Attch 2 - PWS Jul 2012.pdf

ATTACHMENT 2

FA4897-12-B-0010

PERFORMANCE WORK STATEMENT

MILITARY FAMILY HOUSING

MAINTENANCE

MOUNTAIN HOME AFB ID

13 July 2012

PERFORMANCE WORK STATEMENT

TABLE OF CONTENTS

Paragraph Number

Title

Page

Section I – Description of Services 4

1. Description of Services 4

1.2 General Scope 4

1.3 Change of Occupancy Maintenance (COM) 5

1.4 COM Cleaning 6

1.5 Major Maintenance 6

1.6 Service Calls 8

1.7 Recurring Maintenance 9

1.8 Appliance Installation, Service, and Replacement 9

1.9 Rodent and Pest Proofing 10

1.10 Concrete 10

1.11 Grounds Maintenance 10

1.12 Disaster Response Work 11

1.13 Plumbing Systems 11

1.14 Winter Watchman Devices 12

1.15 Electrical Systems 12

1.16 Utility Outages 12

1.17 Gas Lines 12

1.18 Locks 12

1.19 Resident Lockouts 12

1.20 Playgrounds 12

1.21 Special Maintenance Projects (SMPs) 13

1.22 1.23

Quality Control Transition Period

Section II – Service Delivery Summary 14

Section III – Government-Furnished Property and

Services

3.1 Facilities 15

3.2 Equipment 15

3.3 Materials 16

3.4 Services 16

Paragraph

Section IV – General Information 17

4.1 Hours of Operation 17

4.2 Security Requirements 18

4.3 Contract Management 19

4.4 Special Qualifications 20

4.5 Vehicles 20

4.6 Government Reimbursement for Parts and Materials 20

4.7 Radio Communication 21

4.8 Warranties 21

4.9 Occupant Damage/Vandalism 21

4.10 Environmental, Safety, and Health 21

4.11 4.12

Green Procurement Conservation of Utilities

4.13 Telephones 26

4.14 Coordination with Other Contractors 27

4.15 Administrative Requirements 27

4.16 Digging and Welding Permits 28

4.17 Work in Occupied Quarters 28

4.18 Performance of Services During Crisis Declared by the

National Command Authority or Overseas Combatant Commander

Appendices

Appendix

COM and Recurring Maintenance Items

2 Service Call Categories 31 3 Special Maintenance Project Format 33 4 Reports 35 5 Map of Housing Area 38 6 Variation in Contract Workload 39 7 General Facility Information 40 8 General Facility Features 41 9 Historical Workload 43 10 Gross Square Footages 44

1. DESCRIPTION OF SERVICES: The contractor shall provide all personnel, supervision, materials, equipment and tools necessary to perform maintenance of Military Family Housing at Mountain Home Air Force Base (AFB), Idaho, in accordance with this Performance Work Statement (PWS).

1.1. The contractor shall accept as is and maintain 956 units. Military family housing maintenance services apply to all interior/exterior components and accessories of housing units, garages, storage sheds, utility systems, and exterior appurtenances, as well as vacant unit grounds (including shrubs/bushes), sprinkler/drip systems, fences, patios, sidewalks, street curbs, driveways, and playgrounds. All work shall be performed in accordance with manufacturers’ recommendations, commercial/industry standards, applicable federal, state and local rules/laws, building codes and regulations, to maintain units’ structural integrity and achieve safe, sanitary, economical, and operational living conditions. Approved self-help work completed on a housing unit and accepted by the government will automatically become a part of the housing unit and will be subject to maintenance and repair under this contract.

1.2. GENERAL SCOPE: The Mountain Home AFB goal is to provide excellent customer service and quality housing in neighborhoods that are safe, well maintained, and aesthetically pleasing. The contractor is expected to:

• Complete repairs on time, support a wholesome neighborhood environment, and provide dependable service with minimum disruption to residents.

• Achieve efficiencies and use industry best practices to furnish flexible, professional, customer-focused services with consistent quality and continual improvements.

• Provide an accurate accounting of resources, and submit end of month reports detailing man-hours and cost, per cost account, sample provided in Appendix 4. Work on General Officers Quarter (GOQ) and Senior Officers Quarters (SOQ) units shall also be reported monthly, to include the following information: unit number, type of unit, detailed description of work performed with related costs (including parts, materials and man hours), and a monthly total of all GOQ/SOQ costs listed in the report.

1.2.1. At contract start, the contractor shall complete any work left in progress by the previous contractor.

1.2.2. All materials and finishes shall be durable and environmentally friendly which closely match the color, quality, and types of existing materials and finishes.

1.2.3. Contractor Cleanup: The contractor shall keep the work areas in or near residences and storage areas free from accumulations of materials, scraps, and waste. Upon completion of the job, the contractor shall leave the work site and premises in a clean, neat, and orderly fashion. The contractor shall not place trash in containers at housing units.

1.3. CHANGE OF OCCUPANCY MAINTENANCE (COM): The contractor shall establish a comprehensive COM program that will ensure quality housing is available. A monthly report shall be provided to Contracting Officer Representative (COR) that includes housing unit number, date/time received, date/time COM started/completed, square feet finished in each category (over 200 SF), and total time allowed/used for each unit. Totals shall be calculated for square feet (over 200 SF), time allowed, and time used. Categories are paint interior/exterior, floor refinish/replace, varnish, carpet replace/repair.

