CMS Roof Replacement Program of Requirements_Final.pdf

CENTERS FOR MEDICARE & MEDICAID SERVICES

PROGRAM OF REQUIREMENTS

CMS HEADQUARTERS BUILDING

7500 SECURITY BOULEVARD

WOODLAWN, MARYLAND 21244

FINAL SUBMISSION

APRIL 27, 2026

HILL PROJECT NO. 47PB5126R0016

ECS PROJECT NO. 46:11588-A

FOR

HILL INTERNATIONAL

April 27, 2026

Mr. Lal Zoliana Hill International 1667 K St NW Washington, District of Columbia 20005

ECS Project No. 46:11588-A

Reference: Report of Program of Requirements, Centers for Medicare & Medicaid Services, 7500 Security Boulevard, Woodlawn, Maryland

Dear Mr. Zoliana:

ECS Mid-Atlantic, LLC (ECS) is pleased to provide the Program of Requirements for the Centers for Medicare & Medicaid Services. ECS services were provided in general accordance with ECS Proposal No. 46:17575-AP authorized on December 11, 2025 and Change Order Proposal #1 authorized on January 30, 2026.

We are pleased to have this opportunity to provide consulting services for this project. If you have any questions or comments concerning this report, please do not hesitate to contact us.

ECS Mid-Atlantic, LLC

Michael Mahoney, P.E. Evan Landis, P.E.

Facilities Associate Principal Facilities Associate Principal mmahoney@ecslimited.com elandis@ecslimited.com

1340 Charwood Road, Suite B, Hanover, Maryland 21076 • T:410-859-4300 ECS Florida, LLC • ECS Mid-Atlantic LLC • ECS Midwest, LLC • ECS Pacific, Inc. • ECS Southeast, LLC • ECS Southwest, LLP

ECS New York Engineering, PLLC - An Associate of ECS Group of Companies • ecslimited.com

"ONE FIRM. ONE MISSION."

EXECUTIVE SUMMARY

This Program of Requirements (POR) has been prepared to support a comprehensive roof renovation and replacement program for the Centers for Medicare & Medicaid Services (CMS) Headquarters Campus located at 7500 Security Boulevard, Woodlawn, Maryland. The purpose of this effort is to improve the long-term performance, durability, maintainability, and consistency of roofing systems across the campus while establishing a standardized framework to guide future roof replacement projects.

The POR is intended to serve as a foundational planning document for upcoming design, procurement, and construction activities. It documents existing roof conditions, identifies system selection criteria, and defines performance-based requirements that align with CMS operational needs and long-term asset management goals.

Site investigations were conducted with visual evaluations of the Warehouse, Auditorium, North, Center, and South Buildings, along with other ancillary roofs, to assess existing roofing assemblies, identify observed deficiencies, and document rooftop conditions that may influence future construction activities. The findings of these investigations informed the development of recommended roofing system approaches, demolition considerations, and construction constraints.

This document outlines:

• Existing roof assemblies and observed conditions

• Demolition and removal requirements

• Roofing system performance criteria and material expectations

• Coordination requirements related to rooftop equipment, penetrations, and access

• Operational and maintenance considerations to support lifecycle performance

Supporting exhibits, including roof maps, diagrams, and schematics, are provided to supplement the narrative requirements and assist future design teams in understanding building-specific conditions.

Overall, this Program of Requirements establishes a consistent, campus-wide approach to roof renovation at the CMS Headquarters, enabling informed decision-making, improved constructability, reduced operational risk, and enhanced long-term stewardship of CMS facilities.

