March_PWS_Tab_F_1_Dec_2017.docx

TAB F

REAL PROPERTY MAINTENANCE

TABLE OF CONTENTS

SECTION TITLE PARA

TECHNICAL EXHIBITS

F-TE-8…………...AF PMTLs

REAL PROPERTY MAINTENANCE

DESCRIPTION OF SERVICES

F1 Overview: Real Property Maintenance’s major responsibilities include preventive maintenance (PM) and corrective maintenance (CM) service calls for facility maintenance for all real property, Real Property Installed Equipment (RPIE), and Real Property Similar Equipment (RPSE). All work shall comply with all applicable and most current Occupational Safety and Health Act (OSHA), Environmental Protection Agency (EPA), National Fire Protection Association (NFPA), National Electric Code (NEC), National Plumbing Code (NPC), American Society of Heating Refrigeration and Air Conditioning Engineers (ASHRAE) Standards, International Building Code, Unified Facilities Criteria, (UFC), DoD, AF, federal, state and local codes and requirements, and environmental regulations as well as higher headquarters standards, guidance, playbooks, and instructions. Ensure compliance with all codes, standards, licenses, certifications, and environmental standards. March ARB has a historical district. Any work performed on the exterior of any historic facility shall be reviewed by Civil Engineering, prior to commencement. The KTR shall furnish all personnel, hand tools (to include consumable parts/materials, such as, but not limited to; drill bits, saw blades, filters, spark plugs, plow blades, gas and cylinders, etc.), equipment, supervision, administration, materials, and other items and services necessary to service equipment, facilities, grounds, pavements and utility systems as defined in this PWS except as specified in Section A-2 and F-TE-4 as government furnished property and services. All work identified in this Tab is included in the Firm Fixed Price unless otherwise specified.

F2 Personnel F2.1 Real Property Maintenance (RPM) Manager/Alternate: The KTR shall provide an RPM manager and alternate(s) who shall be responsible for the performance of the work, designated in writing and shall have authority to make decisions for the company. The RPM manager shall have no additional duties, outside the real property maintenance function. During core hours, the RPM manager or alternate shall be located on-site and be available within 30 minutes to meet on the installation with government personnel. After core hours, the RPM Manager or alternate shall maintain a communication device by which they can be contacted by the designated government representative, and have an on-site presence within one hour, 24 hours a day, 7 days a week.

F2.2 Craftsman Qualifications: All work requiring licensed or certified Craftsmen in accordance with local, state, and federal requirements, must be performed only by employees possessing the applicable licenses or certifications. Work that does not require licenses or certifications must be performed only by personnel who are proficient in the tasks normally performed by the applicable trade, as described in the Service Contract Act Directory of Occupations or other government-approved occupational descriptions. Service call work performed by employees who are performing tasks as maintenance workers, helpers, and laborers shall not be reimbursed at the full Craftsman rate for that trade.

F3 General Requirements F3.1 Disaster Response Work: In the event government property is damaged by causes of a disastrous nature, the BCE will determine the emergency actions necessary to protect government and personal property. Services will be ordered under the applicable Service Call CLIN of the contract. KTR support required for disaster preparedness exercises shall be provided as directed by the BCE IAW AFI 10-2501, Air Force Emergency Management (EM) Planning and Operations, and will be ordered under the applicable Service Call CLIN of the contract.

F3.2 Hazardous and Regulated Waste: Several of the activities undertaken in the execution of this contract will result in the generation of hazardous waste. The KTR shall comply with the Base Hazardous Waste Management Plan, AFI 10-2501, Air Force Emergency Management (EM) Planning and Operations, AFI 32-7042, Waste Management, AFI 32-7086, Hazardous Materials Management, and AFPAM 32-7043, Hazardous Waste Management Guide. The KTR shall ensure personnel handling hazardous waste and regulated materials are properly trained in a manner consistent with applicable local, state, and federal regulations.

F3.2.1 To facilitate waste handling and disposal, and ensure regulatory and Base Hazardous Waste Management Plan compliance, the KTR shall control the accumulation of hazardous and regulated wastes and establish procedures for documentation, inspection and on-site safety measures at the accumulation points for all KTR-operated facilities. The Base Hazardous Waste Mgmt Plan does not require extraordinary procedures, but rather directs a common handling system that complies with OSHA and environmental guidelines and ensures compliance with federal and state regulations.

F3.2.3 Both underground and aboveground storage tanks containing petroleum products, hazardous materials, and other regulated substances are included in "facilities." The KTR shall comply with state, federal regulations and Air Force Instructions concerning the monitoring repair, replacement and inspections of those tanks.

F3.2.4 All work pertaining to handling hazardous and regulated waste, except waste generated by, or in the performance of PM, will be ordered under the applicable Service Call CLIN. The Government will be responsible for actual disposal of hazardous and regulated waste, and costs associated therewith.

F3.3 Road Closures: The KTR shall coordinate all road closures and re-opening required in the performance of this contract with the BCE, Fire Department, Security Forces, and COR prior to start of work.