1.3.1. Identification of Work: Based on the pre-termination and final inspection, the housing inspector will identify work to be performed, using an Air Force (AF) Form 1219, Base Civil Engineer (BCE) Multi-Craft Job Order. Tasks identified on the AF Form 1219 are in addition to tasks identified on the COM checklist, Appendix 1. Painting, floors, and roofing less than 200 square feet are considered part of the COM. The contract manager or designated representative is permitted to be present at final inspections. Maintenance requirements the contractor is unsure of or cannot read should be discussed with the housing inspector as soon as possible after maintenance and repair tasks are identified.

1.3.2. The contractor shall maintain, service, repair, and/or replace all interior and exterior components and accessories as listed in Appendix 1, and as stated in paragraph 1.1 above.

Contractor shall turn-around COM units within seven calendar days.

1.3.3. Unit turnover and buyback will be accomplished at 9:00 a.m. each business day. The maintenance period will begin on the calendar day of unit turnover to the contractor and continue until the date the unit is accepted back by the government. If maintenance is stamped completed prior to noon on any given day and the unit is accepted at the buyback inspection on the next business day, the contract will be given credit for the day it was stamped completed. If the unit is not accepted at the buyback, the time will continue. This also applies to weekends. Upon completion of maintenance, the contractor shall return the paperwork and keys to COR.

1.3.4. In the event conditions occur beyond the contractor’s control (i.e. natural disasters, power/gas outages, Environmental Protection Agency (EPA) notifications) that interfere with the performance of COM work, the government shall allow a time stop. The time stop must be requested in writing, validated, and approved by COR prior to taking effect.

1.3.5. Abandoned Units: Occasionally, a unit may be abandoned by an occupant. The contractor shall be responsible for all removal and disposal of abandoned property, cleaning required to meet the standard stated in paragraph 1.4, and exterior upkeep to include but not limited to mowing, edging, removing weeds, raking, of fully landscaped or xeriscaped yards and cleaning gutters. The contractor is allowed 2 additional days to complete abandoned units.

1.3.6. Fire Extinguishers: The contractor shall inspect and/or replace all fire extinguishers during COM as needed. Contractor shall install fire extinguishers and brackets in new units when they are not present. COR shall designate location.

1.3.7. Acceptance by the Government: When COM work and cleaning have been completed and the housing unit is ready for occupancy, the COR will inspect the unit. The inspection will include work requirements identified on the COM checklist, work identified on AF Form 1219, and cleaning. The contract manager or designated representative shall attend Government COR COM and cleaning inspections. If the COR accepts the housing unit, the inspection completion time shall constitute the turn back time in paragraph 1.3.3. The COR may require the contractor to correct discrepancies noted before accepting the housing unit back. Excessive discrepancies shall constitute a failure and require re-performance.

1.4. COM CLEANING: The contractor shall insure all interior and exterior components and accessories are free of soil, grease, streaks, smudges, dirt, splash marks, removable stains, loose debris, stickers, tape residue, gum, spider webs, bugs, other foreign matter, and odors without disfiguration, scarring or damage. The contractor shall strip and apply new wax to floors with the exception of no-wax floors or new floor finishes.

1.4.1. Dust Down Cleaning: Previously cleaned units that have been vacant for an extended period of time may require additional cleaning inside and out to meet the standard in paragraph 1.4.

The unit will be turned over to the contractor by 3 p.m. to be cleaned and returned by 3 p.m. the following day.

1.4.2. Carpet Cleaning: The contractor shall clean government-owned carpet so that it is free from stains, dirt, soil, and odors. COR will determine if the carpet shall be removed and replaced.

1.5. MAJOR MAINTENANCE:

1.5.1. Painting: Major painting is any interior painting in excess of 200 square feet (SF) or any exterior painting in excess of 200 SF per unit; under 200 SF is considered part of the COM or work order. Major painting is done during a COM. All coats shall match existing color, shade, hue and be applied to produce a film of uniform thickness and smoothness, free from variations in color, texture, and finish. Most housing units have multicolored paint and varying ceiling heights.

1.5.1.1. Interior Painting: The contractor shall paint (and texture as needed) the interior of units, including walls, ceilings, doors (edges and both sides), baseboards, wood trim, inside of cabinets, drawers, and closets. Paint interior of storage rooms including walls, ceilings, and doors. The interior of garages and inside of exterior sheds should be painted with primer. Exterior paint and primer for lower temperatures should be used when the temperature falls below 50 degrees.

The term “paint” as used herein includes wall/ceiling textures, emulsions, enamels, paints, stains, varnishes, and other coatings whether used as a prime, intermediate, or finish coat. It does not include thinners. Patch (texture as needed) and paint all previously painted interior surfaces, or those surfaces directed by COR. Remove old paint from unpainted surfaces such as doorknobs, hinges, and window frames, etc. With the approval of the COR, if the paint cannot be removed or it would be more economical to replace the item(s), then replace the item(s). All surfaces shall be free of dirt and debris prior to painting. Contractors shall fill/texture holes and ensure paint adheres to all surfaces.

1.5.1.1.1. Refinishing Cabinets And Doors: The refinishing of cabinets shall include the interior of cabinet doors and shelves. The contractor shall prepare surfaces and apply finish in accordance with manufacturers’ instructions. The finish coating of refinished cabinets and interior wood doors shall be applied to ensure a hard and smooth finish.

