PWS Final 22 Dec 10.pdf

Attachment 1

Solicitation No. FA5209-11-R-0001

Performance-based Work Statement

For

Change of Occupancy Maintenance of

Military Family Housing Units

AT

Yokota AB, Japan

Date: 22 Dec 10

Table of Contents

Performance-based Work Statement Page

1. Description of Services/General Information 3

1.1. Description of Services 3

1.1.1. COM Inspections and Work Requirements 3

1.1.2. COM Routine Repair and Replacement 3

1.1.3. Incidental Labor (Reimbursable Materials) 7

1.1.4. Additional Maintenance Work (Unit Price Basis) 8

1.1.5. Installation of Occupant Name Tag 12

1.1.6. Cleaning Work 13

1.1.7. Reimbursable Materials (Payment at Net Cost) 15

1.2. General Information 16

1.2.1. Quality Control 16

1.2.2. Quality Assurance 16

1.2.3. Government Remedies 16

1.2.4. Contract Manager and Employees 16

1.2.5. Hours of Operation 17

1.2.6. Security Requirements 18

1.2.7. Performance of Services during Crisis 18

1.2.8. Warranties 18

2. Services Summary 18

3. Government Furnished Property and Services 19

4. Appendices 20

Appendices

A. Estimated Workload Data A-1 B. Facilities and Floor Plans B-1 - B-38 C. Quality Standards C-1 - C-21 D. Required Reports D-1

PERFORMANCE-BASED WORK STATEMENT

FOR

CHANGE OF OCCUPANCY MAINTENANCE OF MILITARY FAMILY HOUSING UNITS

1. Description of Service/General Information. The contractor shall provide all personnel, equipment, tools, materials, supervision, and other items necessary to perform change of occupancy maintenance of military family housing units at Yokota Air Base, Japan, in accordance with commercial practice, applicable industry standards and regulations as stipulated in this Performance-based Work Statement (PWS). All services included in this PWS shall be separately priced for Routine Repair and Replacement, Incidental Labor (Reimbursable Materials), Additional Maintenance Work (Unit Price Basis), and Cleaning Work.

1.1. Description of Services. The contractor shall establish comprehensive change of occupancy maintenance (COM) procedures (i.e. on-site work booklet/operational procedures for on-site crew) that will ensure the needs of the government are met within the performance time established in Appendix C.

At a minimum, the COM procedures shall address the work cited in paragaphs 1.1.1 through 1.1.6 and shall include a guideline for implementing the standards of this performance-based work statement, the manufacturers’ recommendations for equipment maintenance, and applicable U.S. and Japanese laws and standards referenced in Appendix C.

1.1.1. COM Inspections and Work Requirements. A joint inspection of the work site will be conducted by the BHI (Base Housing Inspector)/QA Personnel and the contractor, one (1) calendar day prior to commencement of work. As a result of the joint inspection, the BHI/QA Personnel will issue a work order to identify work requirements by contract line items, quantities, unit prices and total amount in addition to the contract number, task order number and work order number. The work order will also specify the commencement date and completion date. The performance time is computed based on the work item and quantity in accordance with Appendix C. The work commencement date shall be no later than the next day after issuance of work order. The work order will then be verified and signed by the BHI/QA Personnel and the contractor, and will be issued to the contractor. The contractor shall do all measurements where required and the BHI/QA Personnel will verify. The contractor shall be responsible for completion of all requirements identified on each work order by the date and time specified on the order. The work will be inspected by BHI/QA Personnel as noted on the Work Order. The quality standards of performance are set forth in Appendix C. The BHI/QA Personnel will conduct inspection during 0800 and 1600 hours, Monday thru Friday excluding U.S. legal holidays. Inspections falling after the stated hour and day will be postponed to the following day, and such postponements will not be considered part of the performance time of the work order involved. Upon inspection, the BHI/QA Personnel will sign and date the work order to show his/her acceptance of the work performed. The contractor shall maintain a serially numbered work order system to control all work upon receiving & completion of each work order.

1.1.2. COM Routine Repair and Replacement. Upon change of occupancy the contractor shall perform routine repair and replacement work for all military family housing units in accordance with individual work order. After work completion the contractor shall ensure all items listed below are repaired, removed/replaced/installed, adjusted, and or otherwise maintained to restore the item to its original functional use. Any item replaced by the contractor shall be the same material or items and in the same manner as originally installed. The contractor shall match existing size, color, type, efficiency, and aesthetics. The contractor shall obtain prior approval from BHI/QA personnel before replacing any item with a different item. All material costs for COM routine repair and replacement work shall be included in the contract unit price established for COM Routine Repair and Replacement (i.e., CLIN x001). Any repair or removal/replacement/installation beyond the scope of COM Routine Work and quantity specified in the items below will be ordered by Additional Maintenance Work (Unit Price Basis) and compensated for the excess services or quantities if those excess services or quantities are consistent with CLIN x003 (Additional Maintenance Work per Unit Price Basis). If not consistent with items under CLIN x003, any excess services or quantities are subject to negotiation and included in the contract by supplemental agreement.

1.1.2.1. Routine Architectural Repair and Replacement.

1.1.2.1.1. Install/remove/replace silicon sealing compound (Includes interior and exterior window and doorframes).

1.1.2.1.2. Repair/adjust metal, aluminum, wood doors and screen doors (main, exterior, storage, room, kitchen, closet, pantry doors, screen doors & sliding doors, etc.) to include remove/replace/installation of damaged hanger door wheels, rail, rollers, hinges, and damaged door surfaces. Adjust existing door to provide clearance over thresholds where new floor tiles (or carpet) and underlayments are installed and existing carpet seams.

1.1.2.1.3. Repair/adjust metal, aluminum, wood windows, and screen windows, to include remove/replace/installation of damaged insect screen with stainless steel screen. Rusted/wrinkled/stained screens shall be removed/replaced/installed with new. This item does not include removal/replacement/installation of sheet glass.

1.1.2.1.4. Repair/adjust cabinet doors and drawers to include removal/replacement/installation of damaged cabinet/drawer handles, hinges, door latches, and drawer front/bottom/sides/back/rollers/rails/guides.