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PAGETABLE OF CONTENTS

1.0 PROJECT OVERVIEW

1.1 Site Background Information

1.2 Project General Overview

1.3 Schedule

1.4 Limitations

1.5 Existing Building Information

2.0 EXISTING ROOF INFORMATION

2.1 Existing Roof Assembly

2.1.1 Other Existing Conditions

3.0 DEMOLITION REQUIREMENTS

3.1 Photovoltaic Alternate

4.0 ROOF SYSTEM PERFORMANCE REQUIREMENTS

4.1 Codes and Regulations

4.2 New Roof Assembly

4.2.1 Locations of New Roof Installation

4.2.2 PVC Roof Membrane

4.2.3 Conductive Primer

4.2.4 Rigid Cover Board

4.2.5 Insulation

4.2.6 Vapor Retarder

4.2.7 Rigid Deck Board

4.2.8 Metal Flashing Materials

4.2.9 Coping

4.2.10 Nailers and Blocking

4.2.11 Miscellaneous Materials

4.2.12 Walkway Protection

4.2.13 Pavers

4.2.14 Gutters and Downspouts

4.3 Warranty

5.0 ROOF TESTING

6.0 DESIGN CONSIDERATIONS

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6.1 Wind Uplift

6.2 Roof Assembly Thickness Increase

6.3 Mechanical Curbs and Penetrations

6.4 Drainage

6.5 Roof Drains

6.6 Precast Wall Termination

6.7 Parapet Detailing

6.8 Roof Expansion Joint

6.9 Rough Opening Terminations

6.10 Exterior Insulation and Finish System Wall Termination

6.11 Roof Fall Protection

6.12 Lightning Protection

6.13 Abandoned Roof Top Equipment

6.14 Unique Project Details

6.15 Cement Board

6.16 Top of Parapet Wood Blocking

6.17 Specific Design Items

7.0 CONSTRUCTION AND PHASING REQUIREMENTS

7.1 Phasing

7.2 Required Work Hours and Noise

7.3 Temporary Conditions

7.4 Site Logistics

8.0 COMMISSIONING

9.0 OPERATIONS AND MAINTENANCE REQUIREMENTS

9.1 Maintainability

9.2 CMS Facilities Staff Needs

9.3 Lessons Learned Integration

10.0 POTENTIAL BETTERMENTS

10.1 Precast Sealant Condition

10.2 EIFS Condition

10.3 Vertical Expansion Joint Condition

10.4 Mechanical Equipment Condition

10.5 West Parking Lot Canopy Roof Replacement

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TABLE OF APPENDICES

Appendix I: Diagrams

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1.0 PROJECT OVERVIEW

1.1 Site Background Information

The Centers for Medicare & Medicaid Services (CMS) headquarters is a federally owned and operated office complex located at 7500 Security Boulevard in Woodlawn, Maryland. This campus serves as the central administrative hub for CMS, the federal agency within the U.S. Department of Health and Human Services responsible for overseeing the Medicare, Medicaid, CHIP, and related health coverage programs.

Completed in the mid-1990s, the headquarters encompasses a multi-building campus totaling approximately 800,000–930,000 square feet across four primary interconnected structures (North, South, Central, and Warehouse buildings) on a roughly 60-acre site. The campus is designed to accommodate several thousand employees in a modern office environment, supporting core agency operations and policy work.

1.2 Project General Overview

This project consists of the design support and construction of the planned roof replacement of the CMS Warehouse, Auditorium, North, Center, and South Buildings, along with other ancillary roofs.

This document aims to develop a Program of Requirements (POR) to guide future roof replacements, improve long-term performance, and minimize disruption to ongoing facility operations.

ECS performed a visual assessment with limited exploratory openings of the existing roof systems to inform the POR, with the understanding that the roofs are scheduled for replacement and that the assessment was not intended to evaluate remaining service life or certify existing conditions.

Observations focused on roof assemblies, drainage, flashings, penetrations, rooftop equipment interfaces, safety access, and adjoining construction to identify design considerations and operational constraints.

The POR establishes performance expectations, design criteria, construction phasing requirements, temporary conditions, site logistics, commissioning, testing, and operations and maintenance considerations. Particular emphasis is placed on maintaining continuous building occupancy, limiting noise and disruption, and addressing security and access requirements.

The POR is based on ECS' understanding of the building, based on discussions with the Client and our visual site survey. The POR should be confirmed and updated as the project evolves to capture the best available information.

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ECS Project No. 46:11588-A

1.3 Schedule

A general schedule has been generated in collaboration with GSA. This schedule is subject to change, and the design builder is to develop and manage their own schedule upon award.

Milestone Date

Design/Build Contractor Notice to Proceed TBD

Post-Award Design Phase Services TBD

Construction Start TBD

Construction Substantially Complete TBD

1.4 Limitations

Observations of the buildings were limited to readily accessible areas only. Exterior areas obscured by debris, equipment, etc are not considered readily accessible areas. Interior areas such as crawl spaces or areas obscured by stored items, furniture, equipment, etc. are not considered readily accessible.

1.5 Existing Building Information

This Program of Requirements contains specific information about the existing building and the proposed new roof system. The Design Builder must conduct its own survey to verify and record existing conditions and also request all available building information from the GSA at the start of the design phase. The following documents and information are available to the Design Builder:

• CMS As-Built drawings (limited)

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2.0 EXISTING ROOF INFORMATION

The roofing systems at the Warehouse, Auditorium, North, Center, and South Buildings, along with other ancillary roofs, were observed to be generally consistent above the roof deck. The original roofing system, installed during initial campus construction in the mid-1990s, consists of a low-slope modified bitumen membrane. Modified bitumen (mod-bit) roofing is a multi-layer, asphalt-based membrane system, with the specific assembly varying by manufacturer and application. Based on available information, no renovations or replacements of the original roofing system are known to have occurred.

2.1 Existing Roof Assembly

The core samples of the various roofs were used to determine the existing roof assembly. The core samples across all of the buildings were observed to have the same assembly. The existing roof assembly includes the following layers, starting at the roofing membrane:

Type 1 Type 1A

0.50 Inch Mod Bit Membrane 0.50 Inch Mod Bit Membrane

3.50 to 3.75 Inch Insulation 3.50 to 3.75 Inch Insulation

0.625 Inch Gypsum Coverboard 0.625 Inch Gypsum Coverboard

Structural Metal Deck 2.5 Inch Concrete

Structural Metal Deck

Type 1B Type 1C

0.50 Inch Mod Bit Membrane 0.50 Inch Mod Bit Membrane

3.50 to 3.75 Inch Insulation 0.625 Inch Perlite Coverboard

0.625 Inch Gypsum Coverboard 3.50 to 3.75 Inch Insulation

3 Layers of 0.50 Inch Cement Board Concrete Slab Structural Metal Deck

Tapered insulation was not observed in any of the cores. Generally, the structure beneath the roof is sloped to the internal roof drains, unless noted otherwise. Please reference Appendix I for roof and building designations, core locations, and approximate locations of roof types.

