locks:

a. ANSI grade 2 dead bolt locks or the local equivalent are required at all entrance doors, please contact RSO for specific lock requirements.

b. Double cylinder locks must not be used due to inherent fire/life safety implications. Locks or latching devices must be provided with a releasing device that has an obvious method of operation and can be readily operated under all lighting conditions.

c. All locks or latching devices must be operable from inside the structure without the use of a key or tool and be mounted at a height not exceeding 1220 millimeters above the finished floor.

4. Entry Door Viewer:

a. 180-degree field of view preferred.

5. Safe Haven:

a. A substantial door must secure the residence safe haven, and accessible safe haven windows and man-passable openings must have grilles or RSO approved security shutters (if on second floor or below, or at a height that could reasonably be accessed by someone climbing from the ground.)

b. The safe haven door must have a door viewer that allows a 180-degree field of view (i.e., wide-angle optical viewer or camera phone) is preferred.

6. Stair Cage:

a. A solid metal cage with a metal door, all covered with a metal mech should be installed on the top of the stair to allow safe access to the safe haven for people outside the safe haven.

b. The Stair Cage metal door should be key operated from the outside of the cage and thumb-turn operated from inside for easy and quick lock and unlock. A flat metal plate should be installed on the metal door to protect the thumb-turn key from easy access.

7. Alarm System:

a. can be connected by telephone, or cell phone to embassy’s centrally monitored station. All accessible windows, doors, skylights and man-passable non-window openings should be connected to the system with the alarm audible from the inside and outside. The system must feature a panic alarm activation or wireless remote.

b. Full specifications for compatibility with posts existing systems will be given by the security office.

8. Window and Door Security:

a. All accessible windows, sliding glass doors and man-passable non-window openings must have RSO approved metal screens or security shutters.

b. Accessible sliding glass doors must be accessible to exit without a key, preferably with a thumb turn lock. Options can be accordion style shutters or metal screen doors as approved by the security office.

c. Accessible windows (including skylights) that open must feature a Regional Security Office (RSO)-approved internal lock or latch mechanism that does not require use of separate tools or knowledge to open.

d. Sliding glass doors must have the door's moveable section sliding on the inside of the fixed section. Sliding glass doors and windows must have the capability to lock the door and the frame together when secured. Where an approved primary locking device is not present, the door or window must have an additional locking mechanism(s) installed at the top and/or bottom to achieve an effective locking standard. All locking mechanisms shall be non-keyed from the inside for fire egress and safety.

Domestic Water Storage

Installation of water back up/ cistern and filtration equipment installation.

1. Electrical: All to be according to SANS 10142, and material to be Allbro, Crabtree classic or of similar quality. To match current electrical installation, Din rail or Samite.

· All surface cabling must be installed in bosal 20mm/ 25mm conduit, secured with hospital saddles.

· Below surface/ trenched to be installed in PVC conduit or to be armored cable.

· Install two double 4x4 socket outlets, mounted within Allbro PSO-2 slide lid boxes or equivalent to an IP rating of IP 65, to be used for the booster pump, header valve and UV light.

· Install an additional 4x4 slid lid box to serve as enclosure for the UV light transformer.

· Install dedicated 4mm Surfix round (BLACK) cable fed from the Main DB.

· Install a Sub Distribution board per site, best suited close to the water tank installation protected by a 40A circuit breaker in the main DB and 35A double pole local main circuit breaker.

· This will be mounted near the tanks in an IP 65 rated DB)

· Install two double 4x4 socket outlets, mounted within Allbro PSO-2 slide lid boxes or equivalent to an IP rating of IP 65, to be used for the booster pump, header valve and UV light.

· Socket outlet circuit on a 25A circuit breaker, protected by a dedicated 2-pole 30mA earth leakage.

· Install surge protection for the SUB DB. (This will be mounted near the tanks in an IP 65 rated DB)

· Cable run from the Main DB to the point of consumption is mixture between trench work, paving lift and surface run will be required.

· Issue a supplementary electrical COC on completion of the installation.

· Initial COC No:

2. Groundwork and surface preparation:

· Remove all trees, complete with tree stumps.

· Remove all gardening/ plants in suggested area and excavate.

· Provision and installation of a concrete bedding for paving to be laid on.