1.1.2.1.5. Repair/relocate door or window stops.

1.1.2.1.6. Remove/replace worn-out weather stripping and crescent locks.

1.1.2.1.7. Remove/replace worn-out screen door/window latches.

1.1.2.1.8. Repair/adjust cylinder door locks.

1.1.2.1.9. Repair/adjust window shades and/or blinds.

1.1.2.1.10. Remove/replace/repair/adjust/tighten closet, shower & towel bars, toilet paper holder, soap dish, tooth brush holder, toilet seat with cover and toilet seat cover stopper.

1.1.2.1.11. Remove/replace/repair medicine cabinet mirror or glass/plastic shelf

1.1.2.1.12. Reglue/repair existing loose vinyl base with new adhesive less or equal to 8 Linear Feet (LF).

1.1.2.1.13. Reglue wall/floor tiles to include repairing concrete bed less or equal to 2 Square Feet (SF).

1.1.2.1.14. Reglue/repair existing loose vinyl wall covering with new adhesive.

1.1.2.1.15. Repair/reglue/remove/replace/patch existing wall-to-wall carpet (less or equal to 1 square yard). Repair, reglue and power stretch (carpet wrinkles, bubbles etc.) to include installation of thresholds

1.1.2.1.16. Reglue/repair/and remove/replace/install loose plastic laminated sheets less or equal to 4 SF including countertop covering.

1.1.2.1.17. Adjust/secure/tighten handrail support in stairways.

1.1.2.1.18. Adjust/secure/tighten aluminum window rail anchor bolts.

1.1.2.1.19. Repair/replace damaged ceramic tile joint with cement mortar (Walls/floors). This item shall not cover tile joint when damaged wall/floor tiles need to be removed/replaced under other CLIN.

1.1.2.1.20. Remove/replace/tighten damaged/wrinkled/stained insect screens.

1.1.2.1.21. Remove and replace damaged/ missing bracket (for air conditioner port door) with new steel angle bracket with factory paint finish.

1.1.2.1.22. Remove/replace door louvers.

1.1.2.1.23. Remove/replace deteriorated stove drip pans.

1.1.2.1.24. Remove existing paint and varnish from unpainted surfaces.

1.1.2.1.25. Remove/replace oven broiler pan and stove burners

1.1.2.1.26. Reinstall previously removed doors

1.1.2.1.27. Repair/remove/replace shoe rack in the closet

1.1.2.1.28. Install/repair fire extinguisher bracket in the kitchen

1.1.2.1.29. Remove/replace/repair metal corner moldings with aluminum corner molding

1.1.2.1.30. Repair kitchen counter top surfaces and counter top crevices with lamination/cork

1.1.2.1.31. Repair corkey lock and handle

1.1.2.1.32. Install broken/missing door hinges

1.1.2.1.33. Repair/remove/replace door closer (pressured door hinges) with new.

1.1.2.1.34. Remove/replace laminated surfaces less or equal to 4 SF.

1.1.2.1.35. Remove/replace shower head/hose/bracket and other attachments

1.1.2.1.36. Install/repair/remove window A/C frames

1.1.2.2. Routine Mechanical Repair and Replacement.

1.1.2.2.1. Remove/replace damaged rubber washer and packing for faucets and flush valves.

1.1.2.2.2. Remove/replace overflow drain pipe/hose for water tank and faucets.

1.1.2.2.3. Repair pipe and faucet connections of water leaks.

1.1.2.2.4. Repair stopped-up sink, tub, commode, water closet, shower drain.

1.1.2.2.5. Remove/replace damaged plug (rubber stopper) and bracket for bathtub, lavatory, and sink.

1.1.2.2.6. Adjust/remove/replace float valve and overflow drainpipe for water tank or flush valve for water closet-type.

1.1.2.2.7. Remove/replace/repair/adjust connecting pipe to commode/sink/lavatory.

1.1.2.2.8. Repair/adjust shower/bathroom/kitchen mixing valve, shower faucet and diverter.

1.1.2.2.9. Repair/remove/replace/adjust sink/lavatory/bathtub mechanical stoppers.

1.1.2.2.10. Remove/replace/repair/adjust heater or air conditioning control knob.

1.1.2.2.11. Repair/adjust heater box.

1.1.2.2.12. Repair/adjust bathroom ceiling exhaust fan

1.1.2.2.13. Repair/adjust kitchen exhaust fan.

1.1.2.2.14. Repair/adjust kitchen range hood and connection ducts/cover

1.1.2.2.15. Remove/replace air conditioner/heater/exhaust fan filters and frames to include kitchen and bathroom exhaust fan metal filter/shutters

1.1.2.2.16. Remove/replace/install dryer hose, duct, nipple, and bracket

1.1.2.2.17. Repair/remove/replace OA (outside air) vent/screen (kitchen wall)

1.1.2.2.18. Service/repair/adjust appliances to include garbage disposal, washer, dryer, dishwasher, stove/oven and refrigerator. If appliance requires more than 3 hours to repair then that appliance needs to be removed/replaced with approval from BHI/QA personnel.

1.1.2.2.19. Installation/relocation/disposal of Government window Air Conditioners (A/Cs) Return working A/C’s back to the Self help store, including uninstalled A/Cs in the unit or in the storage rooms.

1.1.2.2.20. Repair/service water leak/fan motor/coil/drain/valves/steam traps and power for central A/C and water heater

1.1.2.2.21. Service/repair Guardian III suppression fire system

1.1.2.2.22. Remove/replace valves. This includes but is not limited to hot water valve for water heater shower mixing valve, float valve and flush valve for commode, kitchen mixing valve, and valve/automatic valve for radiator/convector.