2.1.1 Other Existing Conditions

The building parapets are generally architectural precast panels with a fluid-applied coating on the interior side of the parapet. The fluid-applied coating is understood to be silicone-based. The penthouse structures at each building are clad with exterior insulating and finishing system (EIFS).

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3.0 DEMOLITION REQUIREMENTS

All existing roof materials shall be removed and disposed of down to the structural concrete or metal deck, including, but not limited to, roofing membranes, fasteners, adhesives, insulation, pavers, and gypsum sheathing boards. All existing counterflashings, flashings, copings, downspouts, and gutters shall also be removed and disposed of at base-of-wall conditions, roof edge, penetrations, mechanical curbs, and parapets. Existing cement board installed over the metal deck shall be left in place or carefully removed and stored, as required, for reuse. All existing roof penetrations and mechanical curbs shall remain in place for reuse unless modifications are necessary to maintain required flashing heights. The existing lightning protection system shall be completely removed and disposed.

The existing roofs include a ballasted solar photovoltaic (PV) system. Unless otherwise directed, all solar panels, ballasts, racking components, and associated wiring shall be removed and disposed.

The demolition of the PV system should extend to below the structural deck, including removal of the inverters.

3.1 Photovoltaic Alternate

An alternate price shall be provided to carefully remove the PV system components located within the affected work areas, extended to below the structural deck, and store them onsite in a secure, protected location approved by the Owner. All removal, handling, and storage operations shall be performed in strict accordance with the solar system manufacturer’s requirements to prevent damage to panels, racking, and electrical components and to ensure proper storage conditions. This alternative also includes the reinstallation of the solar panels following the roof replacement.

Alternate: $________ (inclusive of material, labor, equipment, and storage of removed materials and reinstallation).

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4.0 ROOF SYSTEM PERFORMANCE REQUIREMENTS

4.1 Codes and Regulations

The Design‑Builder shall be responsible for identifying, interpreting, and complying with all applicable federal, state, and local codes, regulations, and requirements. At a minimum, all design and construction activities associated with this project shall conform to the most current editions of the following applicable building codes, federal regulations, and industry standards and guidelines:

• 2021 International Building Code (IBC) – with local amendments or the most recent adopted IBC by the state of Maryland and the local authority having jurisdiction.

• International Energy Conservation Code (IECC) – for energy performance and building envelope requirements (e.g., roof insulation/thermal resistance) – with local amendments or the most recent adopted IBC by the state of Maryland and the local authority having jurisdiction.

• Maryland Building Performance Standards

• NFPA 101 Life Safety Code (National Fire Protection Association), 2021

• Architectural Barriers Act Accessibility Standard (ABAAS), 2010 or most current edition

• U.S General Services Administration’s (GSA) Core Building Standards Memorandum

• National Roofing Contractors Association (NRCA) Roofing Manual

• The Sheet Metal and Air Conditioning Contractors' National Association (SMACNA) Manual

4.2 New Roof Assembly

Components specified in the following sections are based on a single-ply, polyvinyl-chloride (PVC) roofing membrane. System materials, including membrane, adhesive, and accessories, shall be products of a single manufacturer, or items approved by the membrane manufacturer to ensure compatibility. The provided performance parameters are minimums and may be increased as needed to meet other project warranty and performance requirements. In general, the roof assembly will include the following, or better:

• 80 mil PVC membrane

• Conductive primer

• 1/2 inch thick gypsum coverboard

• 5.2 inches of polyisocyanurate insulation

• self-adhered vapor barrier

• 5/8 inch gypsum deckboard (only at locations of metal deck)

4.2.1 Locations of New Roof Installation

The following areas are proposed to receive the new roof assembly noted in Section 4.2:

• Warehouse and associated penthouse roofs

• North Building and associated penthouse roofs

• Central Building and associated penthouse roofs

• South Building and associated penthouse roofs

• Auditorium Building

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• High Connector between South and Central Buildings

• High Connector between North and Central Buildings

• Low Connector between North and Central Buildings

• Loading Dock between South and Central Buildings

• Loading Dock between North and Warehouse Buildings

• Small extension north of Warehouse Building

• Second Floor Roof on the west side of Central Building

• Set-back roofs at North, Central, and South Buildings

• Paver areas at Set-back at Central Building

4.2.2 PVC Roof Membrane

Fully-adhered, fleece-back PVC membrane, 80 mil thick flexible sheets with glass fiber reinforcing and integral ultraviolet resistant coating on the top side of the membrane, meeting ASTM D4434 and ASTM D751 in white color. The membrane must include an initial solar reflectance of 0.85 and a 3-year solar reflectance of 0.75

4.2.3 Conductive Primer

Provide Conductive Primer as recommended by the roofing manufacturer. Primer shall be a two-component, epoxy-based material with integral conductive fibers, applied to create a continuous conductive layer beneath the roofing membrane. System shall be compatible with the roofing system and suitable for dry or wet, low or high-voltage electronic leak detection testing. Installation shall be in accordance with manufacturer’s current published requirements.

4.2.4 Rigid Cover Board

1/2 in. thick enhanced fiberglass-mat-faced board with noncombustible moisture-resistant gypsum-core panel conforming to ASTM C1177. Select a product as recommended by the roofing membrane manufacturer to receive the required system rating and warranty.

