DRAFT PWS Sacramento 2025 OM Services 06 17 2025.pdf

March 2025

National Operations & Maintenance Specification

SOLICITATION NUMBER: G S - P - - - -

SERVICE: OPERATIONS & MAINTENANCE AND RELATED SERVICES

LOCATION(S): Robert Matsui U.S. Courthouse (CA306ZZ) 501 “I” Street, Sacramento, CA

Federal Building and U.S. Post Office (CA0083ZZ) 801 “I” Street, Sacramento, CA

Federal building complex and Daycare Center CA0199MM)

2800 Cottage Way, Sacramento, CA

John E. Moss Federal Building & U.S. Courthouse (CA0152ZZ)

650 Capitol Mall, Sacramento, CA

PERIOD OF PERFORMANCE: 05/01/2026 – 4/30/2027

With 4 1 – Yr Options

SOLICITATION ISSUE DATE: xxxx xx, 20xx

OFFER RECEIPT DATE/TIME: xxxx xx, 20xx

Table of Contents Section 1 General Contract Requirements 12

C.1.0 GENERAL 12

C.1.1 Scope of Work 13

C.1.2 Personnel 13

C.1.3 Quality Control Program 22

C.1.4 Quality Assurance 24

C.1.5 Physical Security 25

C.1.6 Safeguarding Sensitive Data and Information Technology Resources 26

C.1.7 Hours of Operation 29

C.1.8 Conservation of Utilities 30

C.1.9 Use of NCMMS 30

C.1.10 Documentation and Records 33

C.1.11 Ordinances, Taxes, Permits, and Licenses 33

C.1.12 Other Contractors 33

C.1.13 Government Forms 33

C.1.14 Contractor Maintenance Performance Plans 33

SECTION 2 DEFINITIONS 35

C.2.0 General 35

C.2.1 Above-Standard Services 35

C.2.2 Acceptance 35

C.2.3 Additional Services 35

C.2.4 Advanced Meters 35

C.2.5 Advanced Metering Systems 35

C.2.6 Annual Child Care Facility Survey 35

C.2.7 Architectural and Structural 35

C.2.8 Basic Services 36

C.2.9 Building Automation System (BAS) 36

C.2.10 Building Operating Plan 36

C.2.11 Building Monitoring and Control (BMC) System 36

C.2.12 Building Recovery Plan 36

C.2.13 National Computerized Maintenance Management System (NCMMS) 36

C.2.14 Consumable Parts 37

C.2.15 Contracting Officer (CO) 37

C.2.16 Contracting Officer's Representative (COR) 37

C.2.17 Contractor 37

C.2.18 Core Coverage Hours 37

C.2.19 Corrective Maintenance 37

C.2.20 Demand Response Program 37

C.2.21 Emergency Callback 38

C.2.22 Energy Conservation Measure (ECM) 38

C.2.23 Energy Savings Performance Contract (ESPC) 38

C.2.24 Environmentally Sustainable Products and Services 38

C.2.25 Exterior 38

C.2.26 Fire Protection and Life Safety Systems 38

C.2.27 GSAlink 39

C.2.28 Green Procurement Compilation (GPC) 39

C.2.29 Indefinite Quantity 39

C.2.30 Initial Deficiency Report 39

C.2.31 Miscellaneous Work 39

C.2.32 Modification of Contract 39

C.2.33 Non-Reimbursable Repairs 39

C.2.34 Normal Working Hours 40

C.2.35 Occupant Emergency Plan (OEP) 40

C.2.36 Ongoing Commissioning 40

C.2.37 Open Protocol Systems 40

C.2.38 Operations 40

C.2.39 Overtime Utilities 40

C.2.40 Partnering 40

C.2.41 Performance Work Statement (PWS) 41

C.2.42 Predictive Maintenance 41

C.2.43 Preventive Maintenance 41

C.2.44 Quality Assurance Surveillance Plan (QASP) 41

C.2.45 Quality Control Plan 41

C.2.46 Rapid Building Assessment Program 41

C.2.47 Repair 41

C.2.48 Reimbursable Repair 41

C.2.49 Tour 42

C.2.50 Utility Energy Service Contract (UESC) 42

C.2.51 Vertical Transportation Systems 42

C.2.52 Watch 42

C.2.53 Water Conservation Measure (WCM) 42

C.2.54 Work Order 42

SECTION 3 GOVERNMENT-FURNISHED PROPERTY 43

C.3.0 General 43

C.3.1 Electric Power 43

C.3.2 Water Source 43

C.3.3 Contractor Office Space and Furnishings 43

C.3.4 Storage Space 43

C.3.5 Network Equipment and Computer Hardware 43

SECTION 4 CONTRACTOR- FURNISHED PROPERTY SUPPLIES/MATERIAL/EQUIPMENT

C.4.0 General 45

C.4.1 Specific Requirements 45

SECTION 5 OPERATIONS-SPECIFIC REQUIREMENTS 46

C.5.0 General 46

C.5.1 Tenant Environment 46

C.5.2 Building Operating Plan 46

C.5.3 Equipment Inventory 50

C.5.4 Safety Management 51

C.5.5 Environmental Management 55

C.5.6 Energy and Water Efficiency 63

C.5.7 Advanced Metering Systems 63

C.5.8 Building Automation Systems and IT Controls 65

C.5.9 Fire Protection and Life Safety Equipment and Systems 69

C.5.10 TOURS 74

C.5.11 Repairs 76

C.5.12 Work Orders 78

C.5.13 Additional Services Indefinite Quantity Provisions 81

C.5.15 Monthly Progress Report 85

C.5.16 Reference Library 86

SECTION 6 MAINTENANCE SPECIFIC REQUIREMENTS 87

C.6.0 General 87

C.6.1 Maintenance Standard 87

C.6.2 Boiler Systems 89

C.6.3 Air Distribution Equipment 90

C.6.4 Chiller Systems 93

C.6.5 Cooling Towers 94

C.6.6 HVAC Water Management 95

“RESERVED” 100

C.6.7 Domestic Plumbing Systems 100

C.6.8 Lighting Systems 100

C.6.9 Electrical Switchgear and Switchboards 103

C.6.10 Emergency Power Equipment 103

C.6.11 Oil Analysis and Oil Changes 105

C.6.12 Vertical Transportation Systems 105

C.6.13 Architectural and Structural Systems 106

C.6.14 Physical Access Control Systems (Security fixtures) 108

C.6.15 Child Care Center 108

C.6.16 Photovoltaic Systems and Electrical Vehicle Supply Equipment 108

SECTION 7 ADMINISTRATIVE INSTRUCTIONS 110

C.7.0 Initial Inspection 110

C.7.1 Initial Deficiency Inspection/Initial Deficiency Report 110