· Backfill suggested areas, backfill and level.

· Any damages caused by this project to be repaired.

· Prepare and trench area for required foundations and reinforcement. (Area indicated on site).

· Provision and installation of rebar in plinth and wall foundation.

· Provision and installation of concrete. Plinth/ concrete base to have rounded finishing/ smoothened, edges.

· Concrete work and materials shall conform to the latest SABS and SANS.

· Concrete grade to be no less than Grade M30 – 4350 psi compressive strength.

· Plinth to be 200mm thick. Plinth to house all material/ filters and tank, ensure a clean “no equipment installed” of at least 300mm surrounding the plinth surface.

· Plinth to be thrown 1m away from the perimeter wall. (Tank roughly positioned 2m away perimeter wall)

3. Whole house filter system/ Water tank and pipe work.

· Supply and install two 2400-liter tanks (Multi-layer HDPE) and must have a screw lid for a top opening. Suggested: JoJo.

· Color: Winter Grass / Site specific to match area.

· Make use of brass Conex connectors on the piping system to enable easy disconnection, maintenance, or replacement on any part.

· Install a non-return valve, stop valve enclosed in a PVC Valve box were most practical.

· Supply and install a level control valve (28mm brass inlet valve with brass ball/float, no plastic ball will be accepted) that will control the level of water in the tank. (Both tanks will have its own inlet valve with stop valve).

· Brass tank inlet valve must have silencer.

· Outlet connection must have stop valve before pipe work is started.

· Break the main water supply line, supply, and install stop valve with no return valve.

· Supply and install a 400KPA PRV (Pressure Reducing Valve) with Conex ends just before the main supply for the isolation section. This is to protect the newly installed water system from the high city council water pressure.

· All copper piping from pre-filter up until the UV light outlet must be 28mm cooper, no galvanized fittings will be accepted.

· Supply and feeder pipelines to be 28mm or 22mm copper depended on the site-specific installation.

· Apply denzo tape to any section of copper that will be below ground level. OR

· All pipe work under the ground to be Plasson pipe class 16. Site specific for sizing but 25mm at a minimum.

· All pipe work must run in a neat and structured way.

· All surface pipe work to be secured with brackets and clamps to prevent water hammering. (Sika brackets)

· Install a bypass line/ valve to switch between municipal and tank feed line.

· Install ball valves for both the inlet and outlet pipe work at the tank and before/ after any other connection to be made incl. booster pump and filter housings.

· All pipe work under the ground to be Plasson pipe class 16. Site specific for sizing but 25mm at a minimum.

· Install the following water filtration unit:

· One in-line 55W UV filter.

· Three stage filtration unit consisting of three 20inch blue housings with bracket, to be secured to floor and wall.

· 1x Sediment filter, 1x activated carbon filter and one disruptor filter cartridge.

· Please note, only “JoJo” can supply the “Disruptor filter”.

· Ensure you buy and install the Disruptor filter into the system as requested above.

· Filtering system must be able to remove:

· Bacteria, Viruses, Parasites, Sediment, Medication and Chlorine.

· The vessels and the BB20 housings must be capable of handling a water pressure of 100psi.

· Install a booster pump before the three-stage filter system to boost water pressure into the residence, recommended iPrez VFD Variable speed drive booster pump (iPrez 1.1KW VSD Booster Pump, size determined by site specific).

· Pump specification must be equal to at least the following characteristics:

· Single phase (240 V/ 50 Hz), connected to a sealed S.A. standard 3-pin plug top (Type D).

· Have a rating 1.5 kW.

· Have constant pressure at points, only achieved by being a variable speed drive.

· Have built in protection against dry running and overloading.

· Be ‘plug and play’, be pre-calibrated.

· VFD/ VSD driven.

· Note see picture indication of full pump setup configuration, the configuration consists of:

· Booster pump.

· Controller.

· Pressure tank.

· Ensure labeling of all pipe work and flow direction is indicated.

· Supply and install UV protected signage stating: “Main Shut Off Valve” etc. as required per site.

· All the pipe to be painted, to match surrounding color.

· Install a notification board where water isolation system/ changeover is installed indicating: “Supply Isolation System”, for future maintenance and emergency purposes.

End of Document.

END OF STATEMENT OF WORK***

UNCLASSIFIED

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