PWS revised 28 Mar 09.docx

PERFORMANCE WORK STATEMENT

MILITARY FAMILY HOUSING

MAINTENANCE

EIELSON AFB, AK

PERFORMANCE WORK STATEMENT

TABLE OF CONTENTS

SECTION I - Description of Services

General Scope

Change of Occupancy Maintenance

Vacant Unit Maintenance

Major Maintenance

Service Calls

Recurring Maintenance

Appliance Installation, Service, Repair & Replacement

Asbestos Management

Lead Based Paint Management

Lawn Maintenance and Repair

Disaster Response Work

Utility Maintenance

Locks

Resident Lockouts

Minor Alteration (MA) Projects

Quality Control

Self-Help Center

Seasonal Decoration

SECTION II - Service Summary

Service Summary

Performance Evaluation

Liquidated Damages

SECTION III - Government-Furnished Property and Services

Government-Furnished Property

Government-Furnished Items/Equipment

Materials

Services

SECTION IV - General Information

Quality Assurance

Hours of Operation

Security Requirements

Contractor Personnel

Special Qualifications

Vehicles

Government Reimbursement for Parts and Materials

Radio Communication

Warranties

Occupant Damage/Vandalism

Environmental, Safety, and Health

Conservation of Utilities

Telephones

Medical Exemption

Coordination with Other Contractors

Administrative Requirements

Digging and Welding Permits

Work in Occupied Quarters

Performance of Services During Crisis Declared by the National Command Authority or Overseas Combatant Commander

SECTION V – APPENDIXES

Appendix 1 – Definitions

Appendix 2 - Acronyms and Abbreviations

Appendix 3 - COM and Recurring Maintenance Items

Appendix 4 - Time Allowed for COM and Maintenance

Appendix 5 – Recurring Maintenance

Appendix 6 - Government Furnished Items/Equipment

Appendix 7 - Self Help Center Items

Appendix 8 – Reports

Appendix 9 - Workload History

Appendix 10 - Inactive Unit List

Appendix 11 - Suspected Areas of Asbestos/Lead Base-Paint

Appendix 12 - Demarcation Maps

Appendix 13 - Service Call Categories

SECTION I

DESCRIPTION OF SERVICES

1.1. GENERAL SCOPE: The contractor shall provide all management, supervision, personnel, labor, equipment, vehicles, service call, materials, tools and other items and services necessary to perform maintenance to 1,184 military family housing (MFH) units, perform interior and exterior repair and maintenance, playgrounds, tot lots, athletic fields/courts and their associated equipment located within the housing area and facilities provided for the contractor’s use in accordance with commercial and industry standards, and all applicable federal, state, and local laws and regulations.

Maintenance applies to all housing units, fences, garages, including all interior/ exterior components, and government owned accessories to include items installed with donated labor, See Appendix 12 for maps that indicate utility demarcation lines. There are 227 inactive units (see Appendix 10) included in the 1,184. All work shall be directed and approved by 354th Civil Engineer Squadron (CES) Quality Assurance Personnel (QAP) and final authority lies with 354th Contracting Squadron (CONS) Contracting Officer (CO).

AREA

# OF UNITS

FACILITY NUMBERS

MOOSE LAKE ESTATES **

EP1-EP9*, 5407-5412*, 5413-5463

FRENCH CREEK SUB-DIVISION **

4801-4806, 4807*, 4808-4861

APPROPRIATED HOUSING

5050-5091, 5101-5198, 5202-5277, 5337-5355

UNACCOMPANIED

HOUSING (Appropriated Housing)

* Exception units consist of 13 single dwelling units that have specialty items that most other units do not have.

**These units are leased housing units and are listed as such throughout the contract.

1.1.1. A housing unit may be designated by the government as unaccompanied housing. There is one permanent unaccompanied housing facility, 5281, with eight units and one 6x6 shed. Units may be temporarily designated as unaccompanied at any time during the contract period and may revert back at any time. The contractor is responsible for maintaining these units.

1.1.2. At contract start, the contractor shall complete any work the last contractor was unable to complete. If approved by the Contracting Officer (CO) or designated representative, additional time will be allowed for correction of defects in some areas.

1.1.3. Contractor shall use Energy Star rated electrical fixtures, appliances, bulbs, and components. For a complete list of Energy Star qualified products, retailers, manufacturers, and energy saving information, call 1-800-373-2283 or log onto www.energystar.gov. All materials shall be new, except for items identified in this PWS, and finishes shall be durable and aesthetically acceptable products and white in color. Contractor shall not use any lead-based paint or asbestos containing products/materials in support of this contract.

1.1.4. The contractor shall keep the work areas in or near residences and storage facilities free from accumulation of waste material and rubbish. Upon completion of the job, the contractor shall leave the work site and premises in a clean, safe, and work man like condition.