C.7.2 Startup Phase/Transition Phase 111

C.7.2 Startup Phase (New or Modernized Facility) 111

SECTION 8 PUBLICATIONS AND CITED STANDARDS 113

C.8.0 Publications 113

A. SOLICITATION/CONTRACT FORMS

B. SERVICES, ORDERING AND PRICES

B.1 GENERAL EQUIPMENT INVENTORIES AND PRICE ADJUSTMENTS

B.1.1 Existing Equipment The Government cannot guarantee the validity or completeness of the existing CMMS equipment inventories. Offers are cautioned to use other means and/or a site visit to determine their offer. However, the Government will allow one year, from the start of the base period, to request adjustment for equipment items not accounted for during the bid period. Requests for equitable adjustment must be done according to the procedure listed below and can only be for maintenance requirements going forward (i.e., for maintenance not yet performed - no lump sum payments will be allowed). Requests for equitable adjustment received after this period, unless done for equipment installed during this time, will not be allowed.

B.1.2 Equipment Inventory Changes The Government frequently removes and replaces equipment in most buildings, as well as adds new systems designed to lower operational costs and reduce energy and water consumption.

This may add, or detract, from the Contractor’s overall workload.

If additional equipment is added to the any of the buildings and systems covered by this contract in Section C.1.1, and the additional equipment requires additional operation, preventive (scheduled) maintenance, or repairs during the period of performance of the contract (from the time the offer is received, and includes option periods), the Contractor shall include the new equipment within their scope of operations as soon as the equipment has been turned over to the GSA Property Management team.

In the event such additional equipment is covered by the contract, is not an ASME elevator system, and requires additional compensation to maintain and operate, it is the Contractor’s responsibility to request equitable adjustment of the contract price from the Contracting Officer per the steps outlined below. Failure to request equitable adjustment does not relieve the Contractor of being responsible for the operation, maintenance, and repair of the new equipment installed during the contract period. In the event the new equipment reduces maintenance tasks or operational requirements, and the Government funds the equipment changes, the Government may request a reduction in the contract price accordingly.

The price adjustment shall only reflect changes in the Contractor’s preventative maintenance responsibilities; there is no allowance for predicting the need for future repairs on new equipment, or operational requirements, and therefore no price adjustment for operations and repairs is allowed. The bare material cost of the equipment is used to cover these requirements.

The request for equitable adjustment shall be made from the Operational requirements of this contract and the "Preventive Maintenance" section of R.S. Means Facilities Maintenance & Repair Cost Data, as follows:

(1) For each item added or deleted, multiply the annualized man-hours standard for the most comparable item in the book by the appropriate hourly rates in the Price Schedule.

(2) To the value determined in (1) above, add the annualized material bare cost for the same item in the book.

(3) This process should be conducted for each item of equipment added or deleted.

Deletions shall be treated as negative numbers.

(4) The summation of item values determined by steps (1) through (3) above shall produce the total change in contract price. This may be positive or negative.

In the event equipment is added for which there is a comparable or actual component in R.S.

Means, and no preventative maintenance listed by R.S. Means, and preventative maintenance is required by the Government the Contractor shall use their own annualized man-hour estimate.

B.1.3 Cumulative Adjustment If cumulative price changes exceed +10%, or -10%, of the base price of the contract, this process shall no longer be used. The contract shall be subject to a negotiated equitable adjustment. If R.S. Means Facilities Maintenance and Repair Cost Data does not include certain items, changes in inventory quantities of these items shall be subject to a negotiated equitable adjustment. Requests for contract adjustment made by the Contractor, due to new equipment installation, must be accompanied by the following information:

a.) Each item of new equipment listed for price adjustment shall be accompanied by each item of existing equipment being replaced (if applicable) as well as the associated maintenance costs of the existing equipment.

B.2 PRICE ADJUSTMENT FOR EQUIPMENT UPGRADES

If the Government funds upgrades to Controls or equipment, the contract price is subject to a negotiated price reduction to reflect the decrease in operations and maintenance costs reasonably expected from the improvements.