F3.4 Technical Guidance: The KTR shall provide advice and assistance to the government on all areas specified as KTR responsibilities. The KTR shall prepare related reports as required by the BCE.

F3.5 Work Involving Occupied Buildings F3.5.1 During the performance of this contract, facilities will continue to be occupied. All KTR work shall be performed in an orderly manner with minimum disturbance and inconvenience to the occupants, including advance coordination as required. The KTR shall confine and limit his operations to only those areas required for performing the work, and areas that may present health or safety hazards to building occupants or other affected personnel, must be securely enclosed, cordoned, marked or otherwise made safe. The KTR shall, on a daily basis, keep the work area, job sites and government vehicles used in the performance of this PWS free from accumulations of waste material, rubbish, tools, scaffolding, equipment, and materials. Upon completion of the job, the KTR shall leave the work area and premises in a clean and neat condition.

F3.5.2 The KTR shall submit a written request to the BCE and obtain written approval from the BCE at least 48 hours prior to scheduled interruption of utilities to any facility. The KTR shall notify the facility managers, Fire Department, and Security Forces at least 24 hours prior to scheduled interruption of utilities. The KTR shall notify the BCE, Fire Department and Security Forces within 30 minutes after all utilities have been restored.

F3.6 Unscheduled Utility Outages: The KTR shall treat all unscheduled utility outages as emergencies. The BCE, Fire Department, and Security Forces shall be notified of all unscheduled utility outages within 30 minutes of occurrence. All utilities systems shall be reset and returned to its normal operating condition within one hour of utility being placed back in service. The KTR shall notify the utility company/provider of any utility outage affecting/impacting our installation and record all utility outage in Outage Log. The KTR shall notify the BCE, Fire Department and Security Forces within 30 minutes after all systems have been reset.

F3.7 Airfield Safety: The active airfield area (consisting of all runways, including overruns, taxiways, and areas adjacent to the above) is under the control of the Chief of Airfield Management, represented by the Air Traffic Controller (ATC) on duty in the control tower. Before entering or approaching this area for any reason, the KTR shall obtain permission from the ATC. In the airfield area the KTR shall subject his operations and movements to the control of the ATC IAW AFI 13-204V3, Airfield Operations Procedures and Programs.

F3.8 Potentially Hazardous Environments and Materials: The KTR may encounter asbestos containing materials (ACM) or lead based paint during performance of this contract. The KTR shall ensure personnel have the appropriate training/certifications to perform work with potentially hazardous environments/materials to include for example, but not limited to: hazardous atmospheres, lead-based paint, and asbestos. The KTR shall provide testing and abatement of ACM and lead painted surfaces within the immediate work area required to perform corrective maintenance. Coordinate and notify all activities with Government representative in the abatement process. All work under this paragraph will be ordered under the applicable Service Call CLIN of the contract. All work related to potentially hazardous materials must be done in accordance with applicable Federal and State of California laws and regulations and in accordance with base management plans for those environments and materials. All work in these environments or with these materials must be reviewed and a determination made by the base environmental flight as to the level of NEPA environmental investigation and decision making (CATEX, EA, EIS) necessary to allow work to proceed. Documentation of the decision must be kept in the project files. This paragraph is not intended to abate large areas.

F3.9 Permitted Equipment: Any preventive maintenance work conducted on permitted equipment under the Clean Air Act, Clean Water Act, Underground storage tanks regulations, wastewater and oil water separators and storm water systems must be recorded and no new equipment may be installed on the equipment, not documented by make, model and serial number in the current construction operating permit, without written approval by the BCE CEV environmental flight. Construction and operating permits are maintained in the BCE CEV office. Equipment includes but is not limited to: Internal combustion engines, storage tanks, fueling facilities, JP-8/JP-A Hydrants, Bulk loading equipment, coating operations, fire training, indoor shooting, emission control equipment, spray booths, and char broiler. All testing of permitted equipment shall be done in accordance with the permit requirements and notification provided to BCE CEV and the regulator as required by regulator rules and shall supersede any PTML requirements.

F3.10 Work Clearance Request Form (AF Form 103): The KTR shall be responsible for processing all work clearance requests and to flag/mark utility systems and underground structures that fall under the responsibility of the BCE. From receipt of the request, the KTR shall have five business days to accomplish task per BCE work clearance policy. This falls under the firm fixed price section of this PWS.

F3.11 Computerized Maintenance Management System (CMMS) and BUILDER Training: The Air Force approved CMMS is TRIRIGA, pending implementation. Until implementation, use the Air Force approved CMMS. Training on TRIRIGA is required prior to being provided access to the application. The online TRIRIGA training module is located on the Air Force ADLS site. BUILDERTM is the primary Air Force Sustainment Management System (SMS). The online training for BUILDER can be found on the AFCEC SMS webpage.

F3.12 Warranties: KTR shall coordinate with the BCE designated personnel on the warranty process so that shops can validate calls and contractors are held accountable for warranty issues. Provide all new warranty information to the BCE designated personnel. Ensure that warranties are not voided for lack of maintenance, due to action or inactions. The KTR is responsible for contacting and coordination of all manufacture warranty repairs on all KTR installed equipment. The KTR shall notify the COR of all possible manufacture warranty issues on other installed equipment/items, e.g. roofs. KTR shall ensure all work accomplished by KTR does not void existing warranties.