1.2. CHANGE OF OCCUPANCY MAINTENANCE (COM): In order to preserve continuous safe, operational, and structural integrity the contractor shall include all interior and exterior components and accessories to include the repair or replacement of any damaged, inferior, or incompatible components to provide a housing unit with components in good working order, aesthetically pleasing, and clean. All items listed in Appendix 3 Tables 1-4 shall be inspected/checked for functionality/operability and all repairs/replacements shall be made. If a standard is not listed the contractor shall restore the item to a clean and operable condition or replace it as necessary. Contractor shall be responsible for installation, removal, maintenance, and repair of nameplates as needed. Contractor shall provide all letters and materials for nameplates and ensure the correct rank and names are displayed. Installation of nameplates shall occur prior to occupancy. All maintenance requirements and number of COM days shall be annotated on the AF Form 1219 and validated by the QAP. The COM period for each unit shall begin on the next work day following the receipt of unit from QAP. Contractor shall complete COM units in the appropriate time frame as indicated in Appendix 4 if more time is required Contractor shall coordinate all extensions through QAP. The contractor shall sign the AF Form 1219, acknowledging the date and time of receipt of the unit. QAP will provide the contractor with a copy of the AF Form 1219. All COM turnover paperwork will be finalized by 16:00 each day.

1.2.1. MILITARY FAMILY HOUSING OFFICE (HOUSING INSPECTORS) SCHEDULED PRE-TERMINATION AND TERMINATION INSPECTIONS:

Contractor shall accompany housing inspectors on pre and final termination inspections. Housing inspectors will complete the AF Form 1219 (Base Civil Engineer Multi-Craft Job Order) with any minor or major maintenance requirements that are in addition to the items listed in Appendix 3. HOUSING INSPECTORS will determine occupant responsibility. Contractor shall provide cost estimate for Government to recoup funds from occupant associated with the repairs/replacements for occupant responsible damages found during the pre-termination inspection to contracting officer or designated representative within two working days (48 hours) of notification of requirement (not counting holidays or weekends.). If damages are found at the termination inspection, the contractor shall provide the cost estimates within one working day (24 hours).

1.2.1.1. COM CLEANING: Contractor shall perform COM cleaning on all units as identified in Appendix 3 Tables 1-4. Additional Basic, Enhanced, and Supplementary cleaning will be listed on the AF Form 1219. Contractor shall ensure all interior and exterior components and accessories are clean. Cleaning includes, but is not limited to, removal of stains, smudges, dirt, grease, old wax, hard water deposits, soap film, mildew, any foreign matter, and odors without disfiguration, scarring, or damage. Baseboard heater shall be free of all foreign objects, dust, dirt, etc...Deep Clean all appliances; disassemble as needed to get to areas not easily accessible to remove all food, grease, dirt, etc.; clean floor and wall behind an under appliances; clean the sides, back and bottom of movable appliances. Remove all dust, grime and debris from all utility pipes/lines in basement area. Clean interior light covers above 10’ and all exterior light covers, remove dirt, debris, bugs, etc. and replace any non-working light bulbs. Clean smoke detectors, carbon monoxide detectors, vents, radiators, radiator fins, ceiling fan motors, and exhaust fans to remove all dust, dirt, grease, etc. Remove cobwebs, dust, dirt, grim, etc. from walls, ceiling, etc. interior and exterior above 10’ from floor. Clean heating and cooling systems, vent, and ducts to remove dirt, dust, debris, bugs, etc. Clean dryer vents from dryer to the exterior of facility remove all dirt, lint and debris. Remove all debris and foreign substances from gutters, downspouts and splash guards (as weather allows). Upon return to the government units shall be clean without visible removable stains, smudges, dirt, grease, old wax, hard water deposits, soap film, mildew, foreign matter, debris, odors, disfiguration, scarring, or damages. Contractor shall ensure that non-carpeted floors have an even sheen and all carpeted areas shall be deep cleaned in order to remove embedded soil from carpet fibers. Deep cleaning shall employ an effective technique and/or method to address soil suspension, soil extraction and drying. After deep cleaning, the carpeted area shall show an improvement in visible appearance. All cleaning solutions shall be removed from adjoining surfaces. Any stained areas, spots and/or spills shall be removed by the carpet manufacturer’s approved methods or other commercially accepted practices. Upon completion of cleaning, all carpets shall be free of odor from pet urine. Upon completion of cleaning, all carpets shall be stain protected. The process used shall neither damage carpet nor violate manufacturers’ recommendations for carpet cleaning.

1.2.1.2. BASIC COM CLEANING: Contractor shall perform basic unit cleaning IAW Appendix 3 for units identified by the housing facility inspector on the AF Form 1219. Basic cleaning will be accomplished for units when the occupant is vacating the unit due to voluntary circumstances.

1.2.1.3. ENHANCED COM CLEANING: The contractor shall perform enhanced unit cleaning IAW Appendix 3 for units as identified by the housing facility inspector on the AF Form 1219. Enhanced cleaning will be accomplished for units when the occupant is vacating the unit due to permanent change of duty station (PCS), retirement, or separation from service

1.2.1.4. SUPPLEMENTARY CLEANING: Contractor shall perform cleaning of items identified by the housing facility inspector on the AF Form 1219 IAW requirements in Appendix 3. Contractor shall provide a cost estimate associated with the supplementary cleaning to contracting officer or designated representative within 24 hours of notification (not counting Federal Holidays or weekends). Cleaning may consist of interior and/or exterior items and may range from the entire unit to an individual item.

1.2.1.5. COM GROUNDS MAINTENANCE: The contractor shall perform grounds maintenance on all COM units to include mowing, (grass should never exceed four inches and should not be cut to less than two inches) edging, trimming, dead shrub/hedge, leaf and debris removal, and trimming of shrubs/hedges as directed by contracting officer or designated representative. The contractor shall remove all snow and ice from all driveways, walkways, porches, decks, etc. associated with the unit, as directed by contracting officer or designated representative. Grounds work area is defined as areas up to 50’ from the unit, or half-way between the unit and the next unit, or to the curb.

