O&M_Tower_Apartments_-_PWS_23_Sep_19.pdf

Performance Work Statement

For

Operation & Maintenance of Tower Apartments at

Yokota AB, Japan

Date: 23 Sep 19

Table of Contents

Performance Work Statement Page

1. Description of Services/General Information 3

1.1. Description of Services 3

1.1.1. Work Control 3

1.1.2. Authorization of Job Orders 4

1.1.3. Operation and Monitoring Tower Apartments 4

1.1.4. Operation and Maintenance Major Systems 4

1.1.5. Mechanical Systems Task 5

1.1.6. Electrical Systems 6

1.1.7. Water, Sewage, and Drainage Systems 9

1.1.8. Fire Detection, Alarm, and Sprinkler Systems 8

1.1.9. Utility Outages 16

1.1.10. Observations 16

1.1.11. Maintenance Tags 16

1.1.12. Marking of Equipment and Control Settings 16

1.1.13. Corrosion Control 16

1.1.14. Non-recurring Appliance Maintenance, Repair, and Services 16

1.1.15. Non-recurring Maintenance other than Appliances 17

1.1.16. Contractor Cleanup 17

1.1.17. Temporary Repair Work 17

1.1.18. Other Maintenance Services 17

1.1.19. Emergency Services during typhoons, earthquakes, tornadoes or floods 18

1.1.20. Payment at Net Cost (Reimbursable Materials) 18

1.1.21. Level II Work 19

1.1.22. Documentation and Records 19

1.1.23. Bench Stock Items 20

1.1.24. Environmental Compliance 20

1.1.25. Other Contracts 21

1.2. General Information 21

1.2.1. Contractor Personnel 21

1.2.2. Quality Assurance 23

1.2.3. Government Remedies 23

1.2.4. Warranties 23

1.2.5. Hours of Operation 23

1.2.6. Security Requirements 24

1.2.7. Performance of Services During Crisis 24

2. Services Summary 24

3. Government Furnished Property and Services 24

4. Contractor Full-Time Reporting 24

5. Phase-in/Phase-Out Procedures 25

6. Appendices 25

Appendices

A. Estimated Workload Data A-1 - A-2 B. Tower Apartment Facilities and Equipment Listing B-1 - B-24 C. Government-furnished Property/Services/Equipment C-1 D. Required Reports D-1 - D-8

PERFORMANCE WORK STATEMENT

FOR

OPERATION & MAINTENANCE OF TOWER APARTMENTS

1. DESCRIPTION OF SERVICES/GENERAL INFORMATION. The contractor shall provide all personnel, equipment, tools, materials, supervision, and other items and services, except for the Government Furnished Property and Services in Appendix C, necessary to perform Operation & Maintenance of Tower Apartments at Yokota AB, Japan.

Operation and Maintenance of Military tower apartment’s covers entire areas of all tower apartments including common areas and associated mechanical rooms and buildings provided for the contractor’s use. See Appendix A for workload estimates and Appendix B for all the facilities covered under this Performance Work Statement (PWS). All refuse or waste generated performing this service contract shall be disposed of off base in accordance with local regulations unless addressed in this contract.

1.1. Description of Services. Tasks described below constitute the minimum requirements necessary to keep the facilities in operation, and are not intended to limit the responsibilities of the contractor. The contractor shall comply with commercial practices of the trades involved in operating, maintaining, and repairing the facilities. All maintenance and repairs required under this contract shall be performed at a fixed monthly unit price except for material cost to be reimbursed in accordance with paragraph 1.1.20. and Level II work as stipulated in paragraph 1.1.21. of this performance-based work statement.

1.1.1. Work Control.

1.1.1.1. Within ten (10) calendar days after contract effective date, the contractor shall provide a maintenance management plan in English of all recurrent work for the contract period. The plan shall include type, location, and frequency of work, labor (man-hour) estimates, trades and number of personnel required, special service sub- contractors expected, when the services will occur, etc.

1.1.1.2. No later than the 25th of each month, the contractor shall submit to the COR (Contracting Officer’s Representative) a firm schedule in English of all recurrent work or work to be accomplished during the following month. The schedule shall contain specific description of work, location, date and time to begin, any effects on the occupants, prior coordination needed with such base activities and Fire Department if applicable, and any other relevant information. This monthly work schedule shall be submitted to the COR for review and approval. Current schedules shall always be conspicuously displayed in the contractor's administrative office, and will be kept posted by the contractor as the scheduled work progresses. A space will be provided in each schedule for the contractor to sign and date as the work has been satisfactorily completed. No deviation from the established schedules will be permitted without prior approval of the COR.