4.2.5 Insulation

Provide a minimum total R-value of 30, with fiber-reinforced facers. Minimum R-value per inch of 5.7 LTTR (approximately 5.2 inches).

1. Base Insulation Layer: Rigid polyisocyanurate insulation with integrally laminated glass fiber mat facer, meeting ASTM C1289, Type II, Class 1, Grade 2, with minimum compressive strength of 20 psi (meeting ASTM D1621), maximum water absorption by volume of 1.5% (ASTM C209), with square edge, maximum board as recommended by manufacturer, maximum board thickness of 3 in.

◦ Include tapered insulation as needed at crickets to achieve a total slope of 1/4 in.

per ft

2. Insulation for Voids: Closed-cell polyurethane spray foam insulation, minimum 2 lb/cuft.

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4.2.6 Vapor Retarder

Minimum 30-mil thick, Class 1 self-adhesive vapor retarder, composed of SBS-modified bitumen and polyethylene woven composite facer. Include primer as recommended by the manufacturer for both concrete and gypsum sheathing substrates.

4.2.7 Rigid Deck Board

For installation over locations with metal deck substrate only. 5/8 in. thick enhanced fiberglass-mat-faced board with noncombustible moisture-resistant gypsum-core panel conforming to ASTM C1177. Select a product as recommended by the roofing membrane manufacturer to receive the required system rating and warranty.

4.2.8 Metal Flashing Materials

Flashing assemblies removed as part of the reroofing work shall be replaced in like and kind of the existing metal flashing. PVC membrane shall be integrated with the flashing assemblies to form a continuous, watertight air and moisture barrier. Counterflashings, and terminations shall be mechanically secured to the parapet structure, sloped to shed water, and fabricated from Grade 304 stainless steel unless otherwise approved.

4.2.9 Coping

New roof coping system tested and certified to ANSI/SPRI ES-1 to ensure it withstands calculated horizontal and vertical wind pressures. The system must be fabricated from high-quality aluminum and include a continuous cleat for secure, snap-on attachment. Include a factory-applied PVDF finish meeting AAMA 2605 standards, backed by a 30-year limited warranty against fading and chalking.

4.2.10 Nailers and Blocking

Provide pressure and fire-treated wood blocking as needed to complete the roof installation. At a minimum all blocking will be pressure treated and #2 quality or better. Plywood should be a minimum 1/2 inch. Attach all blocking to meet code requirements.

4.2.11 Miscellaneous Materials

Provide all accessory products as needed to complete the roofing assembly and meet the manufacturer's warranty requirements.

Use of sealant/pitch pockets or similar is not allowed. Revise penetrations as needed to incorporate alternate detailing.

4.2.12 Walkway Protection

Manufacturer's typical reinforced, minimum 80 mil thick, weldable membrane with surface embossment, 36 in. wide.

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4.2.13 Pavers

Provide pavers to match the existing paver size, weight, thickness, and color, including an adjustable pedestal system.

4.2.14 Gutters and Downspouts

Gutters and downspouts to match the existing material, size, shape, and color.

4.3 Warranty

Provide a 30-year, manufacturer-issued, no dollar limit, water-tight, full system warranty. Warranty shall include wind speeds up to 115 mph and damage resulting from hail events up to 2-inch diameter hail, and shall remain in effect during and after tornado and hurricane conditions, excluding only damage resulting from structural failure of the building or wind speeds exceeding the warranted limits. Warranty shall be non-prorated, transferable in accordance with the manufacturer's provisions.

Provide a two-year workmanship warranty that shall include materials and labor necessary to repair roof leaks caused by defects in materials or workmanship. Repairs shall be performed by the roof contractor. This workmanship warranty shall remain fully transferable in the event of a change in ownership of the roofing contractor.

Warranties shall start from the turnover date of each building.

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5.0 ROOF TESTING

Design/Build contractor to include testing of all roof areas as follows:

• ASTM D8231 - Standard Practice for the Use of a Low Voltage Electronic Scanning System for Location of Leaks in Roofing and Waterproofing Membranes using low-voltage methods using a scanning platform and vertical roller as defined in ASTM D7877 - Standard Guide for Electronic Methods for Locating Leaks in Waterproofing Membranes and;

• ASTM C1153 - Standard Practice for Location of Wet Insulation in Roofing Systems Using Infrared Imaging

• AAMA 501.2 - Quality Assurance and Check-Specific Field Water Check of Installed Fenestration Products; include one day of testing for each roof area.

• FM Global DS 1-52 - Field Verification of Roof Wind Uplift Resistance; bonded uplift test procedure. For use on concrete substrates if an adhered roof assembly is used.

• ANSI/SPRI FX-1 2021 - Standard Field Test Procedure for Determining the Withdrawal Resistance of Roofing Fasteners. Conduct tests at all roof areas to receive mechanical fasteners for each substrate type.

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6.0 DESIGN CONSIDERATIONS

6.1 Wind Uplift

Design roof uplift resistance to meet the requirements in ASCE 7 for corner, perimeter, and field of roof conditions. Roof assemblies must be pre-tested in accordance with UL580, ANSI-FM 4474, or TAS 114 to withstand wind pressures at the design wind speed.

