Exhibit C - PWS 7 Att B JMC BUILDER Sustainment Guide.pdf

U.S. ARMY

JOINT MUNITIONS COMMAND

BUILDER

Sustainment Guide

BUILDER Sustainment Guide

Client name: Army Materiel Command

Project name: AMC Builder Re-baseline and Sustainment Activities

Client reference: Joint Munitions Command Project no: W912DY18D0006 -

W912DY22F0592

Document no: Final Project manager:

Anthony Raffaele

Revision no: 01 Prepared by: Robin Ernst

Date: June 30, 2023 File name: BUILDER Sustainment Guide_Final_06302023

Document history and status

Revision Date Description Author Checked Client Approved

Name / Date

01 06302023 Final Frank Mondo – Jacobs

Lori Carson – Jacobs

Jacobs Government Services Company

777 Main Street Fort Worth, TX 76102 United States

T +1.817.735.6000

F +1.817.735.6148 www.jacobs.com

Copyright Jacobs Government Services Company © 2023.

All rights reserved. The concepts and information contained in this document are the property of the Jacobs group of companies. Use or copying of this document in whole or in part without the written permission of Jacobs constitutes an infringement of copyright. Jacobs, the Jacobs logo, and all other Jacobs trademarks are the property of Jacobs.

NOTICE: This document has been prepared exclusively for the use and benefit of Jacobs’ client. Jacobs accepts no liability or responsibility for any use or reliance upon this document by any third party.

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Forward

In September 2013, the Office of the Under Secretary of Defense for Acquisition, Technology and Logistics issued a policy memo mandating the use of the U.S. Army Corps of Engineers Engineer Research and Development Center (ERDC) Construction Engineering Research Laboratory’s (CERL) Sustainment Management System (SMS), to “establish a DoD-wide facility condition assessment process [that] will contribute to a more credible DoD asset management program…and allow Department leadership to better target fiscal resources to those facilities most in need of investment.”

The BUILDER Sustainment Management System (SMS) is a program that aggregates facility condition information to provide Senior Army Leaders with quality, reliable data to effectively invest limited resources while maintaining mission readiness. BUILDER program sustainment needs to be standardized to maintain consistency and reliability of the data; this contributes to command-wide credibility and defensibility of BUILDER moving forward. This Sustainment Guide outlines the resources necessary to maintain the BUILDER database for the foreseeable future and lays out the methods for systematically updating the existing data under various scenarios. It provides user training outlines and step-by-step instructions to keep the data current and quality control procedures to ensure the data meets Army standards.

Our mission, to “Provide the Joint Force with ready, reliable, lethal munitions at the speed of war sustaining global readiness,” can be achieved most effectively if our aging infrastructure and facilities are sustained and modernized at a pace equal to today’s technology and ever-expanding mission requirements. Sustaining BUILDER is essential to our mission by providing commanders with accurate facility inventory and condition data to make smart, informed investment decisions.

Provide Lethality that Wins!

Corey Hotle Kristina McCarthy-Martin

Director, JMC Facilities Readiness BUILDER Program Manager, AMC/G-4

/ s /

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Contents

1. Introduction

1.1 Purpose of the Guide

1.1.1 Definition of BUILDER Sustainment

1.1.2 Current State of BUILDER

1.2 Roadmap for JMC BUILDER Sustainment

1.2.1 Foundational Sustainment Activities

1.2.2 Milestones for JMC BUILDER Sustainment

1.2.3 Resources

2. Updating BUILDER Inventory

2.1 Qualifying sustainment events

2.2 Adding New Building Construction or a Change in Real Property Status

2.2.1 Overview

2.2.2 Action Steps

2.3 Replacing Assets

2.3.1 Overview

2.3.2 Action Steps

2.4 Installing a New Asset

2.4.1 Overview

2.4.2 Action Steps

2.5 Entering Building Additions

2.5.1 Overview

2.5.2 Action Steps

2.6 Entering Building Renovations

2.6.1 Overview

2.6.2 Action Steps

2.7 Entering Asset Rebuilds (inventory and inspection updates)

2.7.1 Overview

2.7.2 Action Steps

2.8 Entering Environmental Impacts (inspection updates)

2.8.1 Overview

2.8.2 Action Steps - Reviewing a DCR in BRED

2.8.3 Action Steps - Adding a New Inspection

3. Prioritizing BUILDER Reassessments

3.1 Prioritizing JMC BUILDER Sustainment requirements

3.2 JMC BUILDER Sustainment Guidelines

3.3 Identify Facilities for Sustainment Activities (Reassessment)

3.3.1 Overview

3.3.2 Action Steps

Appendix A. BUILDER Data Quality Control Procedures

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A.1 Quality Control

A.2 How to Conduct a QC Review

A.2.1 Step 1: Building-Level Review

A.2.2 Step 2: Building Systems Review

A.2.3 Step 3: Building System Component Review

Appendix B. Roles and Responsibilities

B.1 HQ AMC/G4

B.2 HQ JMC

B.3 OIB Installations / DPWs

Appendix C. Training Options

C.1 BRED files

C.1.1 How to acquire BRED

C.1.2 BUILDER and BRED

C.2 BUILDER Training

C.2.1 How to access SMS LMS for BUILDER Training

C.2.2 Recommended BUILDER Training sequence

C.2.3 BUILDER user permissions

C.3 BUILDER Remote Entry Database (BRED)