B.3 PRICE SCHEDULE

This price schedule includes main building line item costs along with a separate section for specific costs relating to pay rates and other services. The line items below shall specify the total cost for all labor, materials, equipment, tools, supervision, management support, licenses, permits and any required fees to accomplish the relevant tasks in accordance with the specification. All proposed prices should be for the unit indicated.

The Base Year of the contract shall be for 12 months from effective date of the contract; the option years shall also be a total of 12 months each. The total contract shall be for five years (1 year base, four one-year options).

The costs listed below shall specify the total cost for all labor, materials, equipment, tools, supervision, management support, licenses, permits and any required fees to accomplish the relevant tasks in accordance with the specification. All proposed prices should be for the unit indicated and shall include the costs for electrical testing (note 3) and miscellaneous work hours (note 4).

Performance

Period:

BASE YEAR

1st OPTION

2nd OPTION

3rd OPTION

4th OPTION

CLIN: (1000) (2000) (3000) (4000) (5000)

O&M Services:

Monthly Monthly Monthly Monthly Monthly

Annual Annual Annual Annual Annual

CLIN: (1001) (2001) (3001) (4001) (5001)

CLIN: (1100) (2100 (3100) (4100) (5100)

CLIN: (1101) (2101) (3101) (4101) (5101)

Start-up

Costs:

Startup costs may only apply to the base year of the contract and shall be a separate, lump sum cost payable during the first month of the contract.

One-Time

Cost

Standard

Coefficient:

The Standard Coefficient is the markup (percent of cost) to be applied to the total cost of the O&M services in the base and option years of the contract, and may be applied to the final cost of projects classified as Additional Services work. The standard coefficient is not to be applied work being classified as a repair.

(per Section C.40.4). % of Cost

COST BREAKDOWNS:

The following costs are to be included within the costs listed above:

ELECTRICAL SWITCH GEAR TESTING (every 36 months)

Electrical Switch

Gear Testing:

Electrical Testing is to be included within the firm fixed price of the contract (above). Electrical Testing is to be done per the 2022 GSA PM Guide and NETA specifications; The frequency of switchgear testing and building infrared scanning is to be done annually and every three years.

Testing should be verified during the start-up phase; testing was last performed in at the

MISCELLANEOUS WORK HOURS

As part of the firm-fixed price of this contract, the Contractor shall provide the below hours and up to $100.00 of parts and supplies per calendar month (hours and dollar amounts are not cumulative to succeeding months) when requested by the COR, to accomplish discretionary work in the building covered by this contract. More information on Miscellaneous Hours can be found in section C.

Performance

Period:

BASE YEAR 1st OPTION 2nd OPTION 3rd OPTION 4th OPTION

20 Hrs. 20 Hrs. 20 Hrs. 20 Hrs. 20 Hrs.

Monthly Hours Monthly Hours Monthly Hours Monthly Hours Monthly Hours

ENGINEER/TECHNICIAN HOURLY RATES:

Hourly rates listed below are proposed only once. These rates may, in the event of wage determination rate increases, be escalated in accordance with FAR 52-222.44. Overtime hourly rates shall be applied for work required to be performed after the Core Coverage Hours of the buildings, but which is scheduled in advance. Work performed after Core Coverage Hours, solely for the convenience of the Contractor, shall be paid for at the straight time rate.

Emergency callback hourly rates shall be applied when a technician must be called in outside of Core Coverage Hours, without advance scheduling, unless the callback was due to negligence or poor maintenance practices on the part of the contractor.

POSITIONS

STRAIGHT

TIME

OVERTIME

EMERGENCY

CALLBACK

Engineer, Stationary:

Hourly Hourly Hourly

Engineer, Utility:

HVAC Technician:

General Mechanic:

Section 1 General Contract Requirements

C.1.0 GENERAL

This is a Performance Work Statement (PWS) for Facilities Engineering: Operations, Maintenance, and Related Services defined under the scope of this contract. This PWS describes the minimum requirements of the U.S. General Services Administration (GSA) and acceptable outcomes to be performed by the Operations and Maintenance Contractor (known from here on as Contractor). All, or part of, the successful offeror’s various required maintenance and management plans shall be incorporated into the contract.

GSA seeks to establish a partnering relationship with the Contractor to accomplish the program objectives in this contract. The objective of the partnering process is to provide an effective problem-finding/problem-solving management team composed of personnel from both parties, thus creating a single culture with one set of goals and objectives. Partnering requires that both parties recognize and address those opportunities and challenges that shall be confronted to help maintain the health of the Contractor/GSA relationship. The relationship is based on trust, dedication to common goals, and an understanding of each other's individual expectations and values. The team shall consider utilizing a facility engineering and systems thinking approach to provide solutions from a global perspective. The outcome of this initiative is for GSA to leverage

Contractor expertise to assist GSA in accomplishing these goals and objectives.

GSA intends to purchase Contractor provided technical and managerial expertise to assist in the holistic management of assets over the long term. This program strategy has taken the name

“facilities engineering” and has proven to be a successful model resulting in efficient and effective management of assets while maintaining a lower overall cost of operations. The facilities engineering model is dependent upon an effective partnership with a highly skilled Contractor whose objectives are based on mutual understanding of the stated requirements and objectives.