6.2 Roof Assembly Thickness Increase

The proposed PVC roofing assembly will increase in total thickness by approximately 1.5 inches, from

4.9 inches to 6.4 inches, and shall be fully coordinated across all affected building systems. Roof elevations, drains, penetrations, curbs, parapet heights, fall protection, edge metal, downspouts, and wall flashings shall be reviewed and modified as needed to ensure minimum flashing heights are maintained in accordance with manufacturer requirements and applicable codes. Structural capacity shall be verified for the added dead load of the new roof assembly.

As the roof assembly thickness increases, the Design/Build contractor shall evaluate and adjust existing mechanical, electrical, and plumbing (MEP) supports, stands, and attachments as necessary to accommodate the new finished roof elevation while maintaining proper clearances and alignment.

Where increased insulation thickness impacts the configuration, slope, or routing of MEP systems, the design shall account for required modifications, including raising equipment, extending supports, or reworking connections to maintain functionality and code compliance.

6.3 Mechanical Curbs and Penetrations

The design intent is for existing mechanical curbs, pipe penetrations, and equipment supports to remain in place; however, the increase in overall roof assembly thickness will reduce the effective height of these elements above the finished roof surface. The Design/Build contractor shall evaluate all existing curbs and penetrations to verify compliance with roofing manufacturer requirements and warranty criteria, including minimum flashing heights above the finished roof surface (typically 8 inches unless otherwise approved by the manufacturer). While most equipment curbs were observed to be 8 inches in height or greater, some curbs were below this threshold, and most curbs for mechanical duct support legs were generally less than 8 inches. Where existing curb and penetration heights are found to be insufficient, the design shall include modifications such as curb extensions, raised supports, or other approved methods to achieve compliant and warrantable conditions.

Include new stainless steel flashings over all existing curbs.

In addition, existing curb flashings that do not provide a minimum of 3 inches of vertical coverage over the roof termination shall be supplemented with metal counterflashing (“skirt flashing”). All modifications shall be coordinated with the roofing manufacturer and detailed to maintain watertightness, accommodate movement, and ensure long-term performance of the roofing system.

CMS Campus Roof Replacement

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View of existing ductwork condition and supports on curbs at Central Building

View of typical penetrations

View of typical exhaust fan with no existing skirt

Photographs

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Apparent localized ponding due to curbs - North Building

Apparent localized ponding due to curbs - North Building

Cricket around curbs that impede drainage - South Building

Curbs to me modified for ease of membrane install and drainage

6.4 Drainage

The roof deck generally slopes to drain locations. Locations were observed with debris collection, indicating water ponding, which typically corresponded to roof curb layout blocking drainage or missing crickets. Design/Building contractor to design drainage improvements for the roof areas with ponding evidence.

Photographs

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Mechanical curbs close to one another

6.5 Roof Drains

The existing roof includes drain bodies located within sumps with overflow drainage provided by open-ended pipes that project above the roof assembly. Investigate drain piping and drain bodies, and modify existing plumbing as needed to accommodate the new drain body. The primary and overflow drainage systems connect to the same piping system within the building, and modifications to the existing overflow drains to provide an independent system will not be required.

As part of the reroofing, provide new drains at all primary and overflow locations. The primary drain bodies shall be replaced in kind with metal strainers located within insulation sumps. The open-ended overflow drains shall be replaced with new overflow drain bodies that are not located within sumps.

Adjust plumbing as needed to accommodate the new drains.

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View of typical roof drain and overflow drain

Photographs

6.6 Precast Wall Termination

At locations where the new roofing membrane terminates at the existing precast rising wall, careful consideration shall be given to substrate condition, termination height, and manufacturer warranty requirements. The precast surface, particularly at the lower central building roof, has a rough or irregular finish. It shall be evaluated and, if necessary, prepared to provide a suitable, continuous substrate for proper adhesion or securement of the membrane and flashing components. The membrane termination height shall be consistent along the wall to maintain a uniform installation.

All terminations shall be completed with manufacturer-approved termination bars, sealants, and counterflashing to ensure a watertight assembly and long-term performance.

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Roof termination at column at low connector roof between the North and Central Buildings

View of roof termination at precast wall at low roof in the Central Building roof

Overview of low roof at Central Building View of existing roofing termination detail at EIFS and precast on Central Building

Photographs

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6.7 Parapet Detailing

The existing roof assembly turns up the base of the precast concrete parapet and terminates approximately 8 inches above the roof surface. The upper portions of the precast concrete parapet include a fluid-applied coating. The design is to include the extension of the roof membrane up and over the top of the parapet. Include the installation of 1/2 inch thick gypsum coverboard over the roof side of the parapet to avoid potential incompatible substrates.

6.8 Roof Expansion Joint

At roof expansion joint locations, the replacement system shall be designed to accommodate anticipated thermal and structural movement while maintaining a continuous weatherproof barrier across the roof and adjacent façade. The expansion joint assembly shall be compatible with the roofing system and integrate with the existing vertical expansion joint to provide a continuous, watertight transition. Joint systems shall be selected based on the expected range of movement (both horizontal and vertical) and shall include manufacturer-approved preformed joint covers or bellows capable of accommodating building movement without inducing stress in the roofing membrane or adjacent wall components. The expansion joint system shall include flanges that are welded to the roof membrane. Include a metal protection plate to cover expansion joint locations designed to accommodate movement.