C.3.1 How to download and open a BRED file

C.3.2 Editing an Inventory Record in BRED

C.3.3 Adding photos in BRED

Appendix D. Most Frequently Used BUILDER Reports

D.1 Overview of BUILDER reports

D.2 Generating BUILDER reports

D.3 Most Frequently Used BUILDER Reports

D.3.1 Real Property Comparison Report

D.3.2 FCI to ISR – Facility Summary

D.3.3 Final 01 – Building Summary

D.3.4 Final 02 – System Summary

D.3.5 Final 03 – Component-Section Report

D.3.6 Final 04 – Equipment Details

D.3.7 Final 05 – Inspection Summary

D.3.8 Final 07 – Work Action Summary

D.3.9 Final 08 – Work Action Details

D.3.10 Final 09 – Building System Quick View

D.3.11 QC05i – Section Details with Inspections

Appendix E. BUILDER Business Rules

E.1 Purpose

E.2 Endstate

E.3 Common Criteria

E.4 Inspect / Business Rule

E.5 Real Property Information Model (RPIM) Code Description

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E.5.1 RPA Type Code

E.5.2 Facility Construction Type Code

E.5.3 Operational Status Code

E.5.4 RPA Interest Type Code

Acronyms and Abbreviations

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Tables Table 1: Supply Facility Category Codes to Exclude Table 2: BUILDER User Permissions and Associated Courses Table 3: Standard Section Detail Comments Table 4: Inspect Business Rule Table 5: RPA Type Code Table 6: Facility Construction Type Code Table 7: Operational Status Code Table 8: RPA Interest Type Code

Figures Figure 1: Overview of BUILDER Activities Figure 2: What is Sustainment Figure 3: Sample BUILDER Component Degradation Figure 4: JMC BUILDER Sustainment Timeline Figure 5: Qualifying Events That May Dictate a Need for Updating BUILDER Inventory Figure 6: BUILDER Sustainment Decision Tree Figure 7: Add New Building - Validate Building Number Figure 8: Add New Building - Determine Building Systems Figure 9: Add New Building - Add Comments Figure 10: Add New Building - Access Inspection Page Figure 11: Replacing Assets - Find the Unit in Dropdown Menu Figure 12: Replacing Assets - Delete Section Figure 13: Replacing Assets - Add the New Component Figure 14: Install a New Asset - Add Year Installed Figure 15: Building Renovations - Add Comment Figure 16: Building Renovations – Add Section Figure 17: Add New Section Figure 18: Adjust Inventory Quantity Figure 19: New BRED Inventory Tree Figure 20: Entering Asset Rebuilds – Add Inventory Comments Figure 21: Year Installed Figure 22: Details Tab Figure 23: Inspections Tab Figure 24: Comments and Images Figure 25: Inspections Tab Figure 26: Adding a New Inspection After an Environmental Impact Figure 27: Red Inspection Radio Button Figure 28: Add a Comment Figure 29: Add Photo of Distress Figure 30: JMC BUILDER Sustainment Prioritization Process Figure 31: RPC Report with Category Code, RP Operational Status Code, PRV, and BCI columns highlighted in yellow Figure 32: Screenshot of the Filter in the QC05i Systems Figure 33: Example of a Component Requiring Section Details Figure 34: Estimated Date Decision Guide Figure 35: Steps to Request BUILDER Access Figure 36: Create New Account Button Figure 37: New Account Screen Figure 38: SMS Learning Management System Dashboard Figure 39: SMS Learning Management System Courses Figure 40: SMS Learning Management System Training Course Enrollment Figure 41: Training Course Description Figure 42: SMS Learning Management System Reassessment Videos Course Enrollment Figure 43: Navigation Figure 44: Example of Matching File Names for BRED and Bredpackage Figure 45: Open the BuilderRED File Figure 46: Open Inspection Database Figure 47: Select Your Name from the Dropdown Menu

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Figure 48: The 14 building systems in the ASTM International Uniformat II/WBS Figure 49: Editing Component Size Figure 50: Edit Equipment Category and/or Component Type Figure 51: Save Equipment Category Figure 52: Section Details Record Figure 53: Add Detail Figure 54: Find Section Name Figure 55: Edit Section Name and Save Figure 56: Section Details Record Figure 57: Opening Section Details Figure 58: Add Detail and Save Figure 59: Attaching a Photo to BRED Figure 60: Add New Image to Pending Figure 61: Generating BUILDER Reports - Navigate to Site Level Figure 62: Generating Builder Reports - Select Reports in Dropdown Menu Figure 63: Generating BUILDER Reports - Run Report Figure 64: Generating BUILDER Reports - Save as Excel File

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1. Introduction

For years, the Department of Defense (DoD) has been plagued with insufficient funding necessary to support aging facilities and infrastructure. Sustainment, Restoration and Modernization (SRM) requirements have been historically underfunded, forcing the Services to accept risk to mission within their respective real property portfolios year after year.

Joint Munitions Command (JMC) has some of the oldest facilities in the U.S. Army’s Organic Industrial Base (OIB) and relies on Government and Contractor personnel to operate and maintain the aging infrastructure. As such, JMC personnel must sustain accurate BUILDER data as a critical element in the Army’s OIB modernization strategy, annual Facility Investment Planning, and installation readiness reporting to provide commanders the most accurate picture possible of the health of their facilities.