1.5.1.2. Exterior Painting: Paint all fascias, soffits, exposed wood, areas exposed by removal of downspouts, and existing metal surfaces in accordance with manufacturers’ directions. All surfaces, including edges, corners, crevices, welds, and rivets shall receive a film thickness equivalent to that of adjacent surfaces. If peeling occurs, the contractor shall remove defective paint and repaint.

1.5.2. Floor Repair: Major floor repair is any floor refinishing in excess of 200 SF or any floor replacement in excess of 200 SF per unit. Less than 200 SF is considered part of COM or work order. All finishes shall be applied to produce a film of uniform thickness and smoothness, free from variations in color, texture, and finish.

1.5.2.1. Floor Refinishing: The contractor shall prepare surfaces and apply finish in accordance with manufacturer’s recommendations. See paragraph 4.10.3 for hazardous waste disposal.

1.5.2.2. Floor Replacement: Damaged or deteriorated flooring shall be repaired or replaced to provide a uniform, unblemished surface. The contractor shall inspect exposed portions of the floor substructure during replacement activity. Replace damaged sub-floor to include floor joists as required. Replace or refinish baseboard or cove base as needed.

1.5.2.2.1. Wood: Final floor finish shall be a heavy solid-type finish for hardwood floors. Finishes shall be applied at the rate recommended by the manufacturer to obtain complete coverage of the surface. Finishes will adhere well and provide a smooth, hard surface. Prepared floor shall be level and free from scratches.

1.5.2.2.2. Vinyl: Vinyl flooring shall be asbestos free. Vinyl flooring is sheet vinyl Tarkett Preference Plus or equal. Vinyl tile is Armstrong Fortress White 12” x 12” squares or equal.

1.5.2.2.3. Ceramic Tile: Repair, replace, and grout. Repaired areas shall match the existing color, quality and finish.

1.5.2.2.4. Laminate: Laminate floor shall match existing flooring in quality, color, style and finish.

1.5.2.2.5. Carpet: Carpet shall match existing in quality, color, style and pile. Shaw Commander -

52.5 oz (taupewood, camel, stonehinge, deerfield, and city lights) and Mohawk Textured Effects- 47 oz (Monk’s Hood) are currently being used. If these types and colors are no longer available, the contractor will notify the government and the government will provide new specifications.

1.5.2.2.5.1. The contractor shall install pad, tack strip, metal reducers, and baseboards as required.

1.5.3. Roof Repair: The types of roofs found on this installation include composition “3 tab”and built-up asphalt. The contractor shall maintain roofs to preserve a weather tight seal. Damaged or deteriorated components and accessories such as soffits, gutters, vents, and fascia shall be replaced or repaired using methods consistent with the type of construction. The contractor shall accomplish maintenance work to preserve the watertight integrity of the roof. Repairs under 200 SF are considered part of the COM, recurring maintenance or work order. Upon finding conditions suggesting advanced deterioration of more than 200 SF per unit, the contractor shall report this condition to the COR.

1.5.4. Siding/Pillar Repair: The contractor shall be responsible for repair or replacement of vinyl/rock siding/pillars and related components. All siding/pillars shall match existing in color, quality, texture, fit and finish.

1.6. SERVICE CALLS: The contractor shall provide and operate a 24/7-service call system that is responsive and corrective to the occupants and has the capability to handle emergency, urgent, and routine work requests. Service calls are defined as the routine, urgent, and emergency type repair and maintenance work required to keep all interior and exterior components and accessories in good working order and aesthetically pleasing.

1.6.1. The contractor shall assign a reference number to each service call request. The reference number and a time frame for service call response shall be provided to the occupant at the time of the request. In the event the contractor is delayed or unable to keep an appointment, the contractor shall notify the occupant and reschedule the work, if necessary. Service calls are not considered completed until work order is signed and dated by occupant. The contractor shall notify COR if repairs cannot be accomplished within specified time frames. A work order shall be generated that includes work order number, housing unit number, nature of problem, type of call (emergency, urgent, or routine), date received/completed, date material ordered/received, and total number of labor hours. A copy of all work orders shall be provided to COR daily. A work order history report shall be completed each month including housing units in numerical order with the following information: work order number, date received, service required, and completion date.

1.6.2. Service Call Categories:

1.6.2.1. Emergency Call: Failures or deficiencies which constitute an immediate safety issue, health hazard, risk of property damage, or threat to the environment are emergency calls. The contractor shall respond within 1 hour and complete required repair within 24 hours unless otherwise specified in Appendix 2.

1.6.2.2. Urgent Call: Failures or deficiencies which would soon inconvenience and affect the health and well being of the occupants are urgent calls. The contractor shall respond within 24 hours and complete required repair within 48 hours unless otherwise specified in Appendix 2.

1.6.2.3. Routine Call: Calls that do not meet the criteria of emergency or urgent are routine calls.

The contractor shall respond and complete the required repair within 5 calendar days unless otherwise specified in Appendix 2.

1.6.2.4. Air Duct Cleaning: The contractor shall clean and deodorize complete air handling systems when notified by COR for medical conditions. Payment for duct cleaning, for medical conditions, shall be made under a separate line item. All remaining ductwork shall be cleaned and maintained during COM. Duct cleaning on COM will include removal and cleaning of registers, grilles and diffusers. The furnace room, fan and duct work shall be clean of visible debris.