All items (copings, flashing, etc.) that cross the expansion joint shall be designed to accommodate the anticipated movement. Remove and modify vertical expansion joints as necessary for integration with the horizontal expansion joints.

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View of expansion joint cover at high connector roof at the North Building

View of expansion joint at high connector roof between the Central and North Buildings

Photographs

6.9 Rough Opening Terminations

At locations where the new roofing system interfaces with existing curtainwall sill assemblies, louvers, and doors, the roof transition shall be detailed to maintain a continuous and watertight assembly.

The existing metal counterflashing (“skirt flashing”) at the sill flashing interface shall be removed as required to facilitate installation of the new roofing membrane. The membrane shall be extended vertically up the substrate to the underside of the existing through-wall flashing and securely terminated with a manufacturer-approved termination bar and sealant. A new metal skirt flashing shall then be installed over the top edge of the roofing membrane. Care shall be taken to avoid damage to the existing through-wall flashing and adjacent façade components during removal and installation. All interface details shall be coordinated with the roofing manufacturer to ensure compatibility, maintain system performance, and preserve applicable warranty requirements.

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View of typical existing louver termination to roof

View of Central Building bump in roof

Photographs

6.10 Exterior Insulation and Finish System Wall Termination

At locations where the new roofing system interfaces with existing Exterior Insulation and Finish System (EIFS) vertical wall assemblies, the existing metal counterflashing ("skirt flashing") at the EIFS-to-roof interface shall be carefully removed to allow for installation of the new roofing membrane. The roof membrane shall be extended up the vertical surface to the underside of the existing through-wall flashing and terminated with a termination bar and sealant. Provide new skirt flashing over the top edge of the roofing membrane. All details at this interface shall be coordinated with the roofing manufacturer to maintain performance and warranty requirements.

CMS Campus Roof Replacement

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View of existing roofing termination detail at EIFS and precast on Central Building

Typical through-wall flashing and skirt at the base of EIFS

Photographs

6.11 Roof Fall Protection

Review the existing fall protection elements—such as guardrails and parapets—and evaluate condition and height relative to the finished roof surface. Provide fall protection systems for all roof areas. Submit a fall protection plan with the bid package. At the 50 percent design phase, submit a final fall protection plan for review and approval by CMS and GSA. Fall protection systems shall have a minimum service life expectancy of 30 years from the date of Substantial Completion.

Upon project completion, test and certify all fall protection systems. Modifications shall be designed to maintain the structural stability and avoid compromising the roofing system; non-penetrating or manufacturer-approved attachment methods shall be used where feasible, and any required penetrations shall be properly flashed and sealed. The final configuration shall ensure that fall protection remains continuous, properly anchored, and fully functional without adversely impacting roof drainage, membrane performance, or warranty provisions.

There was no ladder access to the circular area at the top of the auditorium. The contractor should include the installation of a new ladder in this roof area.

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View of fall protection railing at Warehouse Building

View of auditorium circle roof with no ladder access

Photographs

6.12 Lightning Protection

The Design/Build shall include the installation of a new lightning protection system. The lightning system shall be coordinated with the roofing system to provide effective protection while maintaining the integrity of the roof assembly. Where penetrations are unavoidable, they shall be properly flashed and sealed using manufacturer-approved details. The lightning protection system final installation shall be coordinated with the roofing manufacturer to avoid conflicts with warranty requirements.

6.13 Abandoned Roof Top Equipment

Coordinate with the CMS and GSA to identify any rooftop equipment that is no longer in use and can be removed and disposed of as part of the work. Design/Build contractor to include removal and disposal of equipment and patching of the structure as needed for the project.

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Remove abandoned equipment - install on brackets for roof membrane flashing

Abandoned roof curb for removal - North Building

Condition with precast support post near wall View of tight geometry at south loading dock roof

Photographs

6.14 Unique Project Details

The buildings include multiple conditions where access to install the roofing system is limited, have difficult geometries, areas that are covered by sheet metal hoods, and corners where the roof must integrate with existing conditions that require destructive investigation. These areas will likely require additional investigation during the design phase and specific detailing to ensure a water-tight assembly.

Photographs

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View of west parapet wall with framing at Central Building

Restricted access to areas behind stairs and dunnage

View of precast wall panel intersection with parapet wall at North Building

View of typical ladder connection requiring detailing for backside of parapet wall

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View of existing expansion joint intersection at south loading dock roof

6.15 Cement Board

Portions of the roof area include three layers of ½ inch thick cement board over the structural metal deck. The baseline scope is to remove and replace 10% of the cement board and reuse the remaining cement board. If it is found that the cement board is not reusable, provide an additional alternate to remove and replace all cement board.

Replace ALL Cement Board Additional Alternate: $_____ (inclusive of material, labor, fasteners, anchorage, cutting, fitting, and disposal of removed materials).

Replace Cement Board Unit Rate: $_____ per 4 feet by 8 feet Sheet (inclusive of material, labor, fasteners, anchorage, cutting, fitting, and disposal of removed materials).