F4 Work Classification/Prioritization: The KTR shall perform two categories of work: Preventive Maintenance and Corrective Maintenance Service Calls.

F4.1 Preventive Maintenance (PM): The KTR shall perform Preventive Maintenance (PM)/Recurring Work, also referred to Work Priority 2A, on all real property, RPIE, and RPSE IAW AF approved Preventive Maintenance Task Lists (PMTL), RSMeans® or otherwise provided PMTL as stated within this PWS. Only perform PM on the items listed in F-TE-6, unless specified otherwise in this PWS. AF-PMTLs supersede any commercial PMTL variants. Compulsory standards, to include ETLs, UFCs, NFPA requirements, and other AF-specific mandates are the primary drivers. They cannot be overlooked. If you see two PMTLs on the same asset, always select the AF-PMTL. New real property, RPIE, and RPSE PM will be performed as a 2a CM until added to the PM Program. Review and update PM Program annually and submit to the Government for approval. All PM is Firm Fixed Price.

F4.1.1 PM Program: The KTR shall develop PM Plans and Programs and structure the PM approach to maximize efficiency and cost benefits. Ensure all PM actions are scheduled in the Air Force approved CMMS. Preventive maintenance for assets in the PM program must be prioritized over all other forms of work, with the exception of Work Priority 1, Emergency Corrective Maintenance. The PM program shall list facility number, equipment inspected or maintained, assigned shop, inspection criteria (PMTL # or AFRC/BCE Directed action, e.g., inspect detention pond, change air handler filters), PM frequencies and estimated hours. Adhere to all manufacturers’ preventive maintenance recommendations throughout the warranty period of newly installed equipment.

F4.1.1.1 Preventive Maintenance Program Files: A Preventive Maintenance Program (PM) file for all preventive maintenance, inspections and testing shall be maintained by the KTR. Documentation for all PM accomplished shall be placed in chronological order in the appropriate preventive maintenance item folder. Documentation will include all materials used, date, time, and name of person accomplishing these actions. Documentation shall identify all discrepancies found during preventive maintenance. These records shall provide preventive maintenance, inspections, testing, and completion history for each recurring item listed in this PWS. These files and their contents are the property of the government and shall not be destroyed or removed from the installation. These files shall be available to the BCE, the COR, and the CO at all times during the life of the contract.

F4.1.1.2 Annual PM Schedule: Submit a complete PM plan to the BCE for approval within fifteen (15) days of the first and subsequent operational performance periods. The KTR shall submit all proposed changes to PM schedules to the BCE or BCE’s designated representative in advance of the scheduled dates for performance. The KTR shall update schedules as necessary to reflect all changes in equipment inventory. All records maintenance shall be the sole responsibility of the KTR.

F4.1.1.3 Monthly PM Schedule: The KTR shall prepare and submit the monthly schedule for all PM work and inspections. The KTR shall schedule all equipment items for preventive maintenance, inspection, and tests during the contract period providing for an even distribution of work.

F4.1.1.4 Completed Monthly/Annual PM Schedule: The KTR shall prepare and submit a written report of work actually accomplished during the preceding month. The report shall list the facility number, equipment inspected or maintained, assigned shop, craftsman’s name, inspection criteria, PM frequency, actual hours, date completed and any written reports specified in F-TE-3. At the beginning of each option period the BCE designated representative and KTR will jointly review the preventive maintenance accomplished over the previous twelve (12) months. The CO (with the BCEs recommendation and concurrence) will approve all additions or deletions to the PM. For any preventive maintenance work not performed as scheduled, the report shall include documentation of advance BCE approval. The KTR shall include a revised schedule in the report for any work, which was scheduled but not accomplished, and submit for the BCE's approval.

F4.1.2 Equipment failure Report: The KTR shall provide an equipment failure report to the government for each instance of premature failure for equipment, as directed by the BCE. The failure report shall include preventive maintenance preformed, warranty expiration date (if any), equipment expected life, date equipment installation, date of failure, and explanation for failure.

F4.1.3 The KTR shall enter a CM work order into Air Force approved CMMS for all discrepancies found during preventive maintenance on equipment and facilities within 2 working days.

F4.2 Service Calls F4.2.1 Customer Service (Work Control): The KTR shall provide a centralized customer service focal point to process all CM work requests. Maintain the night log for all after hours work requests. Classify work IAW AFI32-1001 Operations Management. Provide work request feedback to facility managers to include approved work priority, estimated start date. The KTR shall receive calls by telephone, in person, e-mail or in writing at the service call desk during core hours, Monday through Friday 0700-1630, excluding holidays. CM work requests (other than emergencies) shall only be accepted from facility managers or their alternates, RPM Manager, the BCE or other BCE designated representative. The KTR shall accept emergency CM calls from all base personnel. A list of personnel authorized to place CM work requests (other than emergencies) will be provided to the KTR by the BCE.