1.7. RECURRING MAINTENANCE: Inspection, repair, replacement, maintenance, and servicing shall be accomplished to keep installed equipment, facilities exterior/interior, playground equipment, fireplaces, and chimneys in such condition that they remain clean, safe, structurally sound, and may be continually utilized for their intended purpose at their designated capacity and efficiency. Recurring maintenance shall also include rodent and pest proofing. Recurring maintenance shall include all facilities, as well as all interior and exterior components and accessories, listed in Appendix 1. Recurring maintenance shall be scheduled annually. The contractor shall submit a recurring maintenance plan and schedule to the contracting officer for approval within 15 days after contract award.

1.7.1. Recurring maintenance on housing units may be performed during COM unless otherwise recommended or required by industry standards, applicable laws or regulations, or the performance standards in this contract. If recurring maintenance is accomplished during COM, no additional maintenance time will be allowed. Servicing of heating and ventilation systems shall be annotated on the unit with a service tag showing date and work accomplished.

1.7.2. Fireplace and Chimney Cleaning: In addition to the requirements in paragraph 1.7, the contractor shall establish and operate a schedule to inspect and clean fireplaces and chimneys in accordance with the National Fire Protection Association Code, Standard #211. Four (4) units have chimneys and fireplaces.

1.8. APPLIANCE INSTALLATION, SERVICE, AND REPLACEMENT: The contractor shall remove and/or replace appliances when directed by COR, using government furnished appliances. Replacement includes transport, complete set-up, installation, plumb/install icemakers, and testing. The contractor shall service and maintain all appliances until the appliance is beyond economical repair. Upon change out of appliance, the contractor shall furnish COR with installation date, model, make, and serial number. The contractor shall be responsible for the disposal of appliances determined by COR to be non-repairable. The contractor shall be required to dispose of appliances through the local Defense Reutilization and Marketing Office (DRMO), in accordance with local rules and regulations. Government will provide a trailer at contractor’s facility to be loaded by contractor and removed by DRMO personnel.

1.8.1. The contractor may store government-furnished appliances at its facility for weekends and emergency service calls.

1.8.2. When housing residents are allowed to use their own appliances, the contractor shall be responsible for removing the Government owned appliances from the unit and shall use them as replacement appliances. The contractor shall deliver and install replacement appliances during COM for those units where the previous resident was allowed to use their privately owned appliance.

1.8.3. The contractor shall maintain a master appliance list to include, as a minimum, the make, model, serial number, and date of installation. The contractor shall furnish an updated listing to COR quarterly.

1.9. RODENT AND PEST PROOFING: The contractor shall maintain exterior or interior structural components so as not to allow entry of pests such as rodents, snakes, frogs, birds, bats, skunks, etc, inside the structure. If termite damage is found during the course of maintenance, the contractor shall notify COR immediately.

1.10. CONCRETE: The contractor shall replace or repair damaged, missing, defective, or badly deteriorated portions of existing concrete. Areas of deteriorated concrete in excess of 100 square feet shall be reported to COR. The contractor is responsible for concrete sidewalks or walkways from the main sidewalk, street, or parking area to the unit, as well as steps/stoops, patios, garage floors, and driveways. Any posts, concrete anchors, or other protuberances which no longer serve a useful purpose or which present a potential safety hazard shall be removed by the contractor.

Concrete shall have a 4 inch thickness at a minimum of 3000 psi.

1.11. GROUNDS MAINTENANCE: Grounds maintenance includes the care and maintenance of all grounds associated with unoccupied units to produce and retain healthy, thriving grass, shrubs, and plants. The contractor shall be responsible for watering, mowing (to a height of 3 – 5 inches), edging, trimming, raking, shrub trimming (below window height or not to exceed 5 feet in height and 6 inches away from building), shrub removal and/or replacement, tree removal (to include stump) and/or replacement as requested by inspector/COR, litter and debris pick-up and removal, weed control, and ice/snow removal for all unoccupied housing walks, sidewalks and porches. The contractor is required to provide lawn maintenance within 50 feet of unoccupied family housing units.

1.11.1. Litter and Debris: The contractor shall pick up litter and debris at unoccupied units.

Litter and debris shall include but not limited to items such as paper, bottles, cans, cardboard, plastic containers, rags, tree limbs, branches, twigs, lumber, tumbleweeds, and other items within the contractor's area of responsibility. The litter (i.e. paper, bottles, rags, etc) may be discarded in dumpsters located at contractors shop. The debris items should be taken to the following (a) tree limbs and branches over 1/2 “ should be taken to the recycle center, (b) tumbleweeds to the on base burn pit and (c) leaves and organics 1/2 “ or smaller should be placed in a collection area located NW of TRACE’s maintenance yard. On the rare occasion that there would be larger items (i.e. furniture, car parts); these will need to be taken to an off base landfill.

1.11.2. Park and Playground Trash Removal: The contractor shall empty trash receptacles, excluding dumpsters, in all parks and playgrounds, as necessary, to insure receptacles are no more than two-thirds full. Park and playground trash may be discarded in dumpsters located at contractor’s shop.

1.11.3. Weed Control: Weed control is defined as removal of weeds at unoccupied units. All weeds, sucker trees, and seedlings shall be removed from flowerbeds and xeriscaped areas. All areas shall be weed free.

1.11.4. Watering. Unoccupied units shall be maintained to present a uniform green color, without browning and/or barren areas resulting from lack of water. Sprinkler heads shall be adjusted to minimize overspray on buildings, roads, and sidewalks. Watering shall be accomplished in accordance with watering schedule provided by the government. All trees and shrubs shall be watered.