1.3. VACANT UNIT MAINTENANCE

1.3.1. VACANT UNIT CLEANING: Previously COM'd vacant unit that require light cleaning shall be cleaned before an occupant moves into the unit as directed by the contracting officer or designated representative. Cleaning shall include sweeping or vacuuming of floors, dusting all countertops, window sills, sinks, toilets, etc. and removal of dead insects/bugs and spider webs. Check all exterior/interior lights, smoke detectors and carbon monoxide detectors to ensure they work. Toilets shall be cleaned to remove any dirt, stains, scale, urine deposits, rust, etc. The contracting officer or designated representative shall notify the contractor when this requirement exists. Contractor shall complete within 24 hours of notification. Contractor shall provide vacant housing unit cleaning at no additional cost.

1.3.2. (RESERVED)

1.3.3. VACANT UNIT SNOW AND ICE REMOVAL: Contractor shall ensure all snow and ice is removed from driveways, walkways, and entrances associated with the unit within 48 hours from notification from contracting officer or designated representative. In addition, prior to new occupant initial inspection the contractor shall ensure driveways, walkways and entrances associated with the unit are free of snow and ice. Contractor shall monitor the housing inspector schedule for dates of initial inspection. Contractor shall ensure fire hydrants located near vacant units are clear of snow and ice at all times.

1.3.4. INACTIVE/VACANT UNIT SURVEILLANCE: Contractor shall provide, install and maintain temperature sensor mechanism from September 1st to May 30 in all inactive/vacant units. Contractor shall monitor sensors to identify temperature problems to prevent loss of heat and minimize damage to inactive/vacant units. The contractor is responsible for weekly surveillance of all vacant and inactive units, to ensure all interior and exterior components are functioning properly and unit is secure. Contractor shall provide upcoming month’s surveillance schedule to contracting officer or designated representative no later than the 1st of the Month. Contractor shall provide an onsite inspection form to stay in vacant unit with date, time of visit and any discrepancies found at time of visit. Contractor shall provide an end of month report to contracting officer or designated representative to include date and time of visit and job orders generated.

1.3.4.1. VACANT UNITS: Contractor shall notify the contracting officer or designated representative daily with a report of any vacant units requiring maintenance/repair. When instructed by contracting officer or designated representative contractor shall make all repairs necessary to ensure unit is ready for occupancy.

1.3.4.2. INACTIVE UNITS: Contractor shall make repairs up to the point of preserving structural soundness, safety and preservation of conservation of utilities. Inactive units are identified in Appendix 10. The number of housing units on the inactive unit list may vary, plus or minus 15%, without a required change to the contract. Changes will be provided to the contractor by the contracting officer or designated representative. Contractor shall provide a clear walkway to the doors of all units on the inactive unit list as directed by contracting officer or designated representative.

1.4. MAJOR MAINTENANCE: The contractor shall provide major maintenance for housing units and mechanical rooms. The government reserves the right to approve or reject materials used for replacements or repair.

1.4.1. PAINTING: Painting includes any interior/exterior surface. Preparation, repair, priming, texture, and finish painting of all surfaces. All walls shall have a smooth finish. Contractor shall paint surfaces with like products, i.e., water-based surfaces with water-based paints, oil-based surfaces with oil-based paint. For interior painting, additional downtime may be requested due to extreme cold weather conditions for wall condensation with contracting officer or designated representative approval. For exterior painting, if weather does not permit required painting to be accomplished during COM, the contractor shall create a job order and complete when weather does permit. Contractor shall remove all nail, hooks, screws, etc…

1.4.1.1. Paint used in housing units shall meet the following specifications: Fuller O’Brien, interior/exterior semi-gloss latex enamel, FOB 236-XX or equal.

1.4.2. FLOOR COVERING REPAIR OR REPLACEMENT: Contractor shall repair or replace carpet/pad/vinyl/tile/vct tile/ceramic tile to include cove base, transition strips, and stair risers in accordance with government direction and manufacturer’s recommendations in housing units. All carpet/pad/vinyl/tile/vct tile/ceramic tiles shall have a uniform thickness and smoothness, free from variations in color, texture, and finish.

1.4.2.1. FLOOR REPAIR: The Contractor shall perform floor repair in accordance with manufactures recommendations, industry standards and the Governments DO specifications. All floors being covered shall be filled leveled, to providing a smooth transition to achieve a high level of industry standard installation. The contractor shall dispose of all materials removed at no cost to the government.

1.4.2.2. FLOOR COVERING: Carpet shall meet the following specifications: or an approved equal by the CO or his/her designated representative. Request shall be made in writing accompanied by a sample of the product. The Government may change the standard at any time. Current carpet requirements shall meet or exceed the following specifications: All carpet to be installed according to commercial carpet standard CRI-105. All carpet and vinyl seams shall be adhesive, chemically or heat weld seamed per manufactures professional installation guidelines. Install transition strips per manufactures professional installation guidelines.

1.4.2.2.1 CARPET PAD: Shall meet the following specifications: Hospitality Plus 5/16” blue 8# anti-microbial polyurethane pad or equal.