1.1.2.2.23. Repair/remove/replace sprinkler covers/plastic trims

1.1.2.3. Routine Electrical Repair and Replacement.

1.1.2.3.1. Remove/replace damaged wall switch and device plates (electrical outlet and switch plate cover).

1.1.2.3.2. Repair/adjust fluorescent type lighting fixtures. (Interior and exterior) to include removal/replacement of parts

1.1.2.3.3. Repair/adjust incandescent type lighting fixtures. (Interior and exterior) to include removal/replacement of parts

1.1.2.3.4. Repair/remove/replace panel board door including door locks.

1.1.2.3.5. Remove/replace circuit breakers.

1.1.2.3.6. Repair/remove/replace outlets/switches

1.1.2.3.7. Remove/replace/install phone and TV (UHF) co-axel plastic covers

1.1.2.3.8. Repair/remove/replace/glue conduit/molding for cable/phone lines

1.1.2.3.9. Check and remove/replace A/C outlets/receptacle for proper voltage in the living room (220V, 18,000BTU)/bedrooms, kitchens (110V-120V, 8,000BTU)

1.1.2.3.10 Repair/remove/replace automatic light sensor/detectors

1.1.2.3.11. Remove/replace/repair/adjust door bells.

1.1.2.3.12. Test/remove/replace/repair smoke detectors. Smoke detector testing shall be accomplished in accordance with quality standards listed in paragraph 3.4, Appendix C (Quality Standards).

1.1.2.3.13. Remove/replace cracked/discolored electrical plates, sockets, and light switches.

1.1.2.3.14. Remove/replace burned out light bulbs.

1.1.3. Incidental Labor (Reimbursable Materials). The contractor shall perform incidental labor work when ordered by BHI/QA personnel. All materials needed to perform incidental labor shall be acquired by the contractor on a reimbursable basis in accordance with paragraph 1.1.7. below. The contract unit prices for these items shall therefore be exclusive of any material costs. After the incidental labor work is completed, the contractor shall ensure all items are restored to their original functional use for which they were intended. All items shall be removed/replaced/installed with the same materials or items and in the same manner as originally installed. The contractor shall match existing size, color, type, efficiency, and aesthetics.

1.1.3.1. Incidental Architectural Work.

1.1.3.1.1. Remove/replace window blinds horizontal and vertical.

1.1.3.1.2. Remove damaged door locks and replace with new cylinder door locks to include corkey lock.

1.1.3.1.3. Remove/replace damaged aluminum/plastic/wood screen window with new aluminum steel or plastic screen window.

1.1.3.1.4. Remove damaged sliding door and replace with new aluminum/steel framed sliding door screens.

1.1.3.1.5. Remove/replace door (interior or exterior, wood, aluminum, or steel).

Removal/replacement/installation of door closer (pressured door hinges) shall not be included in this line item.

1.1.3.1.6. Remove/replace sheet glass, to include but not limited to glass in windows, doors, and built-in china cabinet. Glass must match existing glass, which shall be safety glass. The following are the typical sheet glass being used in housing units: 3 mm or 5 mm thick clear sheet glass and 6.8 mm thick clear wired sheet glass. Removal/replacement of silicon sealing compound shall not be included in this line item.

1.1.3.1.7. Remove/replace aluminum sheet bathroom/shower room.

1.1.3.1.8. Air Conditioner Port Door Work. Repair/remove/replace aluminum, steel or sheet metal air conditioner port door including removal/replacement of missing or damaged hardware and weather stripping. For steel and sheet metal port door, work includes painting of all metal surfaces in the shop.

1.1.3.1.9. Remove/replace kitchen counter tops.

1.1.3.2. Incidental Mechanical Work.

1.1.3.2.1. Remove/replace faucets or faucet diverter.

1.1.3.2.2. Remove/replace combination faucet for bathtub.

1.1.3.3. Incidental Electrical Work.

1.1.3.3.1. Install or Remove/replace fluorescent-type lighting fixtures: These include but are not limited to the removal/replacement of the following: type “A”, 4-20W for kitchen; type “3”, 2-20W for living and dining rooms; type “C”, 2-40W for kitchen; light fixture above medicine cabinet in bathrooms; light fixtures on the balconies of towers; and exterior light fixtures in General Officer’s Quarters (GOQs), Senior Officer’s Quarters (SOQs), and Senior Enlisted Quarters (SEQs).

1.1.3.3.2. Install or Remove/replace interior and exterior incandescent-type lighting fixtures. These include but are not limited to lighting fixtures in bathroom and laundry room, hallway, porch, patio, balconies and carport. (Note: Only SEQ, SOQ, and GOQ units have carports).

1.1.3.3.3. Install or Remove/replace lighting fixture cover or diffuser for all types of lighting fixture enumerated in paragraphs 1.1.3.3.1 and 1.1.3.3.2 above. This also includes the removal/replacement/installation light bulb protectors in storage and closets.

1.1.4. Additional Maintenance Work (Unit Price Basis): The contractor shall perform the following maintenance work on an as ordered basis in addition to the above routine repair and removal/replacement/installation when ordered. The contractor shall furnish all materials needed in performing Additional Maintenance Work and include the costs of all such materials in the contract unit prices for these “unit price” work items other than the Government-furnished materials.

1.1.4.1. Painting. The contractor shall perform the painting requirements according to the following standards and in accordance with Appendix C. All colors of paint shall match the existing color on the walls, floors and ceiling, unless any changes to the paint color are directed by the QA Personnel.

1.1.4.1.1. Interior Painting: Interior painting (including interior of outside storage rooms) will be provided in vacant quarters and includes the painting of all previously painted surfaces, such as walls, ceilings, cabinets, and closets. To include the outside of the entrance door, frames and the balcony storage door of all tower apartments.

1.1.4.1.2. Touch-up Painting: Touch-up painting shall be performed to correct and paint minor defects in interior and exterior surfaces, such as filling and painting of nail holes, nicks, and scrapes, painting over marks and scuffs, etc. Color of touch-up paint will match existing.

1.1.4.1.3. Paint exterior surfaces of metal/wood doors & trims of storage rooms/sheds and outside garbage can enclosure (Garden House).

1.1.4.2. Architectural Repair/Replacement.

1.1.4.2.1. Floor Work.

1.1.4.2.1.1. Remove damaged vinyl composition floor tile on existing floor including stairway treads and risers and replace with new 2 mm thick vinyl composition floor tile.

1.1.4.2.1.2. Remove/replace/install 2mm thick vinyl sheet flooring.

1.1.4.2.1.3. Remove/replace/install 2.3 mm thick vinyl sheet flooring, including bathroom.

1.1.4.2.1.4. Remove/replace vinyl sheet flooring with 2.0mm thick non-cushioned chip-in-laid vinyl sheet flooring in kitchen (Garden).