1.11.5. Lawns at unoccupied units shall be mowed to maintain grass height between 3 inches and 5 inches. Rock/mulch areas will be maintained to prevent exposure of the vegetation barrier (plastic sheeting).

1.11.6. All fences within the contractor’s area of responsibility shall be kept free of all debris and vegetation over 5 inches in height.

1.11.7. Sprinkler/drip Systems: The contractor is responsible for maintaining sprinkler/drip systems within housing from the timing box, including backflow valve, to the end of the system.

Contractor shall have irrigation systems operational no later than 30 April unless otherwise directed by the Contracting Officer. Contractor shall winterize all irrigation systems to prevent freezing/damage during the dormant season. Irrigation systems shall be winterized starting 1 October and completed by 30 October unless otherwise directed by the Contracting Officer. Any sod/xeriscaping removed during replacement/repairs will be reinstalled.

1.12. DISASTER RESPONSE WORK: The contractor shall be responsible for disaster response work and emergency service for disaster damage repair. The contractor shall be responsible for the removal of fallen trees, large limbs, and tumbleweeds resulting from weather conditions. The contractor shall provide sufficient personnel for emergency plumbing, heating, air conditioning, and electrical work, and roof and structural repairs resulting from unforeseen conditions such as high winds, extreme heat, freezing temperatures, storms, floods, etc.

1.13. PLUMBING SYSTEMS: Plumbing system is defined as all potable water, building supply and distribution pipes, all plumbing fixtures and traps, all drainage and vent pipes, and all building drains and building sewers, including their respective joints and connections, devices, receptors, and appurtenances within or adjacent to the premises. Plumbing fixtures are defined as approved receptacle, device, or appliance which receive and discharge water, liquid, or water-borne wastes into a drainage system with which they are directly or indirectly connected. The contractor shall inspect, test, and maintain plumbing systems and associated components as defined in the definition section of the Uniform Plumbing Code (UPC). As a minimum, the backflows will be tested annually by a person with an Idaho backflow assembly tester’s license. These test results will be provided to 366 CES/CEOIU. Inspect water and drainage systems and repair them as needed to ensure watertight and sanitary systems are maintained. Repair or replace broken or deteriorated plumbing fixtures or systems. Any plumbing system, fixture, or water/waste conveyance that becomes unserviceable, unsafe, unsanitary, or unsightly, whether functional or not, shall be replaced. Drainage systems shall be tested to ensure that the system drains freely and at the rate the system was designed. Remove foreign matter from all tub, shower and lavatory drain plugs to insure proper operation. The contractor shall clear all stoppages (including tree roots) up to and including the main sewer junction. The contractor is responsible for the cleanup of all waste matter and water, inside (to include carpet) and outside the unit, resulting from flooding.

The contractor shall be responsible for the following plumbing systems:

• Building sewer, drains, and branches up to point of connection with main sanitary sewer junction.

• Water lines up to and including the service saddle valve of the main distribution junction.

1.13.1. Contractor shall provide excavation and restoration to original condition as required, including equipment, operator, and required permits/clearances.

1.14. WINTER WATCHMAN DEVICES: During periods of potentially freezing temperatures, the contractor shall install winter watchman devices in unoccupied housing units (in a window visible from the street) and maintain a tracking system for accountability. Contractor shall monitor and respond when devices indicate no heat.

1.15. ELECTRICAL SYSTEMS: The contractor shall service, maintain, and repair interior and exterior electrical components to include load shedding control devices to provide a safe, serviceable system. The contractor shall maintain the ability to troubleshoot system malfunctions such as power surges, fluctuations, and other problems as they occur. In areas that have above ground electrical distribution, the contractor is responsible from the weatherhead down. In the housing areas with underground distribution, the contractor is responsible from the main breaker panel or meter socket on the house, whichever comes first, downstream from transformer.

1.16. UTILITY OUTAGES: The contractor shall notify COR and all effected occupants of scheduled utility outages at least 5 days prior to the outage except in an emergency. When utility service is reinstated after scheduled or unscheduled outages, regardless of outage cause, the contractor shall relight all pilot lights, and check all furnaces, gas water heaters, etc, for proper operation within 8 hours of reinstated service.

1.17. GAS LINES: The contractor is responsible for the gas lines from the unit up to and including the regulator.

1.18. LOCKS: Most housing units contain Best Lock systems, for which the government provides lock maintenance. There are approximately 165 units where a Best Lock system cannot be installed. If maintenance is required on locking systems other than Best, the contractor shall provide maintenance and key duplication. The contractor is responsible for transporting Best locks to and from the base locksmith. The contractor shall contact the Civil Engineer Service Call Desk, 828-2001, when occupants request/require maintenance on Best Lock systems.

1.19. RESIDENT LOCKOUTS: The contractor is responsible for providing entry to residents who have locked themselves out of their quarters. This will only be done when identification of the resident or their dependents is confirmed.

1.19.1. The contractor shall respond to lockout calls from residents. The contractor shall verify the individual is authorized to access those quarters by visually inspecting the individual’s active duty or family member identification card. When the individual’s identity cannot be verified, the contractor shall contact the Housing office (during duty hours) or Security Forces (during non-duty hours) to verify access is authorized.