1.1 Purpose of the Guide

The purpose of the document is to provide guidance on how to implement a standardized approach to BUILDER data sustainment for JMC with alignment to the Deputy Chief of Staff (DCS), G-9, and the SMS Mission to “… assist DoD and U.S. Army leadership with information about real property asset condition, functionality, and remaining service life.” According to the Army’s Engineer Research and Development Center, Construction Engineering Research Laboratory (ERDC-CERL) and DCS, G-9, BUILDER provides the capability to:

▪ Implement objective, repeatable facility condition assessments

▪ Forecast asset degradation and identify the right time to invest to maintain facility/asset performance

▪ Enforce consistent condition and investment practices across the Enterprise

▪ Support development of a strategic approach to facility investments

Figure 1: Overview of BUILDER Activities

The overarching assumption of this Guide is that JMC installation BUILDER data meets the current “Army BUILDER SMS Inventory and Assessment Guide” standards for quality and completeness. Any buildings that were excluded from the initial BUILDER implementation due to size (< 1,000 Square Feet (SF)), new construction, ongoing renovations or funding constraints, should also be captured in BUILDER to properly represent the installation’s full Real Property inventory and condition. Prior to implementing this Sustainment Guide, all BUILDER data shall meet the standards outlined in the [Assessment Guide] as directed by DCS G-9.

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1.1.1 Definition of BUILDER Sustainment

JMC defines BUILDER Sustainment as a process for maintaining the quality and integrity of the SMS data through periodic asset inspections; adding, removing, and updating data from completed projects or planned maintenance; and applying a prioritized, risk-based approach to keeping data current in support of condition-based capital investment and facility modernization planning for the U.S. Army’s OIB.

Figure 2: What is Sustainment

1.1.2 Current State of BUILDER

According to ERDC-CERL (Annex I to IMCOM OPORD 22-012), the initial BUILDER assessments established the baseline facility inventory and condition utilizing the Direct Condition Rating (DCR) criteria (Green +/-, Amber +/-, Red +/-) for all components to establish the Building Condition Index (BCI).

BUILDER’s algorithm continuously adjusts the asset’s condition rating in the BCI by using a lifecycle degradation curve. This enables the data to stay current, assuming the component or asset “receives regular preventative maintenance and degrades according to average lifecycle curves.”

Figure 3: Sample BUILDER Component Degradation

BUILDER data must be sustained to ensure the accuracy of its metrics such as BCI, Facility Condition Index (FCI), etc., which JMC and Army Senior Leaders are using in master planning activities.

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JMC BUILDER Data Sustainment Current Assumptions

▪ Initial BUILDER inventory and assessments have occurred at JMC installations

▪ Facilities that were not included in the initial implementation of BUILDER will be captured through a dedicated AMC/G4 assessment contract

▪ All BUILDER data meets current “Army BUILDER Inventory and Assessment Guide” standards for quality and completeness

▪ Regular preventative maintenance is occurring for assets at routine intervals to the greatest extent possible

▪ Asset degradation has occurred in conjunction with “normal” operations and maintenance parameters

1.2 Roadmap for JMC BUILDER Sustainment

This Guide provides a roadmap for JMC BUILDER Sustainment to drive ongoing data integrity. Whether the user has extensive BUILDER experience or is just beginning in their role as a BUILDER POC, this Guide will highlight the resources, training, and required annual activities to meet JMC’s BUILDER sustainment goals. Program Roles and Responsibilities are detailed in Appendix B.

1.2.1 Foundational Sustainment Activities

It is important to highlight the context of two foundational Sustainment activities and their source information. The first activity is to update BUILDER information for JMC buildings. The Army BUILDER Inventory and Assessment Guide is the official document to be followed when updating BUILDER. The second activity is prioritizing building reassessments for JMC. Guidance for this task is discussed primarily in this BUILDER Sustainment Guide.

It is understood that the reader can refer to both guides to support the mutual success of both inventory updates and prioritizing reassessments. All installations shall follow the "BUILDER Business Rules" as defined in Appendix E to identify the proper Real Property Asset (RPA) Type Code and other qualifying RP criteria for assets to be entered in or excluded from BUILDER.

1.2.2 Milestones for JMC BUILDER Sustainment

The JMC BUILDER Sustainment Timeline (Figure 4) depicts the key sustainment activities that must occur in Q1-Q3 of each fiscal year (FY) October-June. These BUILDER sustainment activities will support JMC, AMC, and the Army’s mandatory Real Property reporting to the Office of the Secretary of Defense (OSD) that occurs on 30 September each fiscal year.

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Figure 4: JMC BUILDER Sustainment Timeline

Each year, CERL will run the Annual Work Plan for the Army (DCS, G-9) on 1 August to produce the FCIs required in the annual OSD report. Therefore, all data sustainment activities outlined in this Guide must be complete by the Installation POCs and validated by HQ JMC no later than the end of the third fiscal quarter (30 June) per DSC, G-9.

Note: Any BUILDER update completed after 30 June may not be included in the G-9 annual work plan.

Section 2 provides guidance on conducting sustainment activities, including qualifying sustainment events that drive inventory updates. Real Property inventory should be updated in BUILDER when asset conditions change. This could be due to:

▪ New construction / completed repair projects

▪ Removal, replacement, or addition of assets / components

▪ Demolition

Section 3 of this Guide details critical steps to prioritization and sequencing of BUILDER data sustainment activities, to identify the most mission-critical facilities and systems for JMC that will require building-level reassessment. As depicted in Figure 4: JMC BUILDER Sustainment Timeline, it is recommended that development of this prioritized reassessment list should be completed by 1 November and reviewed annually in Q1 to validate what assessments have been completed and what facilities remain for the coming year.

Additional support material is contained in the Appendices, including Quality Control (QC) best practices, BUILDER Roles and Responsibilities, Training for BUILDER and the BUILDER Remote Entry Database (BRED) software, and how to download useful custom reports in BUILDER.

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1.2.3 Resources

Several resources are available to assist Installation POCs with BUILDER.