F4.3 Corrective Maintenance (CM) Service Calls/Data Input: Corrective Maintenance (CM), shall be subject to review and approval by the BCE or designated representative. CM service calls consist of sustainment and enhancement type work requirements and includes non-preventive maintenance, repair, and replacement, necessary to sustain all real property, RPIE, and RPSE assets. The KTR shall populate, maintain, update, generate, and manage all CM call data and reports in the Air Force approved CMMS. The KTR shall input a daily description of actual hours and costs, work performed with detailed remarks, including corrective actions and materials used, for all CM calls. Except as otherwise stated herein, the KTR shall input estimates for all CM calls prior to the performance of work. Billing shall be broken down by craft in tenths of an hour per CM call per craft. (CM call number A1011: plumber 10.3 hours, carpenter 2.7 hours, etc.). All CM call labor shall be paid at the applicable craft category hourly rate(s) specified under the applicable Service Call CLIN of the contract. The KTR shall document all CM call changes, including emergency verbal approvals, special conditions and references to related work orders in the remarks section of the CM form. KTR CM repair building material costs will be reimbursed, this does not include consumable parts/materials, e.g. drill bits, saw blades, filters, spark plugs, plow blades, gas and cylinders, etc. For any CM call categorized as Priority 1 or 3, which in the evaluation of the KTR is $500.00 or less in labor and materials, the KTR shall schedule and accomplish the work within the periods established in paragraph F4.4.4. If during evaluation or accomplishment of any CM call, the KTR determines the cost will exceed $500.00 in labor and materials, work shall be stopped and the BCE contacted for approval before proceeding. The KTR shall update the Air Force approved CMMS to acknowledge BCE approval. All Priority 1 and 3 CM over $500, and all Priority 2B and 4 calls, require approval by the BCE. The KTR shall invoice the government for CM calls only after completion and acceptance of all work and updates to the Air Force approved CMMS data. The KTR shall obtain a signature from the requester or facility manager (or alternate) to validate that the work was completed. CM service call work will be ordered under the applicable Service Call CLIN of the contract with the following exceptions, which are considered firm fixed price for example but not limited to: pickup and delivery of supplies and equipment; costs associated with Means estimates; purely administrative tasks, tasks associated with purchasing and scheduling materials and services, assembling materials lists, obtaining quotes, data entry, subcontract administration.

F4.3.1 Daily Schedule: Each workday before 8:30 A.M., the KTR shall notify the BCE and COR of all PM and CM work scheduled that day. Any changes to the daily schedule will be reported immediately to the BCE and COR.

F4.3.2 Work Accomplishment: Generally, the KTR shall perform CM call work in the sequence received based on the allotted time. However, it may become necessary for the Government to change the sequence and timing for work performance or completion based on unforeseen changes in circumstances. Any required changes in the sequence and timing for work performance or completion will be determined by the BCE and provided to the KTR. Such changes shall not form the basis for an equitable adjustment. Document all work changes in the remarks section of the CM form.

F4.3.3 Any CM call, which will change Government real property records, facility plans, or detail drawings, shall be individually managed. The KTR shall use scaled facility drawings indicating to scale all changes to plans, elevation, and details, as appropriate, so necessary updating of real property records, facility plans, and drawings can be accomplished. The KTR shall submit the "marked-up" scaled drawings prior to considering the job complete.

F4.3.4 End of Contract Year Service Call Approval and Completion: All CM must be approved in Air Force approved CMMS NLT the last day of the contract option year. All CM must be physically complete within 30 days of approval and must be financially closed within 120 days of approval.

F4.4 Types of Corrective Maintenance Calls F4.4.1 Unscheduled/Scheduled Sustainment Work: Corrective Maintenance is work which contributes to the sustainment of facilities to support the continued mission operations, such as non-preventive maintenance and repair CM work. Non-preventive maintenance and repair CM work is performed as a result of equipment or facility system breakdown or by detection of a malfunction or potential malfunction. All repairs will be ordered under the applicable Service Call CLIN of the contract.

F4.4.2 Scheduled Enhancement Work (4A & 4B): Work defined and prioritized by the base (may or may not be a mission priority).

F4.4.3 Miscellaneous Service Calls: Service calls which are within the overall realm and scope of the Real Property Maintenance (RPM) function, but which are not specifically called for in any section(s) of the RPM PWS. Miscellaneous service calls will be ordered under the applicable Service Call CLIN of the contract and the KTR shall obtain BCE approval prior to accomplishing the work regardless of estimated cost.

F4.4.4 Corrective Maintenance Service Call Priorities: CM service calls shall be prioritized IAW AFI32-1001 and completed within the following times:

F4.4.4.1 Priority 1 Emergency CM Work: During core hours, respond back to the customer within 10 minutes, and initiate corrective action within 30 minutes after receipt of service call, and complete/eliminate emergency situation within 24 hours. Material requirements for Priority 1 CM shall be processed the same duty day the call is received. After duty hours, respond to Emergency CM work request within 60 minutes after notification. Only those actions necessary to mitigate the emergency are accomplished on the initial work task. If additional work is required to restore complete functionality, a future lower priority work requirement will be created and executed in a time and manner consistent with requirements of similar scope and nature.