1.4.2.2.2. GOQ/SOQ CARPET: Style Name Shaw Legislator II, Style Number: #7K570, Construction Textured Cut Pile, Fiber Brand: 100% Staple Nylon, Gauge: 1/8, Average Yarn Weight: 51.7ox/sq yd, Stitches per Inch: 11.6, Tufted Pile Thickness 5.31 Inches, Finished Pile Thickness: 5.10 inches, Average Density: 3,649 oz/yd3, Weight Density: 188653 sq oz/yd 5, Total Weight: 88. Oz/sq yd, Radiant Panel (ASTM E-648): Class 1, Flaming Mode: 450, Static (AATCC-134): 3.5 Kv, Type Static Control: Permanent Conductive Fiber. Primary Back: Woven Polypropylene, Secondary Back: SoftBac, Warranty: 10 year limited or equal.

1.4.2.2.3. LEASED/OWNED CARPET: Style Name Shaw Family Housing Carpet: Style Number: #4F127, Color Number: 2669G, Description: Standard Cut Pile Tip Sheared, Fiber: 100% Nylon, Production Weight: 35.0oz/Square Yard, Pile Height: .625 inches, Gauge: 5/32, Stitches: 7.5 inches, Primary Back: Woven Polypropylene, Secondary Back: ActionBac, Warranty: 10 year limited or equal.

1.4.2.2.4. LEASED/OWNED BASEMENT CARPET: Style Name Hit the Books EcoWorx Performance Broadloom, Style number 60668,Construction pattern loop, Construction broadloom 12 foot, Fiber product 100% eco solution-Nylon 61%, Solution Dyed 39%, Primary backing Synthetic, Secondary backing EcoWorx Performance Broadloom, Gauge 5/64, stitches per inch 10, finish pile thickness .108, Warranty Lifetime Commercial Limited or equal. As directed by contracting officer or designated representative.

1.4.2.2.5. LEASED/OWNED VINYL SHEET FLOORING: Shall be 12’ wide with minimal seams. Tarkett product Color Number 58081 Cinnamon and 58042 Sand. Overall nominal thickness .080” (2.0mm), Nominal Wear layer thickness .20” (0.50mm). Warranty 5 year and manufacturing, 5 year aqua guard II, 20 year rip, tear and gouge, 20 year asphalt stain, 20 year underlayment panel stain.

1.4.2.2.6. LEASED CERAMIC TILE (GOQ/SOQ): Ceramic tile located in six GOQ/SOQ units, tile shall match existing tile if existing tile cannot be matched then complete replacement shall be required. All tiles shall require a sample prior to any replacement work begins. The submitted sample must be approved by the CO.

1.4.2.2.7. LEASED/OWNED VCT FLOORING: Mannington commercial Vinyl Composition (VCT) Gauge nominal thickness .125” (3.18mm), Nominal Size 12”x12” (30.5cmx30x30.5cm), or equal, shall be installed using manufactures approved adhesive.

1.4.2.3. COVE BASE: Contractor shall replace or refinish baseboard or cove-base to match existing product.

1.4.2.4. FLOOR SUBSTRUCTURE: The contractor shall inspect exposed portions of the floor substructure during carpet/vinyl/tile replacement or repair for housing. Replace damaged sub-floor to include floor joists notify contracting officer or designated representative for approval prior to repair. Contractor shall notify contracting officer or designated representative to get direction/approval for Sub floors that have stains or odors prior to recovering.

1.4.3. FIRE DAMAGE: Units damaged by fire shall be sealed and secured to prevent vandalism or damage by the elements. Repairs of fire damage units will be IAW paragraph 1.11 of this PWS.

1.4.4. ROOF REPAIR: The contractor shall maintain housing roofs to preserve a weather tight seal. Damaged or deteriorated components and accessories shall be replaced or repaired using methods consistent with the type of construction. The contractor shall accomplish maintenance work on a continuing basis to preserve the integrity of the roof. Upon finding conditions suggesting advanced deterioration and requiring major repair or replacement (more than 200 square feet per unit), the contractor shall report this condition to the contracting officer or designated representative.

1.4.5. ROOF LOAD: Contractor shall remove snow/ice from roofs as directed by contracting officer or designated representative.

1.4.6. RECYCLE SHELTER: The contractor shall maintain/repair recycling shelters located in Military Family Housing.

1.5. SERVICE CALLS: Service calls are defined as routine, urgent, and emergency repairs and maintenance required to keep all interior/exterior components and accessories in working order. See Appendix 12. Service calls may be initiated by the resident, contracting officer or designated representative or Housing Office personnel. The contractor shall provide and operate a 24 hour, on-site, seven days a week, service call system that is responsive and corrective to the occupants and has the capability to handle emergency, urgent, and routine work requests. The contractor shall notify contracting officer or designated representative if repairs cannot be accomplished within specified time frame. Contractor shall provide a daily report to contracting officer or designated representative, of appointments cancelled or rescheduled by the contractor or occupant.

1.5.1. 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. Service calls are not considered complete until documentation is signed and dated by occupant.

1.5.1.1. SERVICE CALL CATEGORIES: Emergency Call, Urgent Call and Routine Call as described below:

1.5.1.2. EMERGENCY CALL: Emergency calls are classified as failures or deficiencies, which constitute an immediate health, safety, property or environmental hazard. The contractor shall respond within times indicated in Appendix 12.