1.1.4.2.1.5. Remove damaged non-slip nosing on concrete steps and replace with new ceramic tile non-slip nosing (Garden).

1.1.4.2.1.6. Remove damaged non-slip nosing on stairway and replace with brass edged plastic non-slip nosing (Garden).

1.1.4.2.1.7. Remove damaged ceramic and or mosaic floor tiles and replace with new non-slip ceramic or mosaic floor tiles in bathroom.

1.1.4.2.1.8. Remove damaged quarry floor tile and replace with new 6” x 6” quarry tile.

1.1.4.2.1.9. Remove damaged terrazzo floor tile and replace with new 30 mm thick terrazzo block floor tile.

1.1.4.2.1.10. Repair/remove/replace damaged concrete floor edges on patio with new concrete.

1.1.4.2.2. Floor Maintenance (Wax Finish).

1.1.4.2.2.1. Floor Maintenance 2 Bedroom/3 Bedroom units.

1.1.4.2.2.2. Floor Maintenance 4 Bedroom/SOQ/SEQ/GOQ Units.

1.1.4.2.2.3. Partial Floor Maintenance.

1.1.4.2.3. Steam Clean Carpets.

1.1.4.2.3.1. Steam Clean Carpets other than SOQ/SEQ/GOQ.

1.1.4.2.3.2. Steam Clean Carpets with Partial Floor Maintenance (SOQ/SEQ/GOQ).

1.1.4.2.4. Remove existing wall-to-wall carpet.

1.1.4.2.5. Remove/replace wall-to-wall carpet. The contractor shall expect to remove/replace/install carpet in any facility in which the carpet has exceeded its life expectancy (7 years) or when requested by the QA Personnel with the Government-furnished carpet and padding.

1.1.4.2.6. Repair/patch (to include re-gluing and stretching) of wall-to-wall carpet (more than one square yard) with the Government-furnished carpet and padding.

1.1.4.2.7. Wall & Ceiling Work.

1.1.4.2.7.1. Remove damaged baseboard and replace with new vinyl base.

1.1.4.2.7.2. Remove/replace ceiling acoustic tiles.

1.1.4.2.7.3. Remove damaged finish lumber (quarter round, baseboard, corner molding etc.) and replace with new finish lumber.

1.1.4.2.7.4. Remove/replace ceramic wall or floor tiles (4x4, 6x6, etc.) with new.

1.1.4.2.7.5. Remove existing plaster, fiber board/gypsum wallboard walls and replace with new ceramic wall tile over new cement mortar bed, metal rib-lath, asphalt felt and wood sheathing on existing wood studs & blocking.

1.1.4.2.7.6. Remove existing celotex/plywood/plaster wall and ceiling and replace with 5/8” gypsum wallboard with taped joints.

1.1.4.2.7.7. Remove damaged ceiling access door (Garden) and replace with new aluminum framed ceiling access door.

1.1.4.2.7.8. Remove damaged rough lumber (studs, sheathing, nailers. filler, joists etc.) and replace with new rough lumber (Garden).

1.1.4.2.7.9. Remove damaged curtain box and replace with new wood curtain box with paint finish (Garden).

1.1.4.2.7.10. Remove vinyl wall covering and replace with new vinyl wall covering.

1.1.4.2.7.11. Remove vinyl wall covering and paint wall.

1.1.4.2.8. Door & Window Work

1.1.4.2.8.1. Remove damaged curtain rails and replace with new stainless steel rails.

1.1.4.2.8.2. Maintenance of windows and door glass.

1.1.4.2.8.3. Remove/replace aluminum window railing including bolts and hardware (Garden).

1.1.4.2.8.4. Remove damaged window/door trims and replace with new wood trims.

1.1.4.2.9. Repair/Remove/replace Air Conditioner Port Door.

1.1.4.2.10. Repair/Remove/replace Cabinets

1.1.4.2.10.1. Remove/replace damaged cabinet bottom and back with new 3/8” thick plywood.

1.1.4.2.10.2. Remove damaged plastic laminated sheets on cabinets and closet shelves to include kitchen counter top covering and replace with new plastic laminated sheets.

1.1.4.2.10.3. Remove damaged cabinet shelf and closet shelves and replace with minimum thick plastic laminated plywood flush type shelf.

1.1.4.2.11. Install the Government-furnished window Air Conditioner.

1.1.4.2.12. Remove/dispose of AC window unit to the Government designated area and replace/install with glass, glass trim, or caulking.

1.1.4.3. Mechanical Maintenance, Repair, and Replacement.

1.1.4.3.1. Recoat bathtub with ceramic finish.

1.1.4.3.2. Remove/replace commode/water closet.

1.1.4.3.3. Remove/replace kitchen exhaust fan, 100V and 115V, l0 m’/min and 12 m’/min.

1.1.4.3.4. Remove/replace bathroom ceiling exhaust fan 115V, 5m’ and 2m’:

1.1.4.3.5. Remove/replace kitchen range hood with Government Furnished hood.

1.1.4.3.6. Remove/replace lavatory including faucets, “P” trap, stop valves and brackets.

1.1.4.3.7. Remove damaged medicine cabinet (including disposal of damaged lamp) and replace with new medicine cabinet with built-in lamp.

1.1.4.3.8. Remove damaged medicine cabinet (non-built in lamp) and replace with new medicine cabinet.

1.1.4.3.9. Remove/replace “P” trap for lavatory or sink.

1.1.4.3.10. Remove/replace water tank for toilet.

1.1.4.3.11. Remove/replace water tank lid.

1.1.4.4. Electrical Maintenance, Repair, and Replacement.

1.1.4.4.1. Conduit & Wiring and Installation Work.

1.1.4.4.1.1. Replace rigid conduit with fittings, 19 mm and 25 mm.

1.1.4.4.1.2. Replace flexible conduit with fittings, 17 mm.

1.1.4.4.1.3. Replace wire IV, #12 AWG.

1.1.4.4.1.4. Replace cable CVV, 2C #16 AWG.

1.1.4.4.1.5. Replace cable VVF, 2C & 3C #12 AWG with fittings.

1.1.4.4.2. Wiring Device Installation Work. The contractor shall remove old and install new of the following items listed below.