F4.4.4.2 Priority 3A – High Risk Work: This priority is often associated with follow-up work to an Emergency (Work Priority 1) that was responded to and closed. The KTR shall respond within 24 hours and complete all work within five workdays.

F4.4.4.3 Priority 3B – Medium Risk Work: The KTR shall make an initial response within five workdays and complete all routine service calls within 30 calendar days.

F4.4.4.4 Priority 3C – Low Risk Work: The KTR shall make an initial response within 15 workdays and complete all routine service calls within 45 calendar days.

F4.4.4.5 Scheduled Enhancement Work: Priority 4 is classified as enhancement. All work in this category is created via an AF Form 332 Civil Engineering Work Request (or equivalent) and is submitted to the KTR. The BCE approves all priority 4 work and sets the completion times.

F4.4.4.5.1 Priority 4A – Scheduled Enhancement Work (Modernization/Restoration Work): Work orders in this category are for facility enhancement work or are defined as work performed for which the end result is a new or higher standard (facility enhancement). Example: Replace wallpaper, replacing carpet/tile, painting, increase HVAC capacity, replacing existing items with new items for the purpose of improving the quality of the work area. Also included is work performed that results in adding new components or items to an existing facility or system, or work that substantially alters a facility or system. Example: Install new door in existing wall, build a new wall within an existing facility, installation of electrical outlets, installing carpet or tile where none previously existed, changing the use. The Contracting Officer shall make a determination that the work is within scope of the BOS contract. In no case shall modernization/restoration service calls be accomplished until the Contracting Officer has coordinated on the 332. No service call shall exceed $30,000 (labor and materials) and the total amount of modernization/restoration shall be limited to $150,000 per year. All work under this paragraph will be ordered under the applicable Service Call CLIN of the contract.

F4.4.4.5.2 Priority 4B – Enhancement Work: Work that does not contribute to sustainment or ensure continued mission operations. Work that is not mission priority, but potentially funded by others. Examples include, but are not limited to; event support (airshows) and any decorative versus operational need (signs, landscaping, status displays etc.) fall in this category.

F4.6 CM Estimating: Except as otherwise stated herein, the KTR shall input estimates for all CM calls prior to the performance of work. The KTR’s estimate for non-duty hour emergency CM calls shall be input NLT the next workday along with requests for BCE approval of overtime. For Priority 2B, 3 and 4 work, estimates shall be completed within 5 business days of CM call initiation, unless otherwise approved by the BCE. For those CM calls estimated to be between $500.00 to $1000.00, the estimate may be based on the KTR’s experience or on industry standards. If during accomplishment of any CM call, the KTR determines the cost will exceed $1000.00 in labor and materials, work shall be stopped and a Means estimate will be completed for the BCE approval before proceeding. The KTR shall update the Air Force approved CMMS to acknowledge BCE approval. All CM calls exceeding $1,000.00 require a Means estimate. It may become necessary for the KTR to develop revised MEANS estimates, changes shall be documented in the remarks section of the service call form in Air Force approved CMMS.

F4.6.1 Means Estimate: The estimate is derived from RS Means Facilities Maintenance & Repair Cost Data as the primary standard and shall be completed within 5 business days of CM call initiation, unless otherwise specified by the BCE. If this standard is inadequate, the next source for standard hours is the RS Means Construction Cost Data. The estimate shall include the line numeric coding numbers from Means, broken down steps where applicable, their hours and an itemized list of materials and costs. Craft labor hourly rates as negotiated in the contract are to be multiplied against the Means hours to compute the labor costs. Material costs may be taken from the RS Means or from actual vendor quotes. A description of any equipment rental with justification, and rental cost with basis thereof indicated. The KTR shall fully explain any assumptions used in developing the MEANS estimate. Document all assumptions in the remarks section of the service call form in the Air Force approved CMMS. The estimated workload for MEANS estimates is included in F-TE-2b F4.7 Subcontracted Work: In the event a subcontract is contemplated for which Labor Categories are established under the Service Call CLINs, the contractor will only be reimbursed for the labor rates in the contract. The contractor shall obtain three (3) quotes for material.

F4.8 The KTR shall be aware some CM calls may be canceled or not approved for accomplishment after the MEANS estimate has been developed and input into Air Force approved CMMS.

F5 Facility Maintenance F5.1 Facility Maintenance Files: A facility maintenance folder for each facility shall be maintained by the KTR. Documentation of all service calls accomplished on a facility shall be placed in chronological order in the appropriate facility maintenance folder. The records shall provide detailed maintenance and repair history for each facility. Documentation will include all materials used, date, start/stop times, and name of person accomplishing these actions. The KTR shall maintain all warranty information in this file. Any service call, which requires a MEANS estimate, shall have the estimate filed with the service call form. These files and their contents are the property of the government and shall not be destroyed or removed from the installation. These files shall be made available to the BCE, the COR and the CO at all times during the life of the contract.