1.5.1.3. URGENT CALL: Urgent calls are classified as failures or deficiencies that do not immediately endanger the occupants or threaten damage to property but would inconvenience or affect the well being of the occupants. The contractor shall respond within times indicated in Appendix 12. A two-hour appointment window shall be coordinated with the occupant at the time of call in.

1.5.1.4. ROUTINE CALL: Calls that do not meet the criteria of emergency or urgent and are not listed in Appendix 12 are classified as routine calls and will be responded to within 5 days and completed within 21 days. A two-hour appointment window shall be coordinated with the occupant at the time of call in.

1.5.1.4.1. The contractor is responsible for replacing interior/exterior light bulbs located more than 10 feet high.

1.5.1.5. Failure on the part of occupant to provide access to quarters shall be considered a no-show. Contractor cannot charge the Government for no-shows.

1.6. RECURRING MAINTENANCE: The contractor shall submit a recurring maintenance plan and schedule to the contracting officer for approval within 15 business days after contract award. Inspection, repair, replacement, maintenance, and servicing shall be accomplished to keep all installed equipment and facility interior/exterior components 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. The contractor shall consider climatic conditions when scheduling recurring maintenance. Recurring maintenance shall include all facilities, as well as all interior/exterior components and accessories listed in Appendix 5, as a minimum.

1.6.1. 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.

1.6.2. For the purposes of this PWS, all housing common areas shall be considered to include all playgrounds, tot lots, athletic fields/courts, ice/roller rinks and their associated equipment and fences located within the housing areas. All common areas will be operational year round. Contractor shall ensure that playgrounds comply with the Handbook for Public Playground Safety Guide (available on the web at: http://www.cpsc.gov//cpscpub/pubs/325.pdf) applicable to each brand of equipment installed. Damaged, missing, or deteriorated components of playground equipment in common areas shall be maintained, painted, replaced, or repaired to a safe and usable condition. Contractor shall install/replenish areas containing playground equipment with appropriate surfacing material to maintain compliance. Playgrounds, tot lots, athletic fields/courts, ice/roller rinks shall be kept free of weeds, trash, and debris; trash cans shall be emptied minimum weekly or as needed, shall be left clean, free of foreign matter and free of orders.

1.6.3. FIREPLACE AND CHIMNEY CLEANING: The recurring maintenance plan shall include a schedule to inspect and clean fireplaces and chimneys in accordance with the National Fire Protection Association Code, Standard #211. At a minimum, cleaning shall be accomplished annually between the months of June 1 and September 30. The contractor shall notify contracting officer or designated representative in the event any repairs are needed and the extent of those repairs. Chimney flue, firebox, damper, and ash dump shall be free of ashes. Chimney and fireplace shall be free of loose creosote, dirt, and debris. Listed are the twenty-two (22) units with chimneys and fireplaces: EP1, EP2, EP3, EP5, EP7, EP9, 5407, 5408, 5409, 5410, 5411, 5412, 5352A, 5352B, 5353A, 5353B, 5354A, 5354B, 5355A, 5355B, 4807, and 4809. Units on the inactive unit list shall only be cleaned as directed by the contracting officer or designated representative.

1.6.4. VAULTS AND MECHANICAL ROOMS: The recurring maintenance plan shall include annual inspection schedule by month for vaults and mechanical rooms. The schedule shall include type of inspection, maintenance required, and repair of equipment.

1.6.5. GLYCOL HEATING FLUID TESTING: The following applies to all heating systems in which a glycol solution is used as a heat transfer fluid. Each system provides heat for buildings from a central mechanical room. Semi-annually and when glycol, water or inhibitors are added to a heating system, the contractor shall obtain samples of the glycol solutions in each glycol system and send them to an independent testing laboratory for analysis. The contractor shall perform these tests using methods recommended by glycol and inhibitor package manufacturers. Submit test result reports to CO and a copy to QAP within 21 days from sample date.

1.7. APPLIANCE INSTALLATION, SERVICE, REPAIR AND REPLACEMENT: Government owned appliances shall be maintained in accordance with manufacturer’s recommendations and commercial practices. Repairs on appliances with manufactures warranty will be repaired under warranty conditions at no expense to the government. The contractor shall comply with Attachment 5 of AFI 32-6004, Furnishings Management. When one-time repair costs for labor and material exceed costs in Attachment 5 of the AFI 32-6004, the contractor shall notify the contracting officer or designated representative and receive prior approval to make the repair. These repairs shall be made at no additional labor cost to the Government. Replacement appliances shall be in accordance with Section 3, paragraph 3.3 of the PWS. The contractor shall install new appliances upon approval of the contracting officer or designated representative. New appliances shall be Energy Star rated. Appliances purchased and installed by the contractor become the property of the government. The contractor shall verify the model and serial number on all appliances and pieces of equipment in the unit during COM.

1.7.1. LOANER APPLIANCES: Contractor shall deliver, install, maintain, service and retrieve loaner appliances, for authorized off base members when directed by contracting officer or designated representative. Contractor shall ensure appliances are clean prior to delivery and storage.