1.20. PLAYGROUNDS: Playground equipment in common areas shall be maintained, repaired, or replaced to a safe and useable condition, to closely match original appearance. All aspects of playground maintenance must comply with the U.S. Consumer Product Safety Commission (USCPSC) (1997 or most current edition) Handbook for Public Playground Safety.

1.21. SPECIAL MAINTENANCE PROJECTS (SMPs): SMPs are defined as work requirements that are not specifically identified in this PWS. Each SMP shall be negotiated separately. The contracting officer shall determine whether work requirements are considered to be an SMP (see Appendix 3 for SMP format).

1.21.1. The contractor shall provide monthly SMP documentation for work completed during the month. The documentation shall include an itemized list of completed SMPs showing each call number, unit number, and price. Each completed SMP form shall be forwarded to Contracting.

1.22. QUALITY CONTROL: The contractor shall develop and maintain a quality control plan to ensure housing maintenance services identified in the Service Delivery Summary are performed in accordance with commonly accepted commercial practices, manufacturers’ recommendations, this contract, and all federal, state, and local laws and regulations. The contractor shall provide a copy of the quality control plan to the contracting officer no later than 30 days after full performance begins, and updated copies as changes occur. Records of all inspections conducted by the contractor and corrective action taken shall be made available to the government upon request.

1.22.1. Customer Feedback: As part of its quality control program, the contractor shall establish a customer feedback system that is responsive to customer complaints. All customer complaints and follow-up actions must be documented. All customer feedback documentation shall be made available to COR upon request.

1.23. TRANSITION PERIOD: The contractor will be allowed access to Government facilities during the transition period. Access shall not interfere with the work efforts of the current contractor or Government personnel. The contractor will be able to familiarize supervisors, key personnel, and staff with existing equipment, reporting, work scheduling, and procedures. The contractor shall ensure all key personnel are available for government provided orientation on current administrative procedures and processes being performed by Government and contractor personnel. The contractor shall engage in organizing, planning, recruiting, training, mobilizing, developing policies and procedures, developing/finalizing the contractor’s quality control plan, gathering data, asking questions, and accomplishing all actions required to commence performance of the contract. During the transition period the contractor shall ensure all government-furnished property as listed in Section III of the PWS is inventoried and accounted for on an Air Force Form 1297, which will be signed by the contract manager. The contractor shall assume responsibility for these items at the conclusion of the transition period. The contractor shall submit all necessary request forms for base access for each employee employed under this contract. The transition period will begin on 20 Sep 12, or contract award date, and end 30 Sep 12 (See CLIN 0025). The contractor shall be ready to assume full performance by 1 Oct 12 (See CLINs 0001-0024).

SECTION II

SERVICES SUMMARY

Performance Objective PWS Paragraph* Performance Threshold

Timeliness of COM and Major Maintenance

1.3, 1.4, 1.5 95% of COM units are completed within 7 days each month and 100% of COM units are completed within 10 days each month.

Quality of COM/COM cleaning and Major Maintenance

1.3, 1.4, 1.5 No more than 4 units with more than 5 discrepancies that can be corrected on the spot and no more than 2 units with discrepancies that require COR return inspection each month.

Service Calls 1.6 No more than 2% each month result in valid complaints. Contractor shall correct deficiencies noted on validated complaints within 2 days of notification.

Recurring Maintenance 1.7, Appendix 1 0 defects/complaints on gas systems; other actions—no more than 10% each month result in defects/valid complaints. Contractor shall correct deficiencies noted on any validated complaints within 2 days of notification. All units are scheduled annually.

Compliance with Environmental, Safety, and Health Requirements

4.10 0 Notices of Violation or major negative findings.

Grounds Maintenance 1.11 No more than 10% of the units with defects/valid complaints each month.

Contractor shall correct deficiencies within 2 days of notification.

Reimbursable Parts and Materials 4.6 No more than 15% of work orders delayed each month; no more than 2% of items each month result in defects/valid complaints in pricing/quality.

*Each paragraph reference includes all related subparagraphs

SECTION III

GOVERNMENT-FURNISHED PROPERTY AND SERVICES

3.1. FACILITIES: The contractor is responsible for keeping the facilities listed below and surrounding areas in a clean and orderly condition. All contractor’s property, equipment, and supplies shall be removed within 48 hours of contract expiration.

Building 4401 4,850 square feet Garage Number 4401A 864 square feet

3.2. EQUIPMENT: The contractor is responsible for maintaining all government-furnished equipment. The contractor and COR shall conduct a joint inventory at the start and expiration of this contract. The government will replace equipment damaged by fair wear and tear. The contractor shall replace lost equipment or equipment damaged caused by the contractor.