F5.2 BUILDERTM Data: Before closing out work orders for replacement of equipment or pieces of equipment classified within NIST standard NISTIR 6389 as Uniformat II Level 4 or higher, the KTR shall document and deliver, at each equipment level, the specific equipment removed from service (model number and serial number), and submit the new piece of equipment information installed at every level to include all name plate data (i.e. ID Number, Equipment Type, Equipment Make, Serial Number, Model, Capacity, Manufacturer, Warranty Date, Warranty Company, Warranty Company 2, Warranty Date 2, Location, dated Manufactured, Control Type/Make, Year Installed, and any other pertinent comments), and digital pictures of a legible name plate and overall configuration for easy identification of the equipment deliver to the COR.

F5.2.1 BUILDERTM Annual Facility Condition Assessments (FCA): The KTR, accompanied by the BCE FCA appointed team, shall perform a comprehensive facility condition assessment of Real Property and RPIE on a 5-year cycle (20% of installation assets should be reviewed annually). The KTR shall enter the condition assessments into the BUILDER Sustainment Management System (SMS) database within 14 days of completing the FCA. The KTR shall become familiar and trained in the database. The required training for this task is at the Assessor level and can be attained over the internet in approximately 2 hours.

F5.2.1.1 Individual facility walk-throughs shall be conducted to verify complete and accurate BUILDER data and to conduct the FCA. The FCA team will utilize either the direct rating inspection method or the distress rating inspection method where the appropriate conditions apply. Where the component is in excellent condition or in total need of replacement, the abbreviated direct rating approach may be used. Otherwise, if component repair is warranted or possible, the distress survey method is applicable. During the inspection, the inspector shall note which components-sections are in need of repair or replacement and include detailed comment and digital photo documentation in the SMS. When using direct rating method, specific detail comments describing the rating are required to be entered when scoring is less than A-.

F5.2.1.2 The KTR shall update and/or populate the BUILDER SMS database with data collected by inventorying Real Property and RPIE facility system components that includes but is not limited to: B20 Exterior Enclosure, B30 Roofing, C10 Interior Construction, D20 Plumbing, D30 HVAC, D40 Fire Protection, and D50 Electrical. Collect equipment information for entry into the SMS. The data collected shall be targeted to ensure that proper maintenance can be performed. Component data to be captured shall include as a minimum the following: Manufacturer, model, capacity, quantity, install date, location and condition of significant system components. Other attributes that drive maintenance scheduling or level of effort shall also be captured. Photos of significant pieces of equipment, and photos of id plates if available, shall also be obtained.

F5.2.1.3 In addition to BUILDER data, the FCA team shall identify existing facility/system defects as well as defects anticipated to arise in the next five years. Properties such as age, observed condition, work order history, leakage problems and overall appearance shall be considered when making recommendations.

F5.2.1.4 Infrastructure evaluations shall include visual survey of utility system components including, but not limited to, waste water, fresh water, storm water, natural gas, electrical, petroleum storage and dispensing, and steam generation systems. Utility deficiencies shall be identified based on these visual inspections and information collected through interviews and review of other existing documentation.

F5.3 OPERATIONS

F5.3.1 Heavy Repair: The KTR shall manage and provide properly functioning and a pleasing appearance of all real property structures, interior and exterior areas at March ARB and all attached or related properties under the control of March ARB including for example, but not limited to: facilities, pavements, roads, sidewalks, and fences. Provide pavement clearance, pavement sustainment, and signage. Inventory all real property, accountable RPIE, and associated non-RPIE items IAW higher headquarters directives. Maintain and update collected data in government designated systems and databases, for example, but not limited to: BUILDER, NexGen/Tririga, as required.

F5.3.1.1 Structures: The KTR shall install, maintain, repair and perform minor alterations to all real property, Real Property Installed Equipment (RPIE), and Real Property Similar Equipment (RPSE). Fabricate and repair interior and exterior components of buildings. Maintain, inspect, repair, replace, certify, and load test items such as, but not limited to; fall arrest systems attached to a facility, fixed ladder systems, cranes, trolley rail systems, lifts and hoists. Keep a copy of the inspection report and load test certification on file and provide a copy to the Government upon request. All repairs will be ordered under the applicable Service Call CLIN of the contract.

F5.3.1.1.1 Roofing: The KTR shall perform a visual roof inspection and general housekeeping (removal of foreign debris) each year IAW Air Force Preventive Maintenance Task Lists (PMTL’s). During this visual inspection, information required for paragraph F5.2.1 may be gathered. Establish and maintain an active Roof Inspection Program. Maintain roof reporting system; conduct periodic inspections, annotate existing conditions, conduct investigations. Utilize equipment for data gathering and input data into roofing database. Maintain accuracy of data. Maintain and repair roofing systems. All repairs will be ordered under the applicable Service Call CLIN of the contract.

F5.3.1.1.2 Annual Roof Assessments: The KTR shall assess the roof using the Distressed Survey Method guidelines outlined in the BUILDER™ Condition Assessment Manual. Additional manuals for ROOFER Inventory Procedures and Inspection manual for Metal Panel Roofing, and Membrane and Flashing Condition Indexes for Modified Bitumen Roofs are located at www.dtic.mil. The assessment, to include a roof sketch and pictures of any distresses and comments, shall be uploaded to BUILDER™ roof database within 15 days of completion, and maintained IAW AFI 32-1051, Roof Systems Management.