1.7.1.1. NON-REPAIRABLE APPLIANCES: The contracting officer or designated representative will approve all condemned appliance requests. The contractor shall dispose of those items determined non-repairable in accordance with local procedures. The contractor shall prepare all forms for condemned appliances and transport to the Defense Re-Utilization and Marketing Office (DRMO) located in Fairbanks. The contractor shall submit DD Form 1348-1 to DRMO and forward a copy to contracting officer or designated representative monthly. Contractor is responsible for transporting condemned appliances, removing, and disposing of refrigerants when required at no additional cost to the government. Contractor shall supply contracting officer or designated representative a completed copy of AF Form 228 (Furnishings Custody Receipt and Conditions Report) and provide records of model/serial numbers, address, where removed and documentation as to where each one was taken monthly.

1.7.1.2. The contractor shall maintain the Master Appliance list to include purchase date, installation date, age of appliance, type of appliance, manufacturer, model number, and serial number date last verified and address of unit where appliance is installed/removed/stored on a local electronic data base. If no serial number is available, the Contractor shall set up an identification system identifiable with the address of the house. All Appliances installed shall have date purchased and date installed stenciled on the appliance by Contractor. The contractor shall furnish an updated listing to contracting officer or designated representative monthly. For any appliances changed out, the contractor shall supply contracting officer or designated representative a completed copy of AF Form 228 (Furnishings Custody Receipt and Condition Report) monthly.

1.7.1.3. REMOVE/REPLACE GOVERNMENT OWNED APPLIANCES: Contractor shall remove government owned refrigerators, washers and/or dryers for occupants who wish to use privately owned appliances when directed by the contracting officer or designated representative. Contractor shall remove and store the government owned appliance and/or return the government owned appliance to the housing unit as requested. Appliances may need to be removed from units scheduled for demolition or renovation as directed by contracting officer or designated representative. These appliances are defined as refrigerators, ranges, dishwashers, trash compactor, washer and dryers. Appliances identified for removal will be stored for reuse or sent to the DRMO system when appropriate. Removal is reimbursed as a separate line item. Keep records of model/serial numbers, address where removed and documentation as to where each one was taken. Contractor shall supply contracting officer or designated representative a completed copy of AF Form 228 (Furnishings Custody Receipt and Conditions Report) and provide records of model/serial numbers, address, where removed and documentation as to where each one was taken monthly.

1.8. ASBESTOS MANAGEMENT: The contractor shall provide an asbestos management plan prepared by a certified Asbestos Management Planner. The plan shall include the asbestos operations and maintenance program, project design, inspections, and worker training as outlined in EPA “Managing Asbestos in Place”, 20T-2003 C (EPA Green Book). The contractor shall submit the asbestos abatement plan to the CO (contracting officer) for approval within 15 business days after contract award. Personnel involved with the asbestos management program shall meet all federal, state, and local training certifications and standards. Asbestos abatement shall be completed within times indicated in Appendix 4.

1.8.1. ASBESTOS REMOVAL: The contractor is designated to utilize the Eielson Asbestos Landfill (off Quarry Road) for disposal of any Asbestos Containing Materials (ACM) removed from Eielson AFB Housing Units. All asbestos being disposed of in the Asbestos Landfill shall be handled in accordance with 40 CFR 61, Subpart M; 29 CFR 1910.1001; and 29 CFR 1926.58. Use of the Asbestos Landfill is controlled and permission for access shall be obtained from 354 CES/CEOII (377-1577, Hours of Operation: 0630-1700, Tues-Fri) 354 CES/CEOII will specify the exact location of the disposal.

1.8.2. AREAS OF SUSPECTED ASBESTOS: See Appendix 11 for buildings known to have or suspected to contain asbestos.

1.8.2.1. The contractor shall submit copies of all analytical results and the “waste shipment document” (disposal record) to contracting officer or designated representative monthly.

1.9. LEAD-BASED PAINT MANAGEMENT: IAW 40 CFR 745, the contractor shall comply with HUD Guidelines for the Evaluation and Control of Lead-Based Paint Hazards (available on the web at http://www.hud.gov/offices/lead/lbp/hudguidelines/index.cfm. The contractor shall submit for approval a Lead-Based Paint Management Plan within 15 calendar days after contract award. The plan shall provide the proper management, collection, disposal techniques, and clearance sampling of lead-based paint from the interior and exterior of the housing units when necessary to perform maintenance. A copy of all clearance sampling results shall be submitted to contracting officer or designated representative monthly. The contractor shall pay for all permits and/or fees associated with this plan. See Appendix 11 for buildings known to have or suspected to contain lead-based paint.

1.10. LAWN MAINTENANCE AND REPAIR: Contractor shall repair damaged lawns and remove debris when directed by contracting officer or designated representative. Contractor shall provide written instructions on care for newly seeded areas to residents in accordance with the Integrated Natural Resources Maintenance Plan, paragraph 8.5.5.2. (377-5182) Contractor will also check this reference annually for updates. Residents shall maintain repaired lawns. Damaged lawns shall be repaired using standards as stated in Alaska Garden Manual, Alaska Cooperative Extension, College of Rural Alaska, University of Alaska, and Fairbanks HGA-003399. If lawn repair cannot be accomplished during the COM due to weather conditions, contractor shall complete as a routine service call as soon as weather permits. Contractor is not responsible for common areas.

1.10.1. The contractor may dispose of clean sod and soil in the base disposal area. The contractor shall contact the contracting officer or designated representative one week prior to disposal. The contracting officer or designated representative will contact the Natural Resources Manager (354 CES/CEAN) for directions, access, and other instructions.