A higher level of effective communication between the Government and Contractor is essential for partnering and for this performance-based service contract to succeed, whereas the success of this contract is shared between the Government and the Contractor. More emphasis is placed on the Contractor’s self-management of quality, not the usual inspection by Government inspectors, although that is a part of this contract as well. All parties shall act proactively to reduce service cost.

To establish a standard of facilities engineering practices, thought processes and problem solving throughout the model, GSA established a program philosophy rooted in “systems thinking” whereby the means and methods for providing building operations and maintenance are established through investigations, metrics, and feedback loops, and by establishing a partnership between the Government and Contractor to achieve joint performance objectives. The goal of applying systems thinking to facility management is to see that every action or decision in operating, maintaining, and retrofitting a building shall result in an impact (financial, environmental or, human resource, or any combination thereof), and to evaluate the “full circle” implications.

Long term application of systems thinking throughout GSA has resulted in both Contractor and

Government joint command of short-term and long-term cohesive management of real property assets.

GSA is committed to Federal leadership in the design, construction, and operation of high-performance and sustainable buildings. A major element of this strategy is the implementation of common strategies for operating and maintaining buildings. As a result, this contract requires the

Contractor to participate and partner with the Government in the initiative of obtaining high performance and sustainable operations, inclusive of initiatives to conserve energy and water consumption, recycling programs, meeting or exceeding specific environmental, regulatory, or performance standards, and the utilization of green products and services. The following sections detail the GSA minimum requirements and acceptable outcomes. The Contractor shall closely monitor all aspects of the work, identify deficiencies and implement corrective action, without reliance on Government oversight.

To the extent possible and consistent with EO 13788, the Contractor shall maximize the use of goods, products and materials that are produced in the United States.

C.1.1 Scope of Work

The Contractor shall provide management, supervision, labor, materials, equipment, and supplies

(shipping & handling) and shall be responsible for the efficient, effective, economical, and satisfactory operation, scheduled and unscheduled maintenance, repair of equipment and systems, including vertical transportation and all related systems/ services located within the property line of the following locations:

Robert Matsui Federal Building and U.S. Courthouse, 501 “I” Street, Sacramento, CA

(CA306ZZ) Federal Building and U.S. Post Office, 801 “I” Street, Sacramento, CA

(CA0083ZZ) Federal building complex and Daycare Center, 2800 Cottage Way, Sacramento, CA (CA0199MM) John E. Moss Federal Building and U.S. Courthouse, 650 Capitol Mall, Sacramento, CA (CA0152ZZ)

Additional services may be ordered at the discretion of GSA for work relating to the operations, maintenance and repair or upgrade of the facilities listed above but not covered in the basic services of the contract. Government furnished items are specifically excluded in this contract, except as specified in Section 3.

C.1.1.1 Discrepancy in the Specifications

In any cases of discrepancy in the specifications, the matter shall be immediately submitted to the Contracting Officer (CO). The decision of the CO as to the proper interpretation of the specifications shall be final in accordance with the Disputes Clause of this Contract.

C.1.2 Personnel

The Contractor shall adhere to the submitted staffing plan and subcontracting plan that was submitted prior to award as part of the Bid proposal. Contractor shall submit staffing/subcontractor plan that provides sufficient numbers of staff at various levels of expertise to ensure all scheduled and unscheduled services are performed and conditions are maintained to avoid any disruption to the tenant. Any changes to the proposed staffing levels, qualifications of proposed staff or key personnel, or the areas of expertise or disciplines of the proposed staff shall be submitted for review and approval from the CO or their designee.

C.1.2.1 Contractor Key Personnel

The Contractor shall designate a Chief Engineer in writing and provide the name and contact information to the CO. The Chief Engineer is considered essential to the work being performed under this Contract. Before removing, replacing, or diverting the Chief Engineer, the Contractor shall (1) notify the CO two weeks in advance and (2) submit justification (including proposed substitutions) in sufficient detail to permit evaluation of the impact on this Contract.

The Chief Engineer shall possess at least five years of recent (within the past seven years) experience in the management and supervision of building mechanical operations and maintenance for buildings of the approximate size, complexity and characteristics of the buildings to be covered by this Contract. A detailed resume shall be submitted to the CO or their designee for approval prior to the assignment of the Chief Engineer to the Contract. Both new and replacement Chief Engineers shall meet these qualification standards. Minimally, the resume shall contain:

a. The full name of the proposed Chief Engineer.

b. A detailed description of the proposed Chief Engineer’s employment history for the previous five years. The names and addresses of the companies for whom the proposed Chief Engineer worked for the past five years, along with the names and telephone numbers of the immediate supervisors.

C.1.2.2 Authority The Chief Engineer shall have complete authority to act for the Contractor in every detail during the term of the Contract and shall have the authority to exercise financial expenditures and controls, accept notices of deductions, inspection reports and all other correspondence on behalf of the Contractor. This Contract requires onsite managerial supervision. The Contractor can fulfill this requirement by having the Chief Engineer physically located onsite during the normal working hours, AND having an additional onsite Project Manager or Supervisor. The above requirements for Contract Project Manager or Supervisor shall be the same.