1.1.1.3. No later than 10th of each month, the contractor shall submit to the COR a written report in English, summarizing all activities and observations for the preceding month. The report shall include a summary of all work completed, repairs or services needed but deferred or delayed into next month, temporary repair work accomplished during the preceding month, work needed but beyond the scope of the contract, and recommendations and other comments relating to the operation and maintenance of the facilities.

1.1.1.4. Receipt of Service Calls. The contractor shall develop and implement a service call system/program that is responsive to the occupants and has the capability to classify and handle emergency, urgent, and routine work requests.

As a minimum, the service call system/program must address the work cited in paragraph 1.1.2. Each category of work must have a minimum resolution time constraint established. The contractor shall develop comprehensive written procedures and guidelines to implement a service call system to ensure all work is performed in accordance with standards in this PWS, manufacturer's recommendations, and applicable U.S. and Japanese rules and regulations. The written service call system shall be submitted to the COR for his/her review within 10 calendar days upon contract award and the COR will coordinate with the KO (Contracting Officer) for approval. An acceptable Service Call System shall be established before any service call work is permitted. Categories of service calls and response times are described in paragraphs 1.1.2.1 through 1.1.2.3. The contractor shall have a central point of contact on base for receiving all requests for service, manned by bilingual (English/Japanese) specialists 24 hours a day, seven (7) days a week, including all recognized holidays. The contractor shall document each service call received in a service call job order log and assign it a type of Tower Apartments (MFH, TLF, Dorm, Contingency) and a job order number. The contractor shall tell each customer what the job order number is and to use it should there be any questions.

The contractor shall receive service calls by telephone or in person at the central point of contact. The contractor is required to report suspected resident abuse or negligence to the COR before the conditions are disturbed or completing a service call, unless it is an emergency situation and that should be reported immediately the next duty day.

MFH: Bldg 2000, 3000, 3001, 3002, 3004, 3006, 3220, 4300, 4301, 4302, 4303, 4305. (Major Systems Contractor's Responsibility)

TLF: Bldg 2080, 4304.

Dorm: Bldg 2085, 2091.

Contingency: 1561, 1562, 1563, 3003, 3005.

1.1.1.5. Job Order System. The contractor shall maintain a serially numbered job order system to control all work. Each category of job orders (service calls, recurring equipment inspection/repair, etc.) shall be separately serially numbered.

For each job order the contractor shall use AF Form 1879 (xfdl file, issued by the COR), indicating type of job order, date and time of request or initiation, requestor's name and telephone number, facility or unit number, description of work, estimated/actual man-hours and materials required, and the scheduled completion date. The contractor shall maintain job order and job order file by facility and in numerical sequence.

1.1.2. Authorization of Job Orders (AF 1879-BCE job order record): The COR, Base Housing Inspector (BHI) and housing occupants are authorized to request job orders either in writing or verbally.

1.1.2.1. Emergency Job Orders: The contractor shall respond within 1 hour after receiving a call from customer or the COR and complete within 24 hours to all emergency work (health, safety, environmental, or property risk).

1.1.2.2. Urgent Job Orders: The contractor shall respond within 24 hours to all urgent work (immediate need that would result in inconvenience to occupant if not resolved), except where there is higher priority work. Repair work, whether temporary or permanent must be completed within 1 to 5 calendar days after receipt of authorization as stated in Para. 1.1.2.

1.1.2.3. Routine Job Orders: The contractor shall respond within 5 calendar days to all routine job orders (cosmetic repairs and maintenance), except when there is higher priority work. Repair work, whether temporary or permanent must be completed within 1 to 30 calendar days after receipt of authorization as stated in Para.1.1.2.

1.1.3. Operation and Monitoring of Tower Apartments.

1.1.3.1. The contractor shall have personnel on duty to operate equipment of systems listed in paragraph 1.1.4. The personnel shall be fully qualified and knowledgeable of equipment being operated.

1.1.3.2. The contractor shall have personnel on duty to operate and monitor system equipment. Personnel shall monitor system indicators such as temperature gauges, pressure gauges, electric meters, etc. Any abnormal indications shall be reported to the COR and shall be corrected by the contractor until normal conditions are obtained. Duty hours for operators will be from 0730 through 1630 hours, 7 days per week, and 365 days per year. Monitors shall be on duty 24 hours a day, seven (7) days a week, 365 days per year.

1.1.3.3. The contractor shall have emergency generator technicians on duty 24 hours a day, seven (7) days per week, and twelve (12) months per year. Operators shall be fully qualified to manually start emergency generators, if generators fail to start automatically. Operators shall manually start generator within 1-hour downtime. The Contractor shall provide the fuel for the generator.