F5.3.1.1.3 Locksmith Program: Provide locksmith services on facilities to include rekeying, repairing, maintenance, replacement, and installing new door hardware and cores. KTR shall maintain a keycode system of all facilities. The government shall have complete access to contractor managed key control system. All locksmith related work shall be ordered under the Service Call CLIN of the contract.

F5.3.1.2 Pavement Sweeping: The KTR shall check all Air Force-owned airfield pavements (runway, taxiways, ramps and aprons) daily for FOD and shall sweep 20% of the airfield pavement each day. The KTR shall arrange his daily sweeping so that all airfield pavements are swept no less than once a month. All aircraft parking mooring points and static ground points shall be clean and free of FOD. The KTR shall document each area swept daily throughout the month. Additional airfield pavement sweeping requirements, above the 20% each day, will be ordered under the applicable Service Call CLIN of the contract. The KTR shall sweep all roads and parking lots a minimum of one time per month. The KTR shall document each area swept daily throughout the month. After sweeping, pavements and curbs shall be free of dirt, debris, and foreign matter.

F5.3.1.3 Pavements: Repair, maintain, modify, and inspect paved areas including streets, airfields, walkways, parking lots, driveways, fire lanes/breaks, storage areas, and other similar surfaces. Ensure the airfield and its adjoining assets are always capable of supporting mission aircraft, including transient aircraft, unless previously approved by airfield management or other governmental agencies. Maintain, inspect, modify, and repair other road surfaces, guard rails, curbs, gutters, ditches, fences, and culverts. Maintain, inspect, repair, and clean storm drains and associated components to include for example, but not limited to: swales and outfalls. Construct, repair, maintain, and inspect fences. Submit required documents to the Real Property Manager for update of official records, upon completion of work. Perform operator maintenance on equipment. All repairs will be ordered under the applicable Service Call CLIN of the contract.

F5.3.1.3.1 Emergency Pavement Repairs: The following pavements repairs shall be accomplished as emergency service calls; Jet blast erosion on flexible pavements that remove some of the pavement material; All sudden depressions or swells on flexible and rigid pavements that in the opinion of the airfield manager are a hazard to the aircraft operations; Loose pieces of pavements caused by severe deterioration on flexible and rigid pavements that can be ingested by the aircraft engines and cause foreign object damage (FOD); All roads and parking lots with large pavement depressions such as those created by nature, collapsed sewers, water main breaks and collapsed manhole structures. All repairs will be ordered under the applicable Service Call CLIN of the contract.

F5.3.1.4 Manhole Structures: The KTR shall inspect all manholes annually. The KTR shall check for the presence of gasoline, oil, noxious or explosive gases using a calibrated meter during the inspection. The KTR shall prepare a report of all findings. Any repairs will be ordered under the applicable Service Call CLIN of the contract.

F5.3.1.5 Base Water Retention Ponds, Outfalls and Infalls: The KTR shall inspect and clear all debris, trash, leaves, branches, vegetation, and other obstructions from all base water outfall and infall grates, catch basins and openings monthly to ensure continuous flow of water. All inspections shall be documented and available to the BCE, CO, or COR upon request. Any repairs to the water outfall & infall grates or openings will be ordered under the applicable Service Call CLIN of the contract F5.3.1.6 Paint Striping: The KTR shall perform striping for roads, parking lots, crosswalks, hold lines, and stop lines. The KTR shall paint taxiways, aprons, ramps and chevrons and apply glass beads as identified by BCE. Color and type of striping (dashed, solid, single or double) are to be as currently on the roads and parking lots. All work under this paragraph will be ordered on an as required basis under the applicable Service Call CLIN of the contract.

F5.3.2. Infrastructure Systems: Manage and perform all activities and functions related to the March ARB infrastructure systems. Systems include utilities maintenance, entomology, HVAC, interior plumbing, liquid fuels maintenance, and Energy Management Control System (EMCS), Vertical Transportation Equipment (elevators), and associated tasks including for example, corrosion control and cathodic protection. Inventory all real property, accountable RPIE, and associated non-RPIE items IAW higher headquarters directives. Maintain and update collected data in government designated systems and databases, for example BUILDER, NexGen/Tririga, as required. Ensure infrastructure systems comply with the most current DoD, AF, federal, state, local requirements and environmental regulations.

F5.3.2.1 Utilities Infrastructure: Maintain, repair, replace, modify, add, and operate all AF owned electrical, water, sewer, septic, storm water and gas distribution systems. The AF owns the entire natural gas system. KTR will be required read gas, water, and electric meters monthly. Western Municipal Water District owns and maintains the water/waste (except septic) system on March up to 5 ft from the bldg. City Light and Power owns and maintains the primary electrical system om March and maintains up to the secondary side of the facility transformer. Establish a Backflow Prevention Program that identifies, investigates, and documents all cross connections and ensures backflow and cross connection surveys are conducted. Flush water distribution system annually. Perform flow tests on fire hydrants and exercise all valves to ensure proper operation. All repairs will be ordered under the applicable Service Call CLIN of the contract.