C.1.2.3 Communication Equipment

The Contractor shall provide key operational personnel (Managers, Supervisors, and Mechanical

Engineers, Mechanical Supervisors, Operating Engineers, Heating, Ventilation and Air

Conditioning (HVAC) Mechanics) with portable electronic means to communicate with GSA for all work covered under this Contract (Work Orders, emergencies, status of projects). Outside of normal working hours, the Contractor shall maintain some designated form of communication with on-call staff to allow the CO or their designee to contact such on-call staff at any time for emergency response. Electronic communication methods are the following:

● Phone/Emails/Text messaging smartphone or tablet devices. The Contractor is responsible for all initial and monthly costs associated with the device(s). In areas where cellular service is unavailable, or unreliable, special exceptions shall be made by the CO or designee on a case-by-case basis. Such devices shall be on the list of GSA- approved devices and are to be processed through GSA’s procedures for remote mobile management. This shall allow for mobile access to GSA email, the National Computerized

Maintenance Management System (NCMMS) mobile environment and Building

Automation Systems (BAS) alarms. The process for this and the list of currently approved devices is available upon request. Contractor personnel under this Contract must obtain and maintain an official GSA ENT account (this is your enterprise account for signing into systems administered by GSA) and monitor their GSA email account for all notifications.

● Fax. Receiving and sending faxes is acceptable as a secondary communication method for locations that have problems with wireless device signal strength. However, delaying faxes because of combined usage of voice and fax on the same line is not acceptable.

C.1.2.3.1 CIO 2100 IT Security Policy

The Contractor shall ensure compliance with GSA Order CIO 2100.1M. Contractor core personnel under this Contract must obtain an official GSA email account. Employees must have clearance before they shall access GSA email, NCMMS, or other Government systems. The GSA

Order CIO 2100 prohibits an employee or Contractor supporting GSA from creating or sending information using a non-official GSA electronic messaging account (i.e., company or personal email account). The Contractor shall ensure compliance with the Department of Homeland

Security ICS-CERT cyber security guidance and recommendations. Guidance can be found at the web site in document titled “Web Links” at: Operations and Maintenance Specification

C.1.2.4 Language

On-site personnel and the Contractor’s Point of Contact (POC) for GSA need to be proficient in

English, and must be able to read, write, speak, and understand English.

C.1.2.5 Employee Suitability

The GSAR 552.237-71 Qualifications of Employees (1989) clause shall be followed at all times during the performance of this Contract.

a. All Contract employees requiring routine unescorted access to federally controlled facilities or information systems, or both, for more than six months (Regular Employees) shall be required to undergo a suitability determination before a personal identification verification

(PIV) card is issued. After the request for suitability determination is sent to the determining authority, requested personnel may not enter the facility for work associated with the contract. They may enter to attend training or indoctrination activities only. After their initial favorable suitability determination is received, Contractor personnel may enter for work and shall comply with normal facility access control procedures, including recording presence, temporary badging, and escorted entry, as applicable. When a favorable final suitability determination is received and PIV card issued, entry will allowed by presenting the PIV card.

b. Failure of a Regular Employee to receive a favorable suitability determination shall be cause for removal of the employee from the work site and from other work in connection with the Contract.

c. Contract employees working less than six months (Temporary Employees) shall, at the

Government's option, be required to undergo a lesser form of suitability determination.

https://www.gsa.gov/real-estate/facilities-management/facilities-operations/om-specification

Prior to the time that an identification card is issued, if at all, such Temporary Employees shall be required to comply with normal facility access control procedures, including recording presence, temporary badge, and escorted entry, as applicable.

d. The Government, at its sole discretion, may grant temporary suitability determinations to

Regular or Temporary Employees. However, the granting of a temporary suitability determination to any such employee shall not be considered as assurance that a favorable suitability determination shall follow.

e. The CO or designee shall provide the Contractor with the required clearance procedures for obtaining necessary clearances. The Contractor shall comply with these clearance procedures.

f. The Contractor shall be responsible for planning and scheduling its work in such a manner as to account for facility access issues. Difficulties encountered by the Contractor in gaining access to facilities by its employees and subcontractors shall not be an excuse for any lack of Contractor performance under the Contract.

C.1.2.6 Employee Technical Qualifications

Employees or subcontractors performing Contract work involving the operation, maintenance or repair, inspection, or testing of any piece of equipment or system shall be trained and possess the knowledge, experience and skills pertinent to the equipment or system as demonstrated by a current training certificate from an equipment manufacturer or a certificate by an organization acceptable to the CO. Contractor personnel shall have proficiency in NCMMS sufficient for “Use of NCMMS” as described in C.1.9 and this subsection.

All personnel under the team leader or sub-contractor personnel shall have the experience and skill set knowledge as described in the Service Contract Act (SCA) Directory of Occupations, Fifth

Edition or later. For example, HVAC mechanics need to be as proficient as dictated by the 23410 and 23411 series and general maintenance mechanic shall be as proficient as dictated by the

23370 series.

Contractor personnel or sub-contactor personnel performing contract work involving the inspection, testing, and preventive maintenance or repair of Building Automation

Systems shall have the skills sufficient for operating the building as described in section

C.5.8 of this document.

Contractor personnel or sub-contactor personnel performing contract work involving the inspection, testing, and preventive maintenance or repair of fire protection and life safety systems and equipment must meet the minimum qualification requirements described in sections C.1.2.7.1, C.1.2.7.2, and C.1.2.7.3.

C.1.2.7 Certifications, Licensures, and Registrations

All certifications, licensures, and registrations for Contractor personnel or sub-contactor personnel shall be entered into NCMMS. The Contractor shall provide to the CO or their designee documentation of the certificates of training, licenses, and permits for all new personnel not later than seven business days prior to that person beginning work under the terms of this Contract.