The AMC G4 SMS Support desk (buildersmssupport@jacobs.com) can provide a wide variety of BUILDER services. These services include assisting the installations with collecting asset inventory and condition assessment data, creating custom reports or analyzing BUILDER data to assist in project funding justifications. The support desk can also answer technical questions regarding implementation of the Inventory and Assessment Guide, or this Sustainment Guide.

Additional support can also be found at ERDC-CERL SMS Support (SMSSupport@erdc.dren.mil) for technical issues with BUILDER.

Guidance documents:

▪ DCS, G-9 Installations, Real Property Asset Management Office, SMS BUILDER Sustainment Guidance

▪ HQ IMCOM OPORD 22-012 BUILDER Sustainment Plan (CUI), including all Annexes

▪ ERDC-CERL TN-06-1

mailto:buildersmssupport@jacobs.com?subject=BUILDER%20Support%20Request mailto:SMSSupport@erdc.dren.mil?subject=BUILDER%20Technical%20Support

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2. Updating BUILDER Inventory

Once an installation’s real property inventory is entered in BUILDER, the SMS algorithms immediately begin to degrade the assets over time, based on age and condition, essentially sustaining itself. The prioritization (filtering) process outlined in Section 2.1 provides step-by-step instructions for identifying JMC’s critical facilities for reassessment within a five-year timeframe to meet DCS, G-9’s intent for sustainment. However, there are several new or updated real property inventory “qualifying events” that represent the minimum data sustainment requirements that shall also be managed annually for each installation.

2.1 Qualifying sustainment events

Although BUILDER provides daily updates to the CI, certain “qualifying events”–as shown in Figure 5:

Qualifying Events That May Dictate a Need for Updating BUILDER Inventory–may dictate a need for updating the BUILDER inventory that render the BCI inaccurate. For example, as new components are installed, the old component data should be removed from BUILDER and a new component section created in its place.

Figure 5: Qualifying Events That May Dictate a Need for Updating BUILDER Inventory

Similarly, new building construction or renovations must be added to BUILDER following the Government’s acceptance of the work or when work items are completed. DCS, G-9 and CERL are developing a linkage between BUILDER and General Fund Enterprise Business System (GFEBS) to capture completed work, but until that system integration is deployed, updates to BUILDER must be accomplished manually.

It is important to become familiar with the BUILDER Inventory and Assessment Guide and review the U.S.

Army BUILDER Reassessment Videos at https://training.sms.erdc.dren.mil before adding or editing data in BUILDER or BRED. Choosing the correct system, component, and year installed is critical for BUILDER to establish the proper degradation curve and for CI to plan and budget for the future. An accurate inventory and assessment process takes time and cannot be rushed. Be aware that some components require “section details”, photos, or specific comments. For more information on available training, please see Appendix C.

Drawings are enormously helpful during this process to keep track of spaces within the building, verify space configurations and size, and ensure that current room names or uses are consistent with the drawing. This is a good opportunity to update existing drawings as needed.

When working with existing data, do not assume all the data is accurate, complete, or all components have been collected. It is important to review all sections in the space/area/room during the reassessment. BRED will auto populate the Year Installed based on several factors; therefore, it is extremely important to review and correct this field when adding new sections.

https://training.sms.erdc.dren.mil/

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It is important to think about complementary components within a system that may be missing or require an update. For example, assessment of a boiler should also include its associated hot water pump and piping, a multi-story building will have stairs and railings (and maybe an elevator), and a roof will have more than just the covering. It should include the support framing and may have a roof deck that are all assessed separately in BUILDER per the Inventory and Assessment Guide.

Figure 6 depicts CERL’s decision tree regarding specific events that may occur during the lifespan of an asset/component. Each event drives a data sustainment action within BUILDER as detailed in the figure.

The remainder of this section will focus on specific actions to take when adding or modifying BUILDER’s inventory (and inspections) using BRED for the following conditions:

▪ New building construction

▪ Asset replacement

▪ New asset installation

▪ Building renovations

▪ Asset rebuilds

▪ Environmental impacts

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Figure 6: BUILDER Sustainment Decision Tree

2.2 Adding New Building Construction or a Change in Real

Property Status

2.2.1 Overview

Adding a building to an installation’s BUILDER inventory first requires Form 1354 to be processed and GFEBS updated. New Real Property assets meeting the Army BUILDER Business Rules will be updated in BUILDER in the quarterly HQIIS topload. Similarly, if a previously Outgranted or Leased building is being transferred to Government ownership, it should be added to BUILDER as a new building.

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Figure 7: Add New Building - Validate Building Number

2.2.2 Action Steps

1. To add inventory to a new building, a BRED file must be exported from BUILDER. Use a tablet or other portable device for use at the building. The BRED file can be exported by building and by system as needed to ensure only the desired buildings and systems are being updated in the file.

2. There are various methods to physically approach a building to add new inventory to an unpopulated BRED file, but the best method is a methodical approach. Work around the exterior of the building first and populate the systems starting with A10 and working through E10. This may take several passes to ensure all systems have been collected in accordance with (IAW) the BUILDER Inventory and Assessment Guide. Direct condition ratings and inventory comments are added during the inventory collection process.

3. The interior should be approached room by room and always in the same direction within the room (clockwise or counterclockwise) and in the same sequence, such as floor, wall, and ceiling. A consistent approach helps avoid components being missed. If more than one person is conducting the updates, it is a best practice to assign either specific areas/floors or specific systems to each person to avoid duplication of work and data.