1.1.4.4.2.1. Install or Remove/replace switch box with cover

1.1.4.4.2.2. Change tumbler switch control circuits of the ceiling lights in dining and living rooms.

1.1.4.4.3. Other Electrical Work.

1.1.4.4.3.1. Inspect/Check panel board to include megger test and report.

1.1.4.4.3.2. Measure ground resistance of the grounding system, including test report.

1.1.5. Installation of Occupant Name Tag: The contractor shall furnish Military Family Housing Occupant name tags that meet the following requirements:

1.1.5.1. The name tags must fit the name tag holding brackets that are existing at the MFH.

1.1.5.2. The contractor shall verify all dimensions and conditions before starting work.

1.1.5.3. All lettering shall be in English and reflective.

1.1.5.4. All lettering and punctuation shall be removable (allowing re-use by applying new letters).

Removed lettering and punctuation shall not be re-used.

1.1.5.5. The name tags plate material shall be plastic (acrylic acid resin).

1.1.5.6. The name tags shall have a dark brown background color.

1.1.5.7. The brown name tag blank shall be durable enough to allow re-use.

1.1.5.8. The name shall be centered on the name tag in white letters.

1.1.5.9. The name shall consist of the first initial of the occupant’s first name using a capital letter; followed by a period; a blank space; and the last name (with first letter of the last name capitalized). Examples are provided below:

J. Doe J. Public A. Smith

1.1.5.10. Yokota AB Military Housing Management Office shall provide the contractor with complete and accurate name of the occupants as required. In the event that the contractor is not sure of correct lettering/spelling on any name tag, the contractor shall consult with the QA Personnel/BH Inspector.

1.1.5.11. Errors made by the contractor shall be corrected at the contractor’s expense.

1.1.5.12. The contractor may discover that the name tag bracket at a Military Family Housing Unit is defective or missing. In that event, the contractor shall remove/replace/install the missing/defective bracket with new.

1.1.6 Cleaning Work.

1.1.6.1. Cleaning work will be ordered as needed in addition to COM Routine Repair and Replacement at the discretion of the BHI/QA Personnel. Basic Cleaning includes cleaning of exhaust fans and range vent hood, kitchen sinks, countertops, air heaters, central air conditioners, window blinds, doors, interior and exterior lighting fixtures and covers (including light bulbs/tubes), electrical outlet/switch covers, door bell cover, ceramic wall tiles in the kitchen and utility room, cleaning of closets, cabinets, drawers, shelves, all Government furniture and vinyl/wooden baseboards/recycle bins and window A/Cs), and roof ledges.

Clean trap for sink, lavatory, bathtub, or water closet. Clean water strainer in shower mixing valve and shower hose. The contractor shall perform cleaning work in the following types of units:

1.1.6.1.1. 2/3 Bedroom Units.

1.1.6.1.2. 4 Bedroom Units/SEQs/SOQs.

1.1.6.2. Bathroom Cleaning.

1.1.6.2.1. 2/3 Bedroom Units.

1.1.6.2.2. 4 Bedroom Units/SEQs/SOQs.

1.1.6.3. Cleaning of Appliances 2/3/4 Bedroom Units/SEQs/SOQs. This includes cleaning of range and stoves, refrigerators, dishwashers, garbage disposals, washing machines, and clothes dryers.

1.1.6.4. Cleaning of Kitchen Cabinets, Drawers, Shelves and pantry (interior and exterior)

1.1.6.5. Cleaning of General Officers Quarters (GOQs) covers cleaning of appliances, exhaust fan and range vent hood, kitchen countertops and sinks, cabinets, cupboards, drawers, shelves, and closets to include removal of liners and adhesives, cleaning of air heaters and central air conditioners including intake and exhaust ducts, cleaning of window blinds, doors, light fixtures, bathrooms, spot cleaning of walls/vinyl walls, vinyl/wood baseboards, interior of storage rooms and exterior heater closets, carport, garage, driveways, patios, Exterior wall (to include removing dirt stains , cobwebs and other foreign substances) and entrances, fireplace and barbecue pit, and all existing furniture.

1.1.6.6. Balcony and Patio Cleaning. The contractor shall provide balcony and patio cleaning service.

Tower unit’s balcony railings, floors and walls shall be thoroughly cleaned to remove any pigeon droppings, trash, and other debris. All patios shall be cleaned to remove trash and other debris to include unit front porch, stair, hand rail and metal mat (garden), and roof ledges.

1.1.6.7. Yard Maintenance. The contractor shall perform snow removal, raking of leaves, and grass cutting yard maintenance to include edging side walks, pull weeds, trim bushes & trees less than 8’, fill holes as needed. Clean flower beds/pull weeds. The grass should be cut evenly to a height of 1 to 2 inches high for the unit’s area of responsibility during Change of Occupancy Maintenance. Snow removal shall be performed on steps, sidewalks, driveways. Leaf raking shall be performing on all ground surfaces exterior to the facility, carports and door overhangs.

1.1.6.8. Vacant unit cleaning with routine maintenance. Prior to the occupant moving into the unit, the contractor shall provide vacant unit cleaning service for previously cleaned vacant units that have been vacant for 30 days or longer. If the unit has been vacant for 90 days or less after the prior acceptance of services, it will only require vacant unit cleaning only, if more than 90 days then perform any and all work listed under paragraph 1.1.2. of this PWS as necessary to return the vacant unit to the acceptable condition

. The housing inspector shall notify the contractor prior to required occupancy. Any damages resulting from latent defect in the previously accepted services shall not be repaired under this item.