The Contractor shall ensure that all certificates of training, licenses, and registrations are current and valid and are loaded in NCMMS. The Contractor shall ensure that all permits and bonds are current and valid and are loaded in NCMMS.

C.1.2.7.1 Qualifications of Fire Alarm System and Emergency Communication System Field Technicians and Inspectors

The Contractor shall submit for each field technician and inspector performing contract work involving the inspection, testing, and maintenance or repair of fire alarm systems and emergency communication systems the following documentation to demonstrate a minimum level of technical competency in their area of expertise to the CO or designee for review and approval:

● A current certification (include name, certification number and expiration date) from a nationally recognized certification organization, having a certification program involving the inspection, testing, and maintenance of fire alarm systems and emergency communications systems, and

○ If applicable, field technicians modifying the programming software of the fire alarm system shall also be factory trained and certified by the system manufacturer for the specific type and brand of fire alarm system being serviced. Include the factory trained certification number and expiration date for each specific manufacturer’s equipment for each technician responsible for performing programming of the fire alarm system.

● All current training certificates (include name, certification number and expiration date) for inspecting, testing, and maintaining a fire alarm system or emergency communication system for a specific brand or model from a manufacturer or any current registrations, licensures or certifications (include name, certification number and expiration date) through state or local authority where the contract work is being performed.

C.1.2.7.2 Qualifications of Water-Based Fire Suppression System Field Technicians and Inspectors work involving the inspection, testing, and maintenance or repair of water-based fire protection systems the following documentation to demonstrate a minimum level of technical competency in their area of expertise to the CO or designee for review and approval:

● A current certification (include name, certification number and expiration date) from a nationally recognized certification organization, having a certification program involving the inspection, testing, and maintenance of water-based fire protection systems, and

● All current training certificates (include name, certification number and expiration date) for inspecting, testing, and maintaining a water-based fire protection system for a specific brand or model from a manufacturer or any current registrations, licensures or certifications (include name, certification

C.1.2.7.3 Qualifications of Field Technicians and Inspectors for All Other Fire Protection and Life Safety Systems and Equipment

[Dry Chemical Extinguishing System], [Wet Chemical Extinguishing System]; [Clean Agent Fire Extinguishing System]; [Halogenated Extinguishing System]; [Carbon Dioxide Extinguishing System]; [Ventilation System Fire Extinguishing System]; [Smoke Control];

[Fire Damper]; [Smoke Damper]; [Combination Fire/Smoke Damper]; [Fire-rated Door Assemblies]; [Smoke Door Assemblies]; [Portable Fire Extinguisher]; [Emergency and Standby Power]; [Emergency Lighting Equipment]; [Exit Signage] work involving the inspection, testing, and maintenance or repair of [Dry Chemical

Extinguishing System], [Wet Chemical Extinguishing System]; [Clean Agent Fire

Extinguishing System]; [Halogenated Extinguishing System]; [Carbon Dioxide

Extinguishing System]; [ Fire-Extinguishing Equipment for Cooking Operations]; [Smoke

Control System]; [Fire Damper]; [Smoke Damper]; [Combination Fire/Smoke Damper];

[Fire-rated Door Assemblies]; [Smoke Door Assemblies]; [Portable Fire Extinguisher];

[Emergency and Standby Power Systems]; [Emergency Lighting Systems and

Equipment]; [Exit Signage]; [Fire Resistance Rated Construction]; [Lightning Protection

Systems]; [Carbon Monoxide Detection Systems] the following documentation to demonstrate a minimum level of technical competency in their area of expertise to the

CO or designee for review and approval:

● All current training certificates (include name, certification number and expiration date) for inspecting, testing, and maintaining a fire alarm system or emergency communication system for a specific brand or model from a manufacturer or any current registrations, licensures or certifications (include name, certification

C.1.2.7.4 Qualifications for Electrical Technician

Technicians performing Sub-Contract work involving inspections, testing, and maintenance for the electrical switchgear shall meet the qualifications by the American National Standards

Institute/International Electrical Testing Association ETT-2015, Standard for Certification of

Electrical Testing Technicians or qualifications by the National Institute for Certification in

Engineering Technologies (NICET) and hold at least a Level 3 certification.

The Contractor shall provide documentation to the CO or designee on qualifications identified in this standard. Certification can be obtained through; the ANSI/NETA Certification program or

Electrical Testing Technician Certification Institute. Guidance can be found at the web site in document titled “Web Links” at: Operations and Maintenance Specification

Alternate certifications presenting evidence of equal or greater skills and qualification may be substituted; however, the burden to evidence the quality of such certification falls fully upon the vendor.

C.1.2.7.5 Qualifications of a BAS Technician

Personnel involved in the operation, adjustment and maintenance of all BAS, AMS, and EMS systems must be trained and qualified for the building specific control systems. The Contractor must provide to the CO or their designee documentation of the level of experience, including any certificates of training, for all employees who will be involved in this function. Technicians modifying AMS, BAS, and EMS systems must be factory trained and currently certified for the operating system, including software version, of the particular BAS and AMS systems and must provide documentation of this certification to the CO or designee. Technicians shall be familiar with the procedure for logging GSA IT Help Desk tickets and following up to ensure tickets are being worked by the assigned party.

C.1.2.8 Employee Training

The Contractor shall submit a training program to ensure employees working in a Federal building have the experience, knowledge, skills and abilities to perform the work required by this Contract.