4. Open the exported BRED file and compare the building number to the number on the building. Take a good representative photo of the building that will be added to “Images” (at the top of the screen), ensuring that the photo is attached at the building level. Refer to Appendix C.3.3 Adding or replacing photos in BRED.

5. Measure the exterior of the building to verify the SF in BRED and confirm the year built is correct.

Real Property data at the Building Level in BUILDER is populated from Headquarters Installation Information System (HQIIS).

Note: DO NOT change any building-level data. Changes to building information require building-level comments and modifications to HQIIS and GFEBS and should be coordinated with the Real Property Accountability Officer (RPAO).

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Figure 8: Add New Building - Determine Building Systems

6. Select the “+” symbol to the left of the Building number to reveal the available building systems.

Starting with A10, determine if the building has a slab on grade. Click on the + next to A10 Foundations, then select “Add Section” at the top of the page. Choose the proper Equipment Category and Component Type from the dropdown menus, then add a quantity and verify the Year Installed is correct (modify the Year Installed as needed).

7. Before selecting “OK”, add a current inspection by clicking the box toward the bottom of the “Add New Section” window. The clipboard to the right of the inspection date allows the user to add the distress to the inspection comments if the rating is Amber+ or lower.

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Figure 9: Add New Building - Add Comments

8. If the component is not visible for inspection or there are other section comments that need to be added, click the “Comments” box next to the “Component Type” field. (To add or edit comments after the component section has been added, click on “comments” at the top of the screen.)

Figure 10: Add New Building - Access Inspection Page

9. If the Direct Condition Rating or comments were not added while adding the component-section information, the inspection page can be accessed by clicking on “Inventory” in the top left corner of the screen and choosing “Inspections” from the dropdown menu.

10. Per the BUILDER Guide standards, all inspections with an Amber+ or lower rating must include a photo. This is accomplished on the “Inspections” screen where the Direct Condition Rating (DCR) and/or comment can be reviewed as well. (Refer to Appendix C.3.3 Adding or replacing photos in

BRED).

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Proceed as described in Action Steps 1-10 above for every component in the building, following the rules provided in the BUILDER Guide for sectioning and ratings. Note that new construction (or any building not previously captured in BUILDER) should include all 14 building systems and their associated “in scope” components (per Army standards).

Note: Much of the new construction inventory can be added to BUILDER (using BRED) from the building’s as-built drawings, equipment schedules, or even Building Information Models (BIM).

2.3 Replacing Assets

2.3.1 Overview

Assets will be replaced at various times over the life of the building, and some may be replaced multiple times. It is important to keep BUILDER up to date to allow the system to generate complete and accurate metrics and work items.

It is best to have the invoice or work order on hand when entering the information on the new component, especially if the new component requires section details. Often times components are installed in such a manner that the data plate is difficult to see to record BUILDER’s required details.

In this example, an existing make-up air unit is being replaced.

2.3.2 Action Steps

Figure 11: Replacing Assets - Find the Unit in Dropdown Menu

1. First, find the unit in the dropdown menu in BRED. Review photos and section details to verify that the correct unit is selected.

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Figure 12: Replacing Assets - Delete Section

2. Once the unit has been verified, click on “Delete Section” at the top of the window. A pop-up box will appear “Are you sure you want to delete this section?” Click “OK”, and the component section will drop off the list.

Figure 13: Replacing Assets - Add the New Component

3. To add the new component, click on the system component, then “Add Section”. Choose the correct Equipment Category and Component Type from the dropdown menus in BRED, then enter the quantity and the Year Installed. Click “yes” on the pop-up box “Are you sure of this date?”

4. Follow the Army BUILDER SMS Inventory and Assessment Guide to determine if section details, photos, or a Direct Condition Rating (DCR) is needed. For specific how-to instructions, refer to Appendix C.3.2 Editing an Inventory Record in BRED.

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5. All new components that require a DCR will be given a G+ rating per Army standards.

Note: This is a two-step process; “Delete Section”, then “Add Section.” It is important to completely delete the old component before adding the new component. DO NOT simply edit the old data in BRED to reflect the new inventory since doing so would not remove the previous inspections.

2.4 Installing a New Asset

2.4.1 Overview

Changing missions or requirements in a space may require that additional components be installed. From new panelboards, air conditioning units, a new office area, or an entire addition, all new components must be added to BUILDER to keep the inventory up to date for sustainment.

Invoices, work orders, material lists, and contractor bids are all good documentation to have on hand when entering new data. Some preliminary data entry may be accomplished in the office prior to field verification, especially if the list of new components to be entered is extensive.

2.4.2 Action Steps

Figure 14: Install a New Asset - Add Year Installed

1. Refer to Section 2.2 New Building Construction / Change in Real Property Status for the steps needed to add new sections. Keep in mind that some new components may have complementary systems that have been added to support the new component such as ductwork, piping, or branch wiring.

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2. Follow the Army BUILDER SMS Inventory and Assessment Guide on Section Naming conventions for new assets when the same asset type already exists in the building.

3. When entering new data, BRED makes calculations on certain equipment types to arrive at the “Year Installed”. If the Year Installed is estimated by BRED, the box will be highlighted yellow.

4. A common error is failing to change the Year Installed and uncheck the “Estimated” box.

2.5 Entering Building Additions

2.5.1 Overview

Entering building additions into the inventory on an existing building follows the same steps outlined in Section 2.2: New Building Construction / Change in Real Property Status. However, section names will start with ADDITION on every component section in the new space and the Year Installed must be the same for all sections named ADDITION.

2.5.2 Action Steps

These action steps are described in Section 2.2 New Building Construction / Change in Real Property Status.