F5.3.2.1.1 Irrigation: The KTR shall maintain, install and replace, set timers, adjust, and repair existing lawn irrigation systems during the growing season.

F5.3.2.1.2 Operation of Irrigation Systems: RESERVED.

F5.3.2.1.3 Maintenance of Irrigation Systems: The KTR shall install or replace the system timers. The Grounds Maintenance contractor maintains the system itself.

F5.3.2.2 Aircraft Fire Training Facility (AFTF): The KTR shall maintain and repair the Aircraft Fire Training Facility (AFTF). The KTR will conduct two semi-annual inspections, as described in Technical Order (TO) 35E1-2-13. The KTR shall provide a written summary of conditions found during the inspections and the report should identify any foreseeable problems. Coordinate with the base fire department regarding the scheduling of inspection times. Inspections must be performed by persons with adequate training and/or state licenses in the specific systems to include the propane supply as required. Any repairs shall adhere to the repair process described in TO 35E1-2-13. All repairs will be ordered under the applicable Service Call CLIN of the contract.

F5.3.2.3 Entomology: Provide pest control activities to include for example, but not limited to: domestic and wild animal control services, monitoring, response, removal, and education programs for installation personnel utilizing a government approved Integrated Pest Management Program. Manage pest control inventory, implement proper storage practices, load inventory into Integrated Pest Management Information System (IPMIS) database and government designated replacement databases. Load inventory into hazardous material database. Maintain current material safety data sheets (MSDS), current pesticide labels, implement proper mixing practices, and develop spill management plan. Minimize or eradicate all undesirable insects, rodents and vermin from associated facilities and grounds. Trap, net, relocate, and dispose of animals. When noxious odors indicate the presence of dead rodents or other animals, locate and remove the animals and apply an effective deodorizer. Participate in the Bird Hazard Working Group and maintain the most current Bird Air Strike Hazard (BASH) standards. Protect installation personnel from vector borne diseases and medical pests (animals and plants that do not directly transmit disease pathogens but are medically important because of biting, stinging, or other annoyances including secondary skin infections). Abide by the Federal Insecticide, Fungicide, Rodenticide Act (FIFRA). Prepare reports to include, but not limited to, (1) KTRs Inspection Schedule, (2) A list of insecticides, and rodenticides to be used on this contract with analysis of active ingredients of each, (3) A list of antidotes for each poison to be used and (4) Certification that the KTR’s employee(s) responsible for entomology is qualified to perform insect and rodent control in the State of California and provide to local government personnel and higher headquarters upon request. Provide AF approved self-help insecticides to facility managers, when requested.

F5.3.2.3.1 Inspection and Service Requirements: The KTR shall prepare and submit a schedule of inspections for Pest Management. The schedule shall establish dates for every other week and monthly pest inspections and treatment of designated facilities listed in F-TE-2f. Inspections and treatment shall be scheduled and performed no more than 15 calendar days apart. The KTR shall perform an annual termite inspection on all facilities and report the presence of termites in writing, to the BCE immediately. A CM call will be initiated for termite treatment. Any new facility requiring Pest Management treatment will be ordered under the applicable Service Call CLIN of the contract.

F5.3.2.3.2 Herbicides: RESERVED F5.3.2.4 Heating Ventilation and Air Conditioning (HVAC): Maintain, repair, replace, modify, and operate HVAC systems, air handling systems, air conditioning equipment, heating equipment, gas systems, boilers/furnaces, compressed air distribution systems, control systems, real property, accountable RPIE, and associated non-RPIE and RPSE items to include for example, but not limited to, portable emergency systems. Maintain appropriate and consistent climate control throughout the base IAW Infrastructure Energy Management Policy/Plan. Ensure building temperatures are within specified ranges. The Industrial Water Treatment Program is not part of this PWS. Maintain the installations Refrigerant Management Plan. Inventory all real property, accountable RPIE, and associated non-RPIE items IAW higher headquarters directives. Maintain and update collected data in government designated systems and databases, for example, but not limited to, NexGen/Tririga. The KTR shall maintain and provide a daily status report between the months of May through September of all open HVAC work orders. All repairs will be ordered under the applicable Service Call CLIN of the contract.

F5.3.2.4.1 HVAC Filters: Clean all permanent filters and replace all disposable filters once each quarter. All 2 inch disposable filters shall be extended surface pleated panels and shall be MERV 8 and UL 900 Class 2. All 4 inch to 12 inch final filters shall be MERV 13 and UL 900 Class 1. When Filters are changed, the KTR shall mark current date on each filter with permanent marker. Date shall be readable when cover or access door is opened. During the quarterly change, the KTR shall vacuum coils, and surfaces inside of units that are accessible from filter location and other available access doors on the unit.

F5.3.2.4.2 Combustion Efficiency Test: Reserved.

F5.3.2.5 Liquid Fuel Systems: Maintain, repair, modify, and operate CE and Defense Logistics Agency fuels systems, real property, accountable RPIE, and associated…