1.10.2. Annually not later than 30 September, the contractor shall provide contracting officer or designated representative a written report on the cubic yards of sod and soil disposed in the disposal area for the fiscal year. contracting officer or designated representative shall forward a copy of the report to 354 CES/CEAN.

1.11. DISASTER RESPONSE WORK: As directed by the CO, the contractor shall be responsible for disaster response work and emergency services. The contractor shall provide sufficient personnel for emergency repairs resulting from unforeseen conditions. Payment for disaster response work shall be negotiated during and/or after responses.

1.12. UTILITY MAINTENANCE: The contractor shall maintain MFH utility systems within the French Creek Subdivision, Moose Lake Estates, and Appropriated Housing Units areas. Contractor shall perform maintenance according to commercial standards and codes. The Base Civil Engineer (BCE) fills the role of the Administrative Authority for code enforcement at Eielson AFB. The contractor shall comply with applicable safety and environmental regulations governing utilities maintenance.

1.12.1. PLUMBING SYSTEMS: The contractor shall maintain plumbing systems and associated components in accordance with applicable sections of the Uniform Plumbing Code (UPC). The contractor shall ensure maintenance personnel have proper training, experience, tools, and equipment necessary to perform plumbing systems maintenance.

1.12.1.1. Contractor shall maintain the water and wastewater lines, appurtenances, and ancillary devices as described in the following and depicted in Attachement1 and 2.

· French Creek Subdivision: From and including the primary mechanical building (Building 74813) on French Creek Drive to and throughout all units and buildings within the subdivision

· Moose Lake Estates: From and including the primary mechanical building (Building 75452) on Moose Lake Drive to and through all units and buildings within the estates

· Appropriated Housing: From the intersection of the lateral or service connection line with the main line, including the first valve, to and throughout the units and buildings

1.12.1.2. The contractor shall replace any fixture or water/waste conveyance located within a housing unit that becomes unserviceable, unsafe, or unsanitary regardless of its functionality. Contractor shall test repaired drainage systems to ensure that the systems drain freely and at the design or industry standard flow rate. The contractor shall clean up waste/debris and repair all damages resulting from water line breaks/leaks, sewer line backups, and repair activities. Contractor shall provide the equipment, equipment operator(s), and digging permits/work clearances needed to excavate, backfill, and resurface work sites as required. Contractor shall coordinate with CES Contractor shall notify contracting officer or designated representative when work is required and provide updates daily.

1.12.2. MECHANICAL SYSTEMS: The contractor shall maintain mechanical systems and associated components in accordance with applicable sections of the Uniform Mechanical Code (UMC) and American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE) standards. The contractor shall ensure maintenance personnel have proper certification, training, experience, tools, and equipment necessary to perform mechanical systems maintenance.

1.12.2.1. The contractor shall maintain the steam and condensate lines, appurtenances, and ancillary devices as described in the following and depicted in Attachments 1 and 2.

· French Creek Subdivision: From and including the primary mechanical building (Building 74813) on French Creek Drive to and throughout all units and buildings within the subdivision

· Moose Lake Estates: From and including the primary mechanical building (Building 75452) on Moose Lake Drive to and through all units and buildings within the estates

· Appropriated Housing: From the intersection of the lateral or service connection line with the main line, including the first valve, to and throughout the units and buildings

1.12.2.2. The contractor shall replace any fixture or heating/ventilation conveyance located within a residential unit that becomes unserviceable, unsafe, or unsanitary regardless of its functionality. Contractor shall test and repaired mechanical systems to ensure systems meet applicable design and manufacturers standards. The contractor shall clean up water, waste and debris and repair all damages resulting from mechanical systems leaks and repair activities. Contractor shall provide the equipment, equipment operator(s), and digging permits/work clearances needed to excavate, backfill, and resurface work sites as required.

1.12.3. CONDENSATE: At direction of contracting officer or designated representative, contractor shall be required to take steam condensation samples of various points in various mechanical rooms. contracting officer or designated representative will supply contractor with all needed supplies. Contractor shall not be required to test any of the samples taken. Samples shall be turned over to contracting officer or designated representative.

1.12.4. HEAT RECOVERY VENTILATORS: Contractor shall service, maintain, clean, and replace filters in Heat Recovery Ventilators in accordance with manufacturer’s instructions.

1.12.5. ELECTRICAL SYSTEMS: The contractor shall service, maintain, and repair interior and exterior electrical components (including head bolt outlets (HBOs)) in a manner that provides safe, serviceable systems. Contractor shall maintain the ability to troubleshoot system malfunctions such as circuit breaker trips, fluctuations, and other problems as they occur. All aspects of electrical maintenance and repair shall comply with the latest editions of the National Fire Protection Association (NFPA) 70 National Electrical Code and the American National Standards Institute (ANSI) National Electrical Safety Code. The contractor shall ensure maintenance personnel have proper certification, training, experience, tools and equipment necessary to perform electrical systems maintenance.

1.12.5.1. INTERIOR TELEPHONE LINES AND HOOK-UP: Contractor shall service and maintain all existing interior phone lines and hook-ups located in MFH units.