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2.6 Entering Building Renovations

2.6.1 Overview

A renovation can be a combination of asset replacements and new asset installations. It can encompass a single room, multiple rooms, an entire floor, or an entire building. It is important to keep in mind that a renovation is not for a replacement of a few components in a space, but rather a rejuvenation of the entire space.

Invoices, work orders, material lists, and updated drawings are all good documentation to have on hand when entering renovation data. Some preliminary data entry may be accomplished in the office prior to field verification, especially if the list of new components to be entered is extensive.

All component sections for a renovation will have the same date and the same section name, whether it is a single location (e.g., BREAK ROOM) or multiple locations (e.g., OFFICES).

2.6.2 Action Steps

Figure 15: Building Renovations - Add Comment

This is an example of a women’s restroom renovation completed in 2023.

1. First, add a building-level comment (select the “Comments” icon from the toolbar) indicating the renovation area and year while at the building level within the tree.

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Figure 16: Building Renovations – Add Section

2. As shown in the expanded BRED tree, none of the restroom components were sectioned separately as WOMENS RESTROOM, therefore, existing data will need to be adjusted for the renovation. It is important to have a systematic approach to add new data while adjusting existing data.

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Figure 17: Add New Section

3. Add the first new section and rating as needed, moving down through each component to cover the full extent of the renovation. Make sure to include the appropriate section name for each

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Figure 18: Adjust Inventory Quantity

4. Next, adjust the existing inventory quantity to update the remaining partitions that were not renovated.

5. Continue in this manner until all components for the renovation have been entered and the existing quantities have been adjusted.

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Figure 19: New BRED Inventory Tree

This is the new BRED inventory tree after the example renovation has been entered. Notice that not all equipment categories were affected. In this example, the ceiling and piping were not updated; therefore, the original data remains the same, and new sections were not added.

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2.7 Entering Asset Rebuilds (inventory and inspection updates)

2.7.1 Overview

Replacing an asset is not always the best option for renewal. Replacements can be costly, and space or room configurations can also have significant impacts on the ability to replace an entire component.

Rebuilding an asset is a viable option in lieu of replacement and will change the component’s condition.

Pumps, boilers, chillers, and air handlers are examples of some of the mechanical equipment that can be rebuilt or overhauled.

When a rebuild has occurred, the information must be updated in BRED.

2.7.2 Action Steps

Figure 20: Entering Asset Rebuilds – Add Inventory Comments

1. Find the desired component section in the file and add inventory comments detailing the work that was completed.

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Figure 21: Year Installed

Figure 22: Details Tab

2. Update the Year Installed to the date that the work was completed and then change the year in the section details to match.

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Figure 23: Inspections Tab

3. Switch to Inspections and select the date of the rebuild and add a new G or G- inspection, aligned with the DCR guidance in the BUILDER Inventory and Assessment Guide and the extent of the rebuild.

Figure 24: Comments and Images

4. Then add Comments and Images to the new inspection event.

Many repairs can also fall into this category as a renewal that can change component condition. Missing roof shingles, broken acoustical ceiling tiles, broken light covers, missing blanks in panelboards, and damaged walls are just a few examples of distresses that can be repaired to change the component rating for the better. Read the inspection comment carefully to verify that the documented distress was

Final 29 remedied by the repair before adding a new rating, and then follow the steps as outlined above if a significant enough portion of the component was repaired to qualify as an Asset Rebuild.

2.8 Entering Environmental Impacts (inspection updates)

2.8.1 Overview

Seasonal sun, snow, ice, and rain as well as extreme weather events such as hurricanes, tornadoes, flooding, hail, and ice storms can contribute to the premature deterioration of building components.

Depending on the severity of the season or event, roofs, doors, and other exterior components should be monitored after each event or extreme season.

Interior components can be affected by the environment as well. Look for improperly sealed exterior windows, poorly functioning HVAC units and dripping pipes which can all cause moisture buildup or other degradation on the inside of the building.

It is important to monitor conditions after any event and update the component condition as needed.

When changes to condition do occur, add a new rating to BRED.

2.8.2 Action Steps - Reviewing a DCR in BRED

Figure 25: Inspections Tab

1. To determine if there has been a change in condition, click on Inspections to view the current Direct Condition Rating and the date it was entered. Comments and Images (if any) must also be reviewed to determine if a new inspection is needed.

2. If a change in condition has occurred, add a new inspection with comments and a new photo (if the rating is Amber+ or lower).

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2.8.3 Action Steps - Adding a New Inspection

Figure 26: Adding a New Inspection After an Environmental Impact

This example shows how to add a new Red inspection after an environmental impact.

1. Click on the “+” icon.

2. The current date will appear. Click OK.

Figure 27: Red Inspection Radio Button

3. Click the radio button next to Red.

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Figure 28: Add a Comment

4. Add a Comment, following the BUILDER manual guidelines for proper distresses and comment structure.

5. When the Comment is complete, click the green check mark.

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Figure 29: Add Photo of Distress

6. Add a photo showing the distress by clicking on Images. Choose the photo from your gallery, and then click All Pending.

Updating BUILDER data after normal preventative maintenance or service calls is another critical aspect of sustaining the BUILDER data. BUILDER is designed to provide building maintenance technicians with the ability to update building data as they are performing normal preventive maintenance rounds or responding to service requests. BRED is a standalone field tool designed for use with BUILDER that does not require an internet connection while working in the field.

Reference Section 3.4 of the DCS, G-9 Sustainment Guidance for additional suggestions of when BRED should be used for BUILDER sustainment.