TYPE OF EQUIPMENT QUANTITY LOCATION

Totaline Recovery and Recycling Machine 1 each Bldg 4401 Water cooler, electric 1 each Bldg 4401 Lavatory (sink) 3 each Bldg 4401 Urinal 1 each Bldg 4401 Water closet (toilet) 4 each Bldg 4401 Slop sink 1 each Bldg 4401 Kitchen sink, double 1 each Bldg 4401 Water heater, #161026 1 each Bldg 4401 Furnace, Day and Night 2 each Bldg 4401 Emergency battery-operated lights 3 each Bldg 4401 Vacuum system (sawdust) 1 each Bldg 4401 Facilities jacket folders 1,155 each Bldg 4401 File cabinets 3 each Bldg 4401 Electric heaters 24 each Bldg 4401 Rotating storage bins 4 each Bldg 4401 Bench stock storage shelves 297 each Bldg 4401 Bulkheads 49 each Bldg 4401 4 X 6 storage units 7 each Bldg 4401 2 X 10 storage unit 1 each Bldg 4401 Spool holder 1 each Bldg 4401 Office desks 3 each Bldg 4401 Hazardous waste drums 3 each Bldg 4401 Fireproof lockers (marked) 8 each Bldg 4401 Winter Watchman Devices 100 each Bldg 4401 Hazardous waste containment building 1 each Bldg 4401

3.3. MATERIALS: The government shall supply all replacement appliances (i.e., ranges, refrigerators, and dishwashers). Housing units occupied by a member in the pay grade of O-6 and above (Colonel and above) are authorized an additional refrigerator with an icemaker and a 40-inch range. Prestige units will have fitted stainless steel appliances matching existing size.

3.3.1. Those items determined by the COR to be non-repairable shall be disposed of by the contractor. The contractor shall be responsible for delivery of items to off-base disposal locations in accordance with local procedures. The contractor shall have COR verify the appliance against the turn-in document prior to disposal. Contractor shall provide completed turn-in documents to COR within 10 days following disposal.

3.3.2. Contractor is required to have government standby appliances available for weekend and emergency service calls.

3.4. SERVICES: The government will provide the following services:

3.4.1. Utilities: Water, sewage service, electricity, and heat.

3.4.2. Refuse Collection: The contractor is responsible for taking any contractor generated refuse (i.e., construction/demolition debris) to a permitted off-base landfill. The government shall provide refuse pick up from the dumpsters located at the contractor’s shop near building 4401.

SECTION IV

GENERAL INFORMATION

4.1. HOURS OF OPERATION:

4.1.1. The contractor shall maintain the following customer service hours to conduct normal day-to-day business: 7:30 a.m. to 4:30 p.m., Monday through Friday. The contractor shall maintain the ability to receive and respond to service calls 24 hours per day, 7 days per week. This may be accomplished by using an answering service during other than normal business hours (recording devices are not acceptable).

4.1.2. COM and Maintenance: COM and maintenance can be performed between 7:30 a.m. and 9:00 p.m., 7 days a week. Additionally, work may be accomplished at any time in single unit facilities or multiple unit facilities when no unit within the facility is occupied.

4.1.3. FEDERAL HOLIDAYS. Asterisk (*) indicates the dates change each year. The contractor is not required to provide service, other than emergency service calls, on the following days:

List of Federal Holidays

(a) 1 January New Year’s Day

(b) 3rd Monday in January * Martin Luther King’s Day

(c) 3rd Monday in February* President’s Day

(d) Last Monday in May * Memorial Day

(e) 4 July Independence Day

(f) 1st Monday in September * Labor Day

(g) 2nd Monday in October * Columbus Day

(h) 11 November Veteran’s Day

(i) 4th Thursday in November * Thanksgiving

(j) 25 December Christmas

4.1.4. Service Call Work: Service call work shall be accomplished during the following time periods:

CATEGORY DAYS OF WEEK TIMES

EMERGENCY 7 days per week 24 hours per day

URGENT 7 days per week 7:30 a.m. – 9:00 p.m.

ROUTINE Monday through Friday 7:30 a.m. – 4:30 p.m.

(The contractor may schedule appointments after hours and on weekends if requested by the occupant.)

4.2. SECURITY REQUIREMENTS:

4.2.1. Listing Of Employees. The contractor shall maintain a current listing of employees. The list shall include the employee's name, social security number and type of investigation if contract work involves unescorted entry to Air Force restricted areas or other sensitive areas designated by the installation commander. The list shall be provided to the Contracting Officer and sponsoring agency's Security Manager. An updated listing shall be provided when an employee's status or information changes.

4.2.2. Security Training. The contractor ensures all contractor employees receive initial and recurring security education training from the sponsoring agency's security manager. Training must be conducted IAW DOD 5200.1-R, Information Security Program Regulation, and AFI 31- 401, "Information Security Program Management". Contractor personnel who work in Air Force controlled/restricted areas must be trained IAW AFI 31- 101, The Air Force Installation Security Program.

4.2.3. Pass And Identification Items. The contractor shall ensure the pass and identification items required for contract performance are obtained for employees and non-government owned vehicles.

4.2.4. Retrieving Identification Media. The contractor shall retrieve all identification media, including vehicle passes, from employees who depart for any reason before the contract expires;

e.g. terminated for cause, retirement, etc.

4.2.5. Traffic Laws. The contractor and its employees shall comply with base traffic regulations.

4.2.6. Weapons, Firearms, and Ammunition. Contractor employees are prohibited from possessing weapons, firearms, or ammunition on themselves or within their contractor-owned vehicles or privately-owned vehicles while on Mountain Home AFB or associated off-base sites and facilities.

4.2.7. For Official Use Only (FOUO). The contractor shall comply with DoD 5400.7-R, Chapter 4, DoD Freedom of Information Act (FOIA) Program, requirements. This regulation sets policy and procedures for the disclosure of records to the public and for marking, handling, transmitting, and safeguarding FOUO material.

4.2.8. Reporting Requirements. Contractor personnel shall report to an appropriate authority any information or circumstances of which they are aware that may pose a threat to the security of DOD personnel, contractor personnel, resources, and classified or unclassified defense information. Contractor employees shall be briefed by their immediate supervisor upon initial on-base assignment.