The training program will be submitted by 30 calendar days after the contract start date. The

Contractor shall document training and provide documentation to the CO or designee.

C.1.2.8.1 Asbestos Awareness Training

The Contractor shall ensure that all employees, including replacement workers, receive asbestos training and refresher training in accordance with 40 C.F.R part 763 and 29 C.F.R. part 1910.

The Contractor shall follow all instructions for each asbestos class job as outlined in 29 C.F.R.

part 1910. The training shall be conducted, at no additional expense to the Government, within

60 calendar days of Contract start date. The Contractor shall submit written certification to the

CO or designee and record into NCMMS within five business days of the completion of training.

C.1.2.8.2 Re-Tuning Training

The Contractor shall ensure that all Mechanical Engineers, Mechanical Supervisors, Operating

Engineers, HVAC Mechanics, and Control Technician employees, including replacement workers, receive Building Re-Tuning Training, (guidance can be found at the web site in document titled “Web Links” at: Operations and Maintenance Specification a five (5) to six (6) hour online course) and refresher training every two years. The training shall be conducted, at no additional expense to the Government, within 60 calendar days of the Contract start date. The Contractor shall submit written certification to the CO or designee within five (5) business days of the completion of training for each employee identified above.

C.1.2.8.3 Education Requirements and Certifications

All HVAC personnel designated to operate, maintain, or repair, or any combination of HVAC equipment or systems shall possess one or more of the following certifications:

a. North American Technician Excellence (NATE) HVAC Service Technician Certification

b. HVAC Excellence Professional Level Certification

c. UA Star HVAC Mastery Certification

d. Universal Refrigerant Certification

e. Journeyman-level training completion

All HVAC personnel designated, to operate, maintain, and or repair, or any combination of HVAC equipment or systems shall maintain a minimum of 16 hours of continuing education per year from either NATE, HVAC Excellence, or UA Star recognized provider program.

The Contractor shall submit written certification annually to the CO or designee.

C.1.2.8.4 NCMMS Training

Contractor shall ensure that all staff using NCMMS complete Government provided new user training at a minimum. New user basic training curriculum, which takes approximately 6 hours, covers the following at a minimum:

● Basic Navigation

● Work Order Tracking

● Asset Management

● Preventive Maintenance

● Reports

Contractor shall identify and designate staff responsible for performing specific administrative tasks within NCMMS. In addition to NCMMS New User Training, designated staff shall complete

NCMMS Contract Administration Training for Contractors which takes approximately 3 hours and covers the following at a minimum:

● Account Management

● People Records

● Labor Records

● Location Records

● Preventive Maintenance Work Orders

● Conduct Quality Control Inspections

● Generate Monthly Progress Reports

● Hazards and Precautions Management

Training will be provided Choose One: In-person by Regional NCMMS support staff. via webinar by National NCMMS staff. or online on demand training. Contractor shall work with COR to schedule and facilitate training during the start-up phase of the contract. Contractor shall request new user training for replacement staff from COR. Training shall be completed at no additional cost to the Government. Contractor may request a waiver for staff that have previously completed

NCMMS training and can demonstrate knowledge and proficiency using the system. Contractor shall identify all previously trained staff and provide supporting documentation and records to the

COR for waiver consideration. The Contractor shall submit written certification to the CO or designee within five (5) business days of completing training.

C.1.2.8.5 Lead Awareness Training

The Contractor shall ensure that all employees, including replacement workers, receive lead awareness training and refresher training in accordance with 29 CFR 1910.1025(l) (1) (i). The training shall be conducted, at no additional expense to the Government, within 60 calendar days of Contract start date. The Contractor shall submit written certification to the CO or designee within five (5) business days of the completion of training.

C.1.2.9 Appearance

Contractor personnel shall present a neat appearance and be easily recognized. This shall be accomplished by wearing uniforms bearing the name of the company and employee name.

Uniforms shall be regularly laundered, consistent among personnel classifications, and maintained presentable to tenant personnel during all working hours.

C.1.2.10 Standards of Conduct

The Contractor shall be responsible for maintaining satisfactory standards of employee competency, conduct, appearance, and integrity and shall be responsible for taking disciplinary action with respect to its employees, as necessary. The Contractor is responsible for ensuring that its employees do not disturb papers on desks, open desk drawers or cabinets, or use

Government telephones, except as authorized. Each employee must adhere to standards of behavior that reflect favorably on his or her employer and the Federal Government. Smoking is only allowed in designated areas on the property and no smoking is allowed within the Facility.

C.1.2.11 Recording Presence

Each Contract employee shall sign in when arriving and departing the facility daily and follow card access requirements as directed by the CO or designee. The Contractor shall accumulate GSA

Form 139 (Record of Time of Arrival and Departure from Building) or other designated form for use in recording presence each calendar week, and certify in writing on each form that the information shown is true and correct within 3 business days of the end of the work week. The

Contractor shall provide copies of these records to the CO or designee upon request.

C.1.2.12 Personal Identity Verification Requirements

Contractor employees that require access to GSA-controlled facilities or information systems to perform Contract requirements shall comply with GSA personal identity verification requirements, guidance can be found at the web site in document titled “Web Links” at: Operations and

Maintenance Specification. The Contractor shall insert this clause in all subcontracts when the subcontractor is required to have access to a GSA-controlled facility or access to a GSA-controlled information system.