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3. Prioritizing BUILDER Reassessments

With the initial BUILDER implementation complete, JMC Installations shall implement a prioritized approach to reassessment of 100% of their critical facility inventory over five years to minimize cost and resource impact on manpower constrained DPWs. Assessments of existing facilities shall be limited to the seven critical building systems as follows:

B30 – Roofing

D10 – Conveyance

D20 – Plumbing

D30 – HVAC

D40 – Fire Protection

D50 – Electrical

E10 – Other Real Property Equipment Note: For D10 through E10, only components that require Section Details per the Army BUILDER SMS Inventory and Assessment Guide should be included in the data sustainment plan.

3.1 Prioritizing JMC BUILDER Sustainment requirements

Keeping the BUILDER data relevant and effective JMC Installations shall consider a mission-oriented, risk-based approach to prioritizing their BUILDER sustainment activities.

To reduce the cost of reinspecting 100% of the facilities at each installation, additional criteria have been developed and adopted to focus on the most mission-critical facilities and systems in the inventory.

3.2 JMC BUILDER Sustainment Guidelines

Installation BUILDER POCs shall follow the BUILDER Sustainment Decision Tree (Figure 30) to identify a list of facilities to be reassessed with the goal of 100% of the facility inventory (that meets the Decision Tree criteria) being inspected once every five years. New inventory (new construction, renovations, etc.)

and completed work items shall be updated annually and should include all 14 building systems and associated components as is detailed in Section 2 of this Guide.

Only those assets with Section Details

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Figure 30: JMC BUILDER Sustainment Prioritization Process

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3.3 Identify Facilities for Sustainment Activities (Reassessment)

3.3.1 Overview

The qualifying events outlined in Section 2.0 describe the various scenarios in which BUILDER facility inventory shall be updated. This Section focuses attention on developing a prioritized list of existing facilities requiring Sustainment Activities (reassessment) over a 5-year period.

3.3.2 Action Steps

1. "Sustainment activities” assumes the building has been previously assessed in accordance with (IAW) the BUILDER SMS Inventory and Assessment Guide. If the building is new to the inventory, proceed with a “full” assessment (all 14 systems) of the entire building. (Adding new construction to BUILDER via BRED is outlined in Section 2.2 of this Guide). Therefore, Step 1 is to navigate to the “Custom Reports” menu in BUILDER (at the Site level) to run the Real Property Comparison (RPC) report and export it to MS Excel. (See Appendix D for details on running reports in BUILDER.)

2. Coordinate with Facilities Engineering to determine if the building is programmed for Demolition. If yes, exclude it from BUILDER sustainment activities. If not, continue with Step 3.

Figure 31: RPC Report with Category Code, RP Operational Status Code, PRV, and BCI columns highlighted in yellow

3. Using the “Filter” tool in Excel, select the following from the Real Property Comparison report:

1) BCI of Green (86-100) and Amber (70-85) scores (remove Red (0-69) and Blanks)

Note: A blank BCI indicates the building requires a full assessment (or a more thorough analysis of the data) is required.

Contact AMC G-4 SMS Support for assistance in these cases.

2) Plant Replacement Value (PRV) greater than $250k

3) RPA Operational Status Codes Active (ACT) and Semi-active (SEMI) only

4) All Facility types (Category Code Description) to include Maintenance and Production, Operations and Training, Medical, Administrative, Housing and Community Support

a. Exclude all “Supply” facilities with the following Category Codes as shown in Table 1: Supply Facility Category Codes to Exclude.

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Table 1: Supply Facility Category Codes to Exclude

CATCD Real Property Asset

14133 Shipping And Receiving Building

14140 Care And Preservation Shop

14150 Box And Crate Shop

14160 Blocking And Banding Facility

14172 Storage Facility, Secure

41210 Liquid Storage Nonpropellant

44110 Storage Building, General Purpose, Depot Level

44130 Controlled Humidity Warehouse, Depot Level

44135 Hazardous Material Storage, Depot Level

44150 Flammable Material Storehouse, Depot Level

44160 Radioactive Storage Warehouse, Depot Level

44180 Open Warehouse, Depot Level

44181 Vehicle Storage Facility, Depot Level

44182 Vehicle Storage Building, Depot Level

44217 Acetylene Storage Facility, Installation

44220 Storage Building, General Purpose, Installation

44222 Storage Shed, General Purpose, Installation

44223 Arms Building For Battalion And Above

44224 Organizational Storage Building

44226 Covered Storage Building, Installation

44228 Hazardous Material Storage Building, Installation

44230 Controlled Humidity Warehouse, Installation

44240 Flammable Material Storehouse, Installation

44260 Radioactive Storage Warehouse, Installation

44262 Vehicle Storage Shed, Installation

44263 Vehicle Storage Building, Installation

44288 Installation Storage Other Than Depot Or Organizational

45110 Open Storage Area, Depot Level

45210 Open Storage Area, Installation

74080 Self-Storage Rental Facility

14121 Missile Launcher And Storage Building

21640 Inert Storage (Munitions Operations Support) Facility

42107 Earth Covered Magazine (ECM)

42181 Above Ground Magazine

42184 Service Magazine

42186 Ammunition Storage Building, Depot Level

42235 Ready Magazine, Installation

42283 Ready Munition Storage

42311 Liquid Propellant Storage, Ammunition, Tank

42510 Ammunition Storage Pad

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Figure 32: Screenshot of the Filter in the QC05i Systems

4. Navigate back to the Custom Reports menu in BUILDER, select the QC05i report, Run the report, and Export to Excel (the report must be run at the Site or Complex level within BUILDER).

a. As shown in Figure 32: Screenshot of the Filter in the QC05i Systems, manually filter for all buildings identified in Steps 1-3.

b. Filter out all systems except:

c. Refer to the BUILDER SMS Inventory and Assessment Guide to determine which components require Section Details as shown in Figure 33 Example of a Component Requiring Section Details.