Vacant unit cleaning service shall include, but not be limited to the following services:

1.1.6.8.1. Clean all floors to include storages

1.1.6.8.2. Clean windows/frames/tracks

1.1.6.8.3. Clean appliances.

1.1.6.8.4. Clean bathrooms

1.1.6.8.5. Clean light fixtures/outlets/switch/receptacle covers

1.1.6.8.6. Clean window blinds

1.1.6.8.7. Clean heaters, air condition units, utility pipes and vents.

1.1.6.8.8. Clean all pantries, closets, doors, cabinets, and shelves.

1.1.6.8.9. Clean recycle bins and window A/Cs

1.1.6.8.10. Clean doors/baseboards/walls/ceilings

1.1.6.8.11. Clean balcony/patio/steps/yard

1.1.6.8.12. Clean wall tiles/countertops

1.1.6.8.13. Remove dead roaches

1.1.6.8.14. Routine maintenance

1.1.6.9. Local Move Cleaning. The contractor shall provide unscheduled cleaning with any unit vacated for compelling reason such as unit repairs, unexpected PCS move, additional family member, relocation of member and any other such matters of these natures. Local move cleaning includes following services:

1.1.6.9.1. 2/3 Bedroom Units

1.1.6.9.1.1. Cleaning Other than Bathroom.

1.1.6.9.1.2. Bathroom Cleaning.

1.1.6.9.2. 4 Bedroom Units/SEQs/SOQs.

1.1.6.9.2.1. Cleaning Other than Bathroom.

1.1.6.9.2.2. Bathroom Cleaning.

1.1.6.9.3. Cleaning of General Officers Quarters (GOQs) for Local Move

1.1.7. REIMBURSABLE MATERIALS (Payment at Net Cost). This paragraph covers items of supply, equipment, material and spare parts purchased by the contractor on a reimbursable basis, as required and authorized for incidental labor items in accordance with paragraph 1.1.3. of this PWS. Any materials needed to perform incidental labor work under CLIN x002, shall be ordered by the issuance of work orders to the Contractor regardless of dollar/yen threshold stated in below paragraphs, and purchased by the Contractor on a reimbursable basis under CLIN x005.

1.1.7.1. Removed Parts and Materials. Any item with a removal/replacement/installation cost over ¥100,000 that requires removal from equipment or facilities for the purpose of replacement will be inspected by QA personnel prior to removal. The contractor shall contact QA personnel prior to removing the item. Items replaced without QA personnel or the contracting officer’s approval will be at the expense of the contractor and not reimbursed by the Government.

1.1.7.2. When the QA Personnel issue a work order to the contractor for purchase of material from the local market on a reimbursable basis, the work order shall specify item description and quantity, as well as its efficiency and aesthetic requirements as applicable. The contractor shall purchase upon receipt of work order issued by the QA Personnel without obtaining the Government approval for items with a price of less than ¥100,000. If one or more of these items exceed ¥100,000 each work order issued, the contractor shall obtain approval from QA personnel. The QA Personnel shall obtain the contracting officer’s prior approval for any work order covering an item exceeding ¥500,000. The contractor shall procure all items as ordered, competitively and at the best market prices obtainable in line with the urgency of delivery requirement. The contractor shall maintain documented proof of competition from at least three sources on all purchases exceeding the yen equivalent of $3,000.00

. Any discounts and rebates on items as obtained by the contractor shall be credited to the Government. Each purchased item shall be inspected and accepted by the QA Personnel upon delivery and title thereto shall transfer to the Government upon acceptance.

1.1.7.2.1. All materials acquired under paragraph 1.1.3. shall be of a quality equal to or better than the items to be replaced. If the repaired item is not returned to its original condition, it will be removed/replaced/installed by a new item. Contractor shall seek approval from BHI/QA prior to removal or replacement unacceptable materials at no additional cost to the Government. All contractor-furnished materials required for work shall conform to the standards and material approval submittal requirements prior to utilization, therefore the contracting officer may require the contractor to submit samples of materials or specific items for examination if it is necessary, at no additional cost to the Government.

Those items determined to be non-repairable by the QA Personnel shall be disposed of off-base at the contractor’s expense.

1.1.7.2.2. Paint and other materials replaced with the original items or manner, subject to material approval submittal requirements, shall be approved by the Contracting Officer in accordance with paragraph 6, Appendix C of this PWS.

1.1.7.3. All the items thus procured shall be reimbursed to the contractor by the Government at the net purchase cost on a monthly basis. The contractor’s invoice shall include a listing of all the item by item description, quantity, unit (installation location), and total purchase cost, and work order number. The contractor shall maintain the original copy of each delivery ticket, sales slip or other documentation in full support of his monthly invoices.

1.2. GENERAL INFORMATION.

1.2.1. QUALITY CONTROL. The Contractor shall develop and maintain a quality program to ensure that cleaning and inspection services are performed in accordance with customary accepted commercial practices and manufacturer’s instructions. The Contractor shall develop and implement quality control procedures to address the requirements in the contract and to identify and prevent defective services from recurring. The Contractor shall develop quality control procedures that address the areas identified in the paragraph 2, Services Summary.

1.2.2. QUALITY ASSURANCE. The Government will evaluate the Contractor’s performance in accordance with the Performance Plan by appointing a QA Personnel to monitor performance to ensure services are received.

1.2.2.1. The BHI/QA Personnel shall inspect each unit ordered for change occupancy maintenance task immediately after completion of the task or by the due date, and record the results on his surveillance checklist as acceptable or unacceptable. A re-inspection will only be done in the afternoon of the same day as the initial inspection for acceptance if there are minor discrepancies. If significant discrepancies were found, re-inspection of the unit will be scheduled for the next duty day and liquated damages may be assessed for delay in the specified performance period.

1.2.2.2. Performance Evaluation Meetings. The contract manager may be required to meet with QA Personnel and the Contracting Officer when unsatisfactory performance becomes apparent.

1.2.3. GOVERNMENT REMEDIES: The Contracting Officer shall follow the requirements of FAR 52.212-4, Contract Terms and Conditions for Commercial Items, for the Contractor’s failure to perform satisfactory services or failure to correct nonconforming services.

1.2.4. CONTRACT MANAGER/EMPLOYEES.

1.2.4.1. Contract Manager. The contractor shall provide a contract manager who shall be responsible for the performance of the work. The name of this person and an alternate(s) who shall act for the contractor when the manager is absent shall be designated in writing to the contracting officer prior to contract start date.

1.2.4.1.1. The contract manager and alternate shall have full authority to act for the contractor on all contract matters relating to daily operation of this contract.

1.2.4.1.2. The contract manager or alternate shall be available; during the week, 0730 to 1630 hours, to meet on the installation with government personnel designated by the contracting officer to discuss problem areas.