1.12.5.2. CABLE LINES: Contractor shall service and maintain all existing cable lines located in MFH units.

1.12.5.3. UTILITY OUTAGES: The contractor shall notify and secure approval from contracting officer or designated representative, prior to any outage. Contractor will also notify Housing Office and all affected occupants of scheduled utility outages at least 10 calendar days prior to the outage. For unscheduled outages, contractor will notify CE Service Call at 377-2100 and the contracting officer or designated representative immediately. When utility service is reinstated, regardless of outage cause, contractor shall check mechanical systems for proper operation according to the following schedule:

· Moose Lake Estates and French Creek Subdivision: immediately

· Appropriated Housing: within 8 hours

1.13. LOCKS: Most housing units contain Best Lock systems. If maintenance is required on other locking systems, the contractor shall obtain and install a Best Lock system. When directed by contracting officer or designated representative, contractor shall re-core locks and provide a minimum of three keys for the new core. If re-coring is performed during COM, the contractor shall provide the contracting officer or designated representative with new keys at the completion of COM and replace the key in the lock box with a new key. The contractor shall duplicate keys when directed by contracting officer or designated representative.

1.14. RESIDENT LOCKOUTS: The contractor shall create an emergency work order and provide entry to residents who are locked out of their housing unit. This will only be done when identification of the resident or their dependents is confirmed using ID card and government supplied housing rosters. Questions concerning the identity of the individual requesting access shall be directed to the Housing Office, or Security Forces. Any information obtained during verification is protected by the Privacy Act of 1974.

1.15. MINOR ALTERATIONS (MA) PROJECTS: MA projects are defined as minor alteration work as requested by the government. Housing office shall complete an AF Form 332, (Base Civil Engineer Work Request) requesting the minor alteration work and forward to the QAP. The QAP will notify the CO of the request. The CO will request a proposal from the contractor. Contractor shall prepare proposal for the project to include material cost, labor cost by trade, and the estimated number of hours to complete.

1.15.1. All work accomplished under MA projects will be in accordance with the standards contained herein as well as trade standards and will be completed within the negotiated performance period. Upon completion of MA projects, the contractor shall notify contracting officer or designated representative for inspection and acceptance.

1.16. QUALITY CONTROL: The contractor shall develop and maintain a quality program to ensure services are performed in accordance with The contractor shall develop, maintain, and enforce a Quality Control Plan (QCP) to ensure housing maintenance services are performed in accordance with commonly accepted commercial practices, manufacturers’ recommendations, all federal, state, local laws, regulations, and the PWS. As a minimum, the contractor shall develop quality control procedures addressing the areas identified in the Service Summary. The contractor shall provide a copy of the QCP to the CO no later than the pre-performance conference, 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.

1.16.1. The contractor and not the government, is responsible for management and quality control actions to meet the terms of the performance thresholds of the contract. The role of the government is quality assurance or ensuring that the performance standards are achieved.

1.16.2. CONTRACTOR REMEDIES.: Re-performance at no additional cost to the government is the preferred course of action for the government to satisfy performance requirements; however, the government reserves the right to determine performance was unsatisfactory without requesting re-performance. Government reserves the right to inspect after re-performance is complete.

1.16.2.1. If re-performance of the task is requested by the QAP and the re-performance is accepted as satisfactory, the re-performed task will not count as unsatisfactory and shall be at no cost to the Government.

1.16.3. CUSTOMER FEEDBACK: The QCP shall establish a customer feedback system that is responsive to customer complaints. Customer complaints shall be answered and all necessary corrective actions taken. Upon completion of corrective actions, customer feedback forms shall be returned to the QAP within one workday.

1.17. SELF-HELP CENTER: Contractor shall operate and manage the Self Help Center. A list of all items available to housing occupants shall be visibly posted. The contractor shall provide a Self-Help Center attendant(s) knowledgeable in simple repair of units, familiar with each of the items stocked in the Self-Help Center, and able to provide instructions for the use of the items. Customer feedback forms shall be displayed and made available to housing occupants at all times. Each month, the contracting officer or designated representative will provide the contractor a list of authorized customers residing in MFH. Contractor shall issue equipment, materials, parts, and supplies to bona fide family housing occupants for minor maintenance and improvements of their quarters. After self-help work is accomplished and accepted by the government, it will be maintained as part of this contract.

1.17.1. The contractor is responsible for purchasing all items for the Self-Help Center. Contractor shall invoice for items purchased during the month and attach copies of vendor receipts for reimbursement by the government. A computerized spreadsheet listing unit number, name of item, quantity issued to occupant, quantity issued to contractor and cost of items issued for the month shall be submitted with monthly invoice. The contractor shall provide a stock level report of self-help stock, to include items on hand, items received, items issued out and items on order with estimated arrival dates with monthly invoice.

1.17.2. Any required maintenance of loaner tools and equipment shall be accomplished by the contractor and reimbursed by the Government. Contractor shall assure all equipment is clean and serviceable before issue to occupant.

1.17.3. The contractor shall maintain stock levels of all items listed in Appendix 7 to meet customer demand. The contractor shall store and maintain all self-help materials in accordance with manufacturers’ recommendations and applicable commercial practices. No electrical items shall be installed by occupants. Upon direction of the CO, the contractor shall discontinue or make additional items available for issue.

1.18. Self Help Flower: Contractor shall provide flowers as a self-help Center Seasonal item during June and July. Flowers should be a variety of annuals and be available in 6-pack flats and issued on a first-come, first-serve basis with a limit of one each 6-pack flat per household. Contractor should estimate one 6-pack for 75% of the occupied housing units when ordering each year.