6.16 Top of Parapet Wood Blocking

Though not observed during the survey, it is assumed that continuous wood blocking is attached to the top of the precast concrete parapets to facilitate attachment of the metal coping. During removal of the existing roofing system, deteriorated, damaged, undersized, or otherwise unsuitable existing wood blocking may be encountered. The Design/Build Contractor shall inspect all exposed blocking and verify that it is structurally sound, properly anchored, and suitable to support the new roofing

CMS Campus Roof Replacement

Program of Requirements system, flashings, terminations, and edge metal in accordance with manufacturer requirements and applicable codes. Blocking that does not meet these criteria shall be removed and replaced with new, wood blocking of appropriate size and thickness, securely fastened to the supporting structure to provide a continuous, stable substrate.

Include a unit price for replacement blocking to address unforeseen conditions encountered during demolition, as follows:

Replacement Blocking Unit Rate: $_____ per linear foot (inclusive of material, labor, fasteners, anchorage, cutting, fitting, and disposal of removed materials).

If it is found that all blocking is unsuitable, provide an additional alternate to remove and replace all parapet wood blocking.

Replace all Parapet Blocking Additional Alternate: $_____ (inclusive of material, labor, fasteners, anchorage, cutting, fitting, and disposal of removed materials).

6.17 Specific Design Items

The section below defines certain items observed during the site assessment to be addressed as part of the new design. These items apply to similar conditions as well as the locations noted.

Items:

1. At the North and Central Building Roofs, cross members from the roof dunnage intersect the roof and are detailed with sealant pockets, creating a detail that is difficult to detail reliably.

Include revisions to the dunnage during the design phase to remove the use of sealant pockets and provide a detail that is covered by the manufacturer's water-tight warranty.

This may include a redesign of the cross-bracing by a structural engineer to eliminate the penetrations.

2. The buildings include security cameras attached to the roof parapets. Security Cameras will be removed and reinstalled by CMS’s security contractor. Coordinate the removal with CMS and GSA. Provide attachment back to the parapet with standoffs as needed to allow for roof detailing.

3. The Central roof includes dunnage tight to the building wall with limited access below and adjacent to the dunnage. Design/Building contractor to review areas to confirm means and methods required to complete roof detailing within these areas.

4. Use of sealant/pitch pockets or similar is not allowed. Revise penetrations as needed to incorporate alternate detailing.

5. Cell phone antennas are located on the top of the Central Building roof. Coordinate the temporary shutdown of the cell phone antennas during roofing installation activities with the CMS and GSA.

CMS Campus Roof Replacement

Program of Requirements

View of pitch pocket at electrical equipment

View of security equipment and wiring at South Building

Dunnage pitch pockets - North Building Penetrations close to wall - North Building

Photographs

CMS Campus Roof Replacement

Program of Requirements

7.0 CONSTRUCTION AND PHASING REQUIREMENTS

Roof replacement work at the CMS Auditorium, Center, South, North, and Warehouse Buildings shall be planned and executed to minimize disruption to building occupants and ongoing operations as the building will remain operational during the work. Construction phasing shall be coordinated with facility management prior to commencement of work.

7.1 Phasing

Roof removal, demolition, and installation activities shall be sequenced such that only the quantity of existing roofing materials that can be fully replaced and made watertight within the same workday are removed. At no time shall roof areas be left exposed overnight or during periods of anticipated inclement weather. Where temporary exposure is unavoidable, the Contractor shall install temporary roofing membranes or other approved waterproof coverings, fully secured and sealed to prevent wind uplift and water infiltration. Temporary protection shall remain in place until permanent roofing is installed.

Construction shall be phased by roof area, as appropriate to maintain safe access, proper drainage, and operational continuity. Phasing plans shall account for existing rooftop equipment, roof penetrations, drainage patterns, and required tie-ins to adjacent roof areas. Access routes, staging areas, and material hoisting locations shall be coordinated to avoid conflicts with building entrances, emergency egress paths, and occupied spaces below.

The Contractor shall maintain safe and compliant fall protection systems throughout all phases of construction. Roof access points shall be secured during non-working hours to prevent unauthorized entry. Dust, debris, and odors generated during construction shall be controlled to prevent migration into occupied spaces.

Prior to the start of construction, the Contractor shall submit a detailed phasing and logistics plan outlining sequencing, work hours, daily tear-off limits, temporary protections, and coordination measures. This plan shall be reviewed and approved by the Owner before implementation.

7.2 Required Work Hours and Noise

Noisy or vibration-inducing activities shall be scheduled during off-hours between 6:00 PM and 6:00 AM, unless otherwise approved. Roofing activities may extend beyond this period, provided that work does not adversely affect building occupants or operations or exceed 65 decibels measured at occupied interior spaces adjacent to active work areas.

Alternate Credit for Revised Work Hours 5 PM-8 AM: $_____ (inclusive of labor, equipment and materials).

Alternate Credit for Revised Work Hours 4 PM-9 AM: $_____ (inclusive of labor, equipment and materials).

CMS Campus Roof Replacement

Program of Requirements

7.3 Temporary Conditions

Temporary conditions shall be implemented throughout the duration of the roof replacement project at the CMS Center, South, North, and Warehouse Buildings to maintain building watertightness, occupant safety, and continuous facility operations. All temporary measures shall comply with applicable codes, safety regulations, and Owner requirements.

Temporary drainage measures shall be maintained to ensure positive roof drainage throughout construction. Existing drains shall remain operational unless temporarily relocated or protected.

Where drains are obstructed by construction activities, temporary drains, bypass piping, or water diversion methods shall be provided to prevent ponding and interior water infiltration.