1.2.4.1.3. The contract manager and alternate(s) and back up personnel must be able to read, write, speak and understand English.

1.2.4.2. Employees. Contractor personnel shall present a neat appearance and be easily recognized. This may be accomplished by wearing distinctive clothing bearing the name of the company or by wearing appropriate badges which contain the company name and employee name. Names on clothing or badges must be written in English.

1.2.4.3. The contractor’s employees are required to have proper qualifications to perform each tasks listed in this PWS.

1.2.4.4. The Contractor shall not employ any 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.

1.2.5. HOURS OF OPERATION.

1.2.5.1. Normal Hours: The contractor shall perform the services required under this contract during the periods of time indicated below.

All Maintenance Work Related To COM 7 days per week 7:30 AM - 10:00 PM

1.2.5.2. Holidays. The following is a list of US government holidays. If the holiday falls on a Saturday, the preceding Friday is observed as the holiday: if the holiday falls on a Sunday, the following Monday is observed as the holiday.

HOLIDAY

DATE

New Year’s Day 1st January Martin Luther King’s Birthday 3rd Monday in January President’s Day 3rd Monday in February Memorial Day Last Monday in May Independence Day 4th July Labor Day 1st Monday in September Columbus Day 2nd Monday in October Veteran’s Day 11th in November Thanksgiving Day 4th Thursday in November Christmas Day 25th in December

Note: Normally, holidays that fall on Saturday will be observed the preceding Friday. Holidays falling on a Sunday will be observed the following Monday. The Contractor will be required to provide services on these days.

1.2.6 SECURITY REQUIREMENTS. The contractor shall be responsible for safeguarding all government property provided for contractor use. At the close of each work period, government facilities, equipment and materials shall be secured.

1.2.6.1. Key Control. The contractor shall establish and implement methods of ensuring that 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 issued by the Government.

1.2.6.1.1. The contractor shall immediately report any occurrences of a lost or duplicated key to the contracting officer.

1.2.6.1.2. In the event keys, other than master keys are lost or duplicated, the contractor will be required, upon direction of the contracting officer, to re-key or replace the affected lock or locks; however, the Government, at its option, may replace the affected lock or locks or perform re-keying. When the replacement of locks or re-keying is performed by the Government, the total cost of re-keying or the replacement of the lock or locks shall be deducted from the monthly 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 the monthly payment due.

1.2.6.1.3. It is the responsibility of the contractor to prohibit the use of keys issued by the government by any person other than the contractor's employees. It is also the responsibility of the contractor to prohibit the opening of locked areas by the contractor's employees to permit entrance of persons other than contractor's employees engaged in the performance of assigned work in those areas.

1.2.6.1.4. Lock Combinations. The Contractor shall control access to the Government provided lock combinations to preclude unauthorized entry.

1.2.7. PERFORMANCE OF SERVICES DURING CRISIS DECLARED BY THE NATIONAL

COMMAND AUTHORITY OR OVERSEAS COMBATANT COMMANDER. The contractor is not required to perform all services listed in this PWS during crisis.

1.2.8. WARRANTIES. For all work performed and materials used for each work order, the contractor shall provide the most favorable commercial warranties that the manufacturer or supplier provides to any customer for the types of items furnished under this contract and that the rights and remedies provided therein are in addition to and are not limited by any other clause of this contract. The Government reserves the right to reject any unserviceable or substandard item and to require removal/replacement/installation with a serviceable like item or acceptable quality item or to require full credit for the item. The contractor shall maintain records of all warranted items to include item description, location, manufacturer and model data, serial numbers and expiration dates of the warranties or guarantees. The contractor shall establish work controls so as to ensure that such warranties are not voided by acts of his employees in the performance of this contract.

2. SERVICES SUMMARY. The contract service requirements are summarized into performance objectives that relate directly to mission essential items. The performance threshold briefly describes the minimum acceptable levels of service required for each requirement. These thresholds are critical to mission success.

Performance Objective PWS Para Performance Threshold SS#1: Perform COM in accordance with the established turn around times

1.1. Units are returned on time with

all work items completed 98% of the time

SS#2: Submit the required report in a timely manner IAW Appendix D.

Appendix D (the required PWS paragraphs are incorporated)

Complete requirement 100% of the time.

3. GOVERNMENT FURNISHED PROPERTY AND SERVICES: The government shall provide, without cost, the facilities, equipment, materials, and/or services listed below.

3.1. Facilities: The government shall furnish and/or make available facilities described below. Compliance with the Occupational Safety and Health Act and other applicable laws and regulations for the protection of employees is exclusively the obligation of the contractor, and the government will assume no liability or responsibility for the contractor's compliance or noncompliance with such requirements. Prior to any modification of the facilities performed by the contractor, the contractor must notify the Contracting Officer and provide documentation describing in detail the modification requested. No alterations to the facilities shall be made without specific written permission from the Contracting Officer; however, in the case of alterations necessary for OSHA compliance, such permission shall not be unreasonably withheld. The contractor shall return the facilities to the government in the same condition as received, fair wear and tear and approved modifications excepted. These facilities shall be used in the performance of this contract only.

Government Furnished Facilities:

Bldg 4408 Office Space 450 SF Bldg 4408 Storage 80 SF

NOTE: The locations and area of the facilities are subject to change for the Government’s convenience.

3.2. Materials.

All carpeting and padding, and Window Air Conditioners (AC) will be furnished to the Contractor by the U. S. Government. The following specifications are subject to change without notice:

All Garden, SOQ/SEQ and Tower Apartments

Maker: Triples Crown II Number: 53396 Color: Mocha #00700 100% Nylon Size: 12’ width W/ cushion padding

GOQ

Maker: Tranq Bay Number 53558 Color: Lt. Brown Size: 12’width W/cushion padding

AC Units Maker: General Electric

8,000 BTU (bedroom) 18,000 BTU (living room)

3.3. Services.

3.3.1. Utilities. The government shall provide all electricity, water, and sewage.

3.3.2. Telephone. Three restricted access (military installation only) telephones will be provided for the contractor to operate the service call functions. The contractor may have additional telephones installed by submitting a written request to the base communications officer through the QA personnel. All expenses relating to the use of additional telephones shall be borne by the contractor.