1.1.4. Operation and Maintenance of Major Systems: The contractor shall operate and maintain as required by this contract, the following major systems located throughout the Tower Apartment Facilities.

Air Conditioning & Heating Systems O, M

High Pressure Steam & High Temperature O, M Water Systems

Plumbing & Drainage Systems O, M

Fire Alarm & Fire Extinguishing Systems O, M

Kitchen Appliances M

Domestic Hot Water/Cold Water Systems O, M

Ventilation & Exhaust Systems O, M

Power & Lighting Systems O, M

Grounding System O, M

NOTE: * O - Operate, M - Maintain

1.1.5. Mechanical Systems Task: The contractor shall be responsible to perform all operations & maintenance of all mechanical systems (including air conditioning system, heating system, high temperature water lines, steam line, ventilation system) in all Tower Apartment Facilities covered under this contract on a day to day and scheduled basis.

1.1.5.1. High Temperature Hot Water Lines and High Pressure Steam Lines: The contractor shall be responsible for operation, inspection, adjustment and repair to maintain all hot water and steam lines in the mechanical room.

1.1.5.2. Cooling/Heating, Ventilation and Exhaust Systems: The contractor shall be responsible for the proper operation, maintenance and repair of all cooling/heating units, centrifugal water chillers, air cooled chillers, cooling towers, circulation pumps, ventilation fans, makeup air fans, related ducts, associated piping, valves, and controls including all thermostats. Repair, maintain, adjust and/or replace the various components to insure the proper operations of the cooling/heating systems, valves, thermostats, circulation pumps, centrifugal water chillers, cooling towers, ventilating and exhaust fans, makeup fans, fan coil units, related pipes and ducts.

1.1.5.2.1. Lubrication: Lubricate all rotating and moving components of the cooling/heating and ventilating and exhaust systems in accordance with the manufacturer's operating and maintenance instructions.

1.1.5.2.2. Ducts: Ensure that the ventilating and exhaust ducts are free of obstructions to permit unrestricted airflow.

1.1.5.3. Heat Exchangers: The contractor shall operate, maintain and repair heat exchangers including turning the domestic heat on and off as required 24 hours per day, seven days per week. The inside vessel including heating coils of heat exchangers shall be cleaned annually by scraping and wire brushing and, at that time, aluminum anodes for cathodic protection shall be repaired or replaced in accordance with manufacturer's instruction book.

1.1.5.4. Filter Maintenance: All fan coil air filters in common areas shall be cleaned once every month during heating season at Bldg 4304 and during cooling and heating season at Bldg 2000, 3220 and 4305. Screens in supply and return ventilation system will be cleaned once every month. Filters in clothes dryer systems shall be cleaned twice a week. Filter brackets and adjacent surfaces shall be cleaned thoroughly at the time filters are cleaned.

1.1.5.5. Important operating data shall be logged at least once daily for the heat exchangers, chilled water temperatures, hot water temperatures, steam temperature/pressure, and air conditioning temperature and humidity. All reports and data shall be submitted monthly to the COR. The contractor shall retain original copies to be utilized by all concerned individuals.

1.1.5.6. Inspection and Maintenance for Centrifugal Water Chiller System on Bldgs 1561, 1562, 1563, 2080, 2085, 2091, 3000, 3001, 3002, 3003, 3004, 3005, 3006, and air cooled screw chiller on Bldgs 2000, 4300, 4301, 4302, 4303, 4305 and 3220. The contractor shall submit inspection and maintenance reports and operational logs for approval to COR and maintain a permanent file. Operational log for centrifugal water chillers shall be prepared for each unit using a format similar to the manufacturer's operational log. Readings shall be recorded at least three times daily during cooling season.

1.1.5.6.1. Maintenance of Start-up in April for operation of Centrifugal Water Chiller, Cooling Tower, Air-cooled Screw Chiller, and Related Pumps from 1 April or the date directed by COR. The Contractor shall complete the maintenance before Air Conditioning system is fully operational.

1.1.5.6.1.1. Replace refrigerant lubricating oil in chiller unit in accordance with manufacturer's instruction book. In the absence of the instruction book, industrial/commercial standards shall be followed.

1.1.5.6.1.2. Check all filters and strainers, and replace dryer desiccant of chiller unit when necessary.

1.1.5.6.1.3. Release pump-down of refrigerant for Bldgs 1561, 1562, 1563, 2000, 2080, 2085, 2091, 3000, 3001, 3002, 3003, 3004, 3005, 3006, 4300, 4301, 4302, 4303, 4305 and 3220 of each chiller unit, back into the system.

1.1.5.6.1.4. Perform Megger tests for all power supply and