C.1.2.13 Credentials and Identification

Contractor personnel with credentials shall be required to comply with all access security screening procedures applicable to Government or other personnel possessing similar credentials, or as determined by the building practices as defined by the Facility Security

Committee. All Contractor personnel possessing credentials (PIV or otherwise) shall visibly display their credentials at all times while in the building(s) where work is being performed.

The Contractor shall be responsible for ensuring that all identification credentials are returned to the CO or designee whenever its employees leave the Contract (i.e., when the Contract has been completed, employees leave the company, employees are dismissed or terminated or the

Government determines that the employee is to be removed from the contract). The Contractor shall notify the CO or designee whenever employee badges are lost.

The Contractor shall be responsible for paying the Government for replacement credentials at the current cost per badge.

C.1.2.14 Escorting

Temporary contract employees who do not have favorable preliminary or final suitability determinations and need to work in non-public federally controlled space must be escorted. In those cases, the Contractor shall comply with the security clearance procedures for Escort Only

Contractors. All uncleared contract employees shall be escorted in non-public space by a

Government employee or another responsible cleared contract employee who is approved by the

CO or designee. Other Government agencies shall have specific agency security requirements for their own space that shall only allow escort by Government employees or those designated by their agency. Government employees or approved cleared contract employees who provide escorts for uncleared contract employees shall always be within eyesight of the uncleared contract employees. The Contract Government escort shall watch uncleared employees and remain with uncleared contract employees for the entire time they are in non-public federally controlled space. Any security violation of escort requirements by a cleared and approved contract employee shall result in the immediate removal from the Contract of all contract employees involved, i.e., escorts and uncleared escorted contract employees. Also, violations of escort requirements by subcontract employees in accordance with security requirements shall be grounds for loss of facility access for those individuals or grounds for termination of Contract, or both.

C.1.3 Quality Control Program

A Quality Control Program (QCP) shall be developed and implemented by the Contractor. The

Contractor’s QCP shall ensure Contract compliance, and act to ensure that potential problems with building services, equipment and systems are identified, documented, and resolved prior to failure. The Contractor shall create and implement data collection and analysis plans to continually monitor and improve efficiency in operations, resource consumption, environmental impact and tenant satisfaction. In the event the Government Quality Assurance Program identifies deficiencies the Contractor shall implement progressively responsive quality control measures commensurate with the severity of the Government's deficiencies. Deficiencies identified by the QCP or QASP shall be recorded in NCMMS as described in the ADVANCED

GSA Process Flows Procedures Manual.

C.1.3.1 Quality Control Plan

The “Quality Control Plan” (QC plan) is the Contractor’s complete written system for identifying and correcting deficiencies and monitoring and improving efficiencies to continually improve the quality of services provided. Preparation of the QC plan is the responsibility of the Contractor and is due with the Contractor’s proposal.

The QC plan, revisions or updates shall be submitted for approval by the CO or designee. A review of the QC Plan can be initiated by direction of the CO or designee.

C.1.3.2 Quality Control Plan Contents

The QC plan shall detail the Contractor’s methods, frequencies, documentation, and remedies for ensuring that all aspects of contract work performed is of the highest quality. It shall describe procedures for correcting problems, data gathering, improving efficiencies, and addressing quality assurance findings by the Government. The Contractor shall further customize the QC plan to meet facility specific conditions. The QC plan shall describe the Contractor’s overall approach, methods, roles and responsibilities relating to Quality Control of all areas of contract work including service calls, preventive maintenance/inspection schedules, and operating data collection and analysis. The revised QC plan is to be submitted for review and approval to the CO or designee within 30 calendar days of Contract start date.

C.1.3.2.1 Inspection and Data collection Program

The Contractor shall develop an inspection and data collection and analysis programs that ensure a safe, secure and efficient level of operation of all equipment and services required in this PWS. The inspection program shall specify the areas to be inspected on a scheduled or unscheduled basis, how frequently inspections shall be accomplished, and the title of the individual(s) (third party or corporate) who shall perform the inspections. The inspection program shall provide for a written record of inspections and results. The inspection program plan shall be planned, scheduled, tracked, and reported via NCMMS.

C.1.3.2.2 Methods

The Contractor shall identify its methods for identifying, correcting, and preventing deficiencies in the quality of service performed before the level of performance becomes unacceptable.

C.1.3.3.1 Data Collection and Analysis Program

The Contractor shall collect and analyze any and all operational data including, BAS, NCMMS, Utility bills, installed meters, infrared scans, vibration analysis, and meteorological data to implement or recommend any operational changes to increase the buildings operational efficiency, reduce resource use, lower environmental impact, reduce costs and improve tenant satisfaction. The Contractor will verify expected results and report expected vs. actual results at least annually.

C.1.3.3.2 Methods

The contractor shall use NCMMS to the maximum extent possible to create and store analytic data. Meters used for analysis shall be asset based in NCMMS with meter readings recorded in NCMMS.

Partnering Meeting / Quality Control Meeting: While the Government does not seek to be prescriptive, it is noted that live, interactive meetings, including updates, reports and trend analysis on the varying contract programs areas have been shown to hold significant value in meeting the Government's desired performance levels in this area. Additionally, the use of electronic media and mobile plaƞorms (such as google docs, Meeting Space and teleconferencing) function well with GSA’s mobile workforce.

The written minutes of these meetings will be prepared by the…