4.2.9. Physical Security. The contractor shall be responsible for safeguarding all government property and controlled forms provided for contractor use. At the end of each work period, all government facilities, equipment, and materials shall be secured.

4.2.10. Controlled/Restricted Areas. (IF APPLICABLE) The contractor shall implement local base procedures for entry to Air Force controlled/restricted areas where contractor personnel will work. An AF Form 2586, Unescorted Entry Authorization Certificate, must be completed and signed by the sponsoring agency's Security Manager before a Restricted Area Badge will be issued. Contractor employees must have a completed National Agency Check (NAC), investigation before receiving a Restricted Area Badge. Interim access can be granted IAW AFI 31-501, Personnel Security Program Management.

4.2.11. Key Control. (IF APPLICABLE) The contractor shall establish and implement methods of making sure all keys issued to the contractor by the government are not lost or misplaced and are not used by unauthorized persons. The contractor shall not duplicate any keys for housing units without COR approval.

4.2.11.1. The contractor shall immediately report to the COR any occurrences of lost or duplicated keys.

4.2.11.2. In the event keys, other than master keys, are lost or duplicated, the contractor may be required, upon written direction of the Contracting Officer, to re-key or replace the affected lock or locks without cost to the government. The government may, however, at its option, replace the affected lock or locks or perform re-keying and deduct the cost of such from payment due the contractor. In the event a master key is lost or duplicated, all locks and keys for that system shall be replaced by the government and the total cost deducted from payment due the contractor.

4.2.11.3. The contractor shall prohibit the use of keys, issued by the government, by any persons other than the contractor's employees and the opening of locked areas by contractor employees to permit entrance of persons other than contractor employees engaged in performance of contract work requirements in those areas.

4.2.11.4. The Housing Office will provide resident information for all housing units. This information, which contains the occupant’s name, address, and other personal information, is provided pursuant to this contract and shall not be released to any individual or agency without the permission of the Contracting Officer. Releasing this information without approval is in violation of the Privacy Act.

4.3. CONTRACT MANAGEMENT:

4.3.1. The contractor shall designate, in writing, a contract manager and an alternate who shall be responsible for the overall supervision and control of all contractor services and personnel required to satisfy the requirements of this PWS and will also function as the technical representative. The contract manager (CM) and alternate shall have a minimum of 2 years prior experience in housing maintenance management. The contract manager and alternate shall have full authority to act for the contractor on all contract matters relating to the daily operations. The CM or alternate shall be available to meet with government personnel within 30 minutes of notification during normal duty hours. After normal duty hours, the contract manager or alternate shall be available within 2 hours.

4.3.2. Employees: The contractor shall not employ persons for work on this contract if such employee is identified to the contractor by the Contracting Officer as a potential threat to the health, safety, security, general well-being, or operational mission of the installation and its population. The contractor shall not employ any person who is an employee of the United States Government if employing such a person would create a conflict of interest or the appearance of a conflict of interest.

4.3.2.1. The contractor shall maintain a sufficient number of qualified personnel to perform various levels of housing maintenance as specified in the PWS. Employees are expected to comply with reasonable dress and grooming standards based on comfort, productivity, health, and type of positions occupied. Employee attire shall be in good repair and shall not be considered offensive, disruptive, or unsafe. Employees shall wear distinctive clothing or badges bearing the name of the company and the words “Housing Maintenance”. Clothing or badges shall be provided by the contractor.

4.3.2.2. The contractor shall obtain any necessary licenses and permits needed to comply with all applicable Federal, State, and local laws, codes, and regulations in connection with performance as stated in the PWS. Personnel operating motor vehicles must possess a valid state driver’s license. The contractor shall be liable for all personnel injuries and equipment damage that result from their negligence or failure to follow safety/health guidelines. The contractor shall take proper safety and health precautions to protect work, the workers, the public, and the property of others.

4.3.2.3. Smoking is not permitted in any government building or work area. Contractor personnel are also prohibited from smoking in any unit during the course of maintenance activities.

4.4. SPECIAL QUALIFICATIONS: All employees shall be trained and experienced in their trade in accordance with industry standards. All employees shall be licensed and/or certified if performing work for which licenses and certifications are required by applicable laws and regulations (such as back flow certification, hazardous waste handling, etc).

4.5. VEHICLES: Each contractor vehicle shall have the name of the contractor and the words "Housing Maintenance" neatly exhibited on each side. The vehicles shall be in sound mechanical condition. The contractor shall operate vehicles in compliance with base traffic regulations.

4.6. GOVERNMENT REIMBURSEMENT FOR PARTS AND MATERIALS:

4.6.1. The contractor shall be reimbursed for 100% of the contractor’s costs for parts and materials (no profit and overhead will be allowed). Reimbursement shall be made only on completed work orders, service calls, and change of occupancy maintenance. Any parts and materials ordered that remain part of the repaired unit, appliance, equipment, system, etc. will be reimbursed. Materials that belong to the contractor are not reimbursable.

4.6.2. For reimbursable items, the contractor shall procure the items on a competitive basis or provide justification if there is lack of competition. Discounts and rebates on items provided to the contractor shall be credited to the government. All purchase documents shall be made available for government's review and audit. The government reserves the right to specify quality, size, efficiency, and aesthetic requirements of all contractor-furnished items.

4.6.3. The contractor shall bill for reimbursable parts and…