Interior spaces used to access the roof and beneath active roof work areas shall be protected with temporary coverings as required to prevent damage from dust, debris, moisture, or vibration.

Protection may include flooring protection board, plastic sheeting, temporary ceilings, or localized containment systems. Interior protection shall be coordinated with facility staff to avoid interference with building operations and sensitive equipment.

Temporary safety measures shall be provided in accordance with OSHA and applicable local regulations. These measures may include guardrails, warning lines, safety netting, controlled access zones, and covered walkways. Roof access points shall be clearly identified, secured during non-working hours, and restricted to authorized personnel only.

Temporary fall protection systems shall be installed and maintained at all roof perimeters, openings, and elevation changes. Where permanent fall protection systems are temporarily removed or rendered unusable, equivalent temporary systems shall be provided until permanent systems are restored.

Temporary lighting shall be provided for early morning work hours to ensure safe demolition and tear-off operations. Temporary power shall be supplied as required for construction activities.

Existing rooftop equipment, including HVAC units, conduits, piping, and lightning protection components, shall be temporarily protected from damage, debris, and moisture during construction.

Where equipment must be temporarily disconnected, relocated, or supported, coordination with the Owner shall be required, and systems shall be restored to full operation at the end of each work shift unless otherwise approved.

Temporary signage shall be installed to identify construction zones, restricted areas, and modified access routes. The Contractor shall coordinate temporary notifications and communication with the Owner to inform occupants of scheduled work, potential noise, and any temporary access limitations.

7.4 Site Logistics

Site logistics for each building shall be planned and implemented to support safe, efficient construction while maintaining uninterrupted facility operations. All logistics planning shall be coordinated with the Facility Management prior to the start of construction.

CMS Campus Roof Replacement

Program of Requirements

Material laydown and staging areas shall be designated in advance and approved by the Owner.

Laydown areas shall be located to minimize disruption to building operations, emergency access routes, parking areas, and pedestrian circulation. Materials shall be stored in a manner that prevents damage, moisture exposure, and wind displacement. Rooftop staging shall be limited to areas verified to accommodate imposed loads and shall not obstruct roof drainage or access to rooftop equipment.

Ground-level laydown areas shall be clearly delineated, secured, and maintained in an orderly condition throughout the project. Upon completion of the project, the Design/Build contractor shall restore all landscaping within the designated laydown area to its original condition, including the repair or replacement of any damaged turf, plantings, hardscaping, or etc.

Material handling and hoisting operations shall be coordinated to minimize impacts to building occupants and site circulation. Crane picks, hoists, or lifts shall be scheduled during off-hours or low-occupancy periods where feasible. Temporary street closures, sidewalk impacts, or access restrictions required for hoisting operations shall be coordinated with the Owner.

If required, a temporary construction office may be provided on-site in a location approved by the Owner. The temporary office shall be positioned to avoid interference with building entrances, parking, emergency access, and pedestrian routes. Temporary office facilities shall include security measures and safety signage and shall be removed upon completion of the project. Contractor personnel may also utilize off-site facilities where on-site space is limited or unavailable.

Construction access routes shall be clearly defined and, where feasible, separated from public and occupied pathways. All personnel accessing the site shall be required to present a valid government-issued photo identification. The Contractor shall submit a list of all personnel, including each individual’s full legal name exactly as it appears on their government-issued photo ID, no less than one week prior to arriving on site.

Contractor personnel shall access the site through the designated contractor gate and shall be prepared for vehicle inspections as required by site security. All personnel shall enter the buildings through the main entrance security checkpoint and comply with all security screening procedures.

The Contractor shall maintain clean and orderly work areas at all times. Debris shall be removed daily and disposed of in contractor-provided containers or dumpsters located in Owner-approved areas. Waste handling shall be coordinated to minimize noise, dust, and odors during normal working hours.

Upon mobilization and commencement of work on a specific building roof, the Contractor shall maintain an on‑call response team available 24 hours per day to address any roof leaks occurring during the construction phase. The Contractor shall be fully responsible for repairing any damage resulting from roof leaks until each building roof installation is complete and turned over to CMS.

CMS Campus Roof Replacement

Program of Requirements

8.0 COMMISSIONING

The Design/Build contractor shall fully coordinate all construction activities with the Owner’s Commissioning Agent (CxA) to ensure the seamless integration of testing and verification into the project schedule. This cooperation includes providing the CxA with timely access to the site, equipment, and submittals, as well as attending all necessary commissioning meetings and providing the labor and tools required to demonstrate equipment performance during functional testing.

CMS Campus Roof Replacement

Program of Requirements

9.0 OPERATIONS AND MAINTENANCE REQUIREMENTS

9.1 Maintainability

The roofing and associated building envelope systems shall be designed and installed to facilitate safe, efficient, and long-term maintenance with minimal disruption to building occupants and operations. Materials, assemblies, and details shall be selected with consideration for durability, accessibility, and ease of inspection and repair.

Roof systems shall provide clear and unobstructed access to drains, scuppers, expansion joints, flashings, and rooftop equipment requiring routine service. Walkway pads shall be provided where regular foot traffic is anticipated to prevent damage to the roofing membrane. Flashing details and terminations shall be configured to allow localized repairs without requiring the removal of large roof areas.

Roof penetrations and equipment supports shall be minimized where practicable and detailed to reduce…