3.3.3. Refuse Collection. The contractor may deposit refuse in the garbage storage rooms of the tower apartment buildings and in refuse containers adjacent to other facilities. However, all debris and unsalvageable materials generated from COM work shall be considered as construction refuse for the contractor to remove from the work site for disposal off-base at contractor expense in accordance with the laws of Japan.

3.3.4. Security Police and Fire Protection. Phone numbers is 911.

4. APPENDICES.

A. Estimated Workload Data

B. Facilities and Floor Plans

C. Quality Standards

D. Required Reports

APPENDIX A

ESTIMATED WORKLOAD DATA

A-1

CHANGE OF OCCUPANCY MAINTENANCE HISTORY

(3 year COM by month) The number is per housing unit.

YR Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Total

05 56 50 44 38 63 119 107 92 95 47 50 113 874 06 46 61 70 39 72 121 128 93 106 36 49 68 889 07 43 50 48 50 56 104 117 103 115 27 34 47 794

Avg 44 54 54 50 64 115 118 96 105 37 43 76 856

APPENDIX B

FACILITIES AND FLOOR PLANS

B-1

Note: Facilities list current as of Apr 2009.

Facility

No.

Nomenclature Qty of Units Unit Square

Feet Year Built Floor Plan

Style 42 Garden Style Apartments 4 1,793 1978 15 43 Garden Style Apartments 4 1,793 1977 15 44 Garden Style Apartments 4 1,793 1977 15 45 Garden Style Apartments 4 1,793 1977 15 47 Garden Style Apartments 4 1,793 1977 15 48 Garden Style Apartments 4 1,793 1977 15

691 Garden Style Apartments 1 4,023 1975 25 692 Garden Style Apartments 1 5,676 1975 26 693 Garden Style Apartments 1 3,591 1975 27 694 Garden Style Apartments 1 2,509 1986 28

1001 Garden Style Apartments 1 2,056 1989 21 1002 Garden Style Apartments 1 2,056 1989 21 1006 Garden Style Apartments 1 2,056 1989 21 1007 Garden Style Apartments 1 2,056 1989 21 1008 Garden Style Apartments 1 1,873 1989 20 1009 Garden Style Apartments 1 2,056 1989 21 1010 Garden Style Apartments 1 2,056 1989 21 1011 Garden Style Apartments 1 2,056 1989 21 1012 Garden Style Apartments 1 2,056 1989 21 1013 Garden Style Apartments 1 2,056 1989 21 1014 Garden Style Apartments 1 2,056 1989 21 1015 Garden Style Apartments 1 2,056 1989 21 1016 Garden Style Apartments 1 2,056 1992 23 1017 Garden Style Apartments 1 2,056 1992 23 1018 Garden Style Apartments 1 2,056 1992 23 1019 Garden Style Apartments 1 2,056 1992 23 1020 Garden Style Apartments 1 2,056 1992 23 1021 Garden Style Apartments 1 2,056 1992 23 1022 Garden Style Apartments 1 2,218 1992 22 1025 Garden Style Apartments 1 2,321 1992 24 1026 Garden Style Apartments 1 2,321 1992 24 1027 Garden Style Apartments 1 2,321 1992 24 1028 Garden Style Apartments 1 2,321 1992 24 1029 Garden Style Apartments 1 2,321 1992 24

B-2

No.

Nomenclature Qty of Units

Unit Square Feet

Year Built Floor Plan Style

1030 Garden Style Apartments 1 2,321 1992 24 1031 Garden Style Apartments 1 2,321 1992 24 1032 Garden Style Apartments 1 2,321 1992 24 1036 Garden Style Apartments 1 2,321 1992 24 1037 Garden Style Apartments 1 2,321 1992 24 1038 Garden Style Apartments 4 1,587 1994 13 1039 Garden Style Apartments 4 1,587 1994 13 1040 Garden Style Apartments 4 1,587 1994 13 1041 Garden Style Apartments 4 1,587 1994 13 1042 Garden Style Apartments 4 1,587 1994 13 1043 Garden Style Apartments 4 1,587 1994 13 1044 Garden Style Apartments 6 1,587 1994 13 1045 Garden Style Apartments 6 1,587 1994 13 1046 Garden Style Apartments 4 1,587 1998 13 1047 Garden Style Apartments 6 1,587 1998 13 1050 Garden Style Apartments 4 1,587 1998 13 1051 Garden Style Apartments 6 1,587 1998 13 1052 Garden Style Apartments 4 1,587 1998 13 1053 Garden Style Apartments 6 1,587 1998 13 1054 Garden Style Apartments 4 1,587 1998 13 1055 Garden Style Apartments 6 1,587 1998 13 1056 Garden Style Apartments 4 1,587 1998 13 1057 Garden Style Apartments 4 1,587 1998 13 1058 Garden Style Apartments 6 1,587 1998 13 1084 Garden Style Apartments 1 1,784 1973 18 1085 Garden Style Apartments 1 1,784 1973 18 1086 Garden Style Apartments 1 2,275 1973 19 1087 Garden Style Apartments 1 2,275 1973 19 1088 Garden Style Apartments 1 1,784 1973 18 1089 Garden Style Apartments 1 1,784 1973 18 1090 Garden Style Apartments 1 1,784 1973 18 1091 Garden Style Apartments 1 1,784 1973 18 1092 Garden Style Apartments 1 1,784 1973 18 1093 Garden Style Apartments 1 1,784 1973 18 1094 Garden Style Apartments 1 1,784 1973 18 1095 Garden Style Apartments 1 2,275 1973 19 1096 Garden Style Apartments 1 2,275 1973 19

B-3

No.

Nomenclature Qty of Units

Unit Square Feet

Year Built Floor Plan Style

1097 Garden Style Apartments 1 1,784 1973 18 1098 Garden Style Apartments 1 1,873 1987 20 1561 Tower Apartments 70 1,469 1982 5 1562 Tower Apartments 70 1,469 1982 5 1563 Tower Apartments 70 1,469 1982 5

2000 Tower Apartments 70 1,469 1977 4 2001 Garden Style Apartments 4 982 1999 1 2002 Garden Style Apartments 4 982 1999 1 2003 Garden Style Apartments…