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Figure 33: Example of a Component Requiring Section Details

5. Conduct reassessment IAW the BUILDER SMS Inventory and Assessment Guide of the resulting buildings and components.

All required reassessments should be completed within five years.

Per DCS, G-9 guidance, Installations must complete reassessment on at least 20% of the inventory annually.

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Appendix A. BUILDER Data Quality Control Procedures

A.1 Quality Control

The goal of QC is to maintain data integrity, consistency, and confidence by ensuring that all business rules are adhered to and the data is complete and accurate. Key areas of focus include ensuring that the building inventory is complete, and all systems are accounted for, dates are accurate or reasonably estimated and quantities are within tolerance. To perform QC, you must be very familiar with the Army Inventory and Assessment Guide (June 2019) and the component catalog.

A.2 How to Conduct a QC Review

A.2.1 Step 1: Building-Level Review

A.2.1.1 Real Property Validation

Ensure all real property information contained in BUILDER is Real Property Information Model (RPIM) compliant. Also, ensure it complies with the use of GFEBS as the only approved system of record for the Army which feeds HQIIS. This can be accomplished by comparing the real property data from GFEBS to the BUILDER Final 09 Building Systems Quick Check report to validate:

▪ Real property Building list matches BUILDER data

▪ Building Status

▪ Building Area (SF)

▪ RPUID match

▪ Category Code

▪ Year Built

▪ Number of floors Note: See Appendix D for guidance on running reports in BUILDER.

A.2.1.2 CRV vs PRV comparison

This review can be accomplished using the Final 01 report from BUILDER Custom Reports.

Component Replacement Value: Computed based on assets present in BUILDER; Potential flag if the value is an order of magnitude higher or lower when compared to PRV.

Plant Replacement Value: PRV is top loaded into BUILDER from HQIIS. For the purposes of reviewing BUILDER data, this check applies to vertical buildings.

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A.2.1.3 Building Comments

Each building should have a comment at the building level that covers:

▪ Missing Systems: None or list as: A20, C20, D10, etc.

Note: Be sure to list them in order with a comma and space between each system.

▪ Renovation Dates: None or date renovations were completed.

▪ Areas Not Accessible: None or explain why areas are inaccessible (i.e., SCIF, under construction, HAZMAT present, etc.).

- Include comment on roof accessibility.

▪ Drawings Provided: Yes/No or other.

▪ Other: None or add any additional pertinent Building-Level comment.

A.2.1.4 Building Photos

Each building should have at least one exterior photo that shows the entire front elevation.

A.2.2 Step 2: Building Systems Review

The BUILDER Final 09 report should be used to validate that all systems are accounted for in the data.

Each system will receive a System Condition Index (SCI) score if data exists for the system. If no data exists, “N/A” populates in the report. This should be compared to the Building comments to make sure the “missing systems” listed in the comments match the data. For example, a single-story building will not have Stairs or Conveyance, so the Building Level comments should indicate that, and the SCIs for those systems should be “N/A”.

Other checks to be made include:

▪ All buildings have basic systems. It should be rare for a building to not have these systems unless the usage and/or building comment explain their absence. These include:

- A10 FOUNDATIONS

- B10 SUPERSTRUCTURE

- B20 EXTERIOR ENCLOSURE

- B30 ROOFING

▪ Ensure complementary systems exist. For example, if a building has D30 HVAC, then it must have

D50 ELECTRICAL.

▪ Review SCI score. For buildings where known conditions exist, good or bad, the Final 09 provides a quick look at the condition of each system within a building to validate against known conditions.

A.2.3 Step 3: Building System Component Review

When reviewing building components, the QC05i report from BUILDER Custom Reports should be used.

This report can be downloaded in Excel for an entire site or a single complex. The QC05i contains all buildings and system component-section information, section details as well as the most recent inspection. It provides a holistic look at each building and is the primary information source for a deep-dive QC.

The following steps should be included when reviewing the QC05i.

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A.2.3.1 Component Inventory

▪ Are all systems accounted for? Filter to a single building and verify it has data for all expected systems. This can also be accomplished with the Final 09 report as a quick review.

▪ Are all system components accounted for? Within each system there will be a group of basic system components most buildings should include. Many of these are hidden and often missed by assessors, such as below-grade foundation components like strip footings and spread footings. Superstructure is also hidden in many buildings. Building utility systems piping, wiring, and ductwork are often missed.

▪ Are complementary systems complete? Since components are entered individually it is important to make sure the systems are complete. Some examples include:

- If there is a chilled or heating hot water system with circulation pumps, there will also be piping.

- If there is an Air Handler, there should be ductwork.

- A hot water boiler system will usually have expansion tanks and air separators.

- Most roof covering will have a deck that matches the roof SF quantity.

- If you have grade beams, then you will have pile caps and if you have pile caps you will have piles.

▪ Are all component selections in scope based on the BUILDER manual? Most of the incorrect entries are items that are present in the building; however, the Army only wants certain component selections used. Common incorrect entries include selecting standard slab on grade, which is out of scope, the Army uses structural slab on grade. Another common error is selecting Grounding – General (EA) instead of Grounding – Other (SF). When changing components to a selection with a different Unit of Measure (UoM), make sure to recheck quantities after saving. When entering equipment, the selections that do not contain a capacity are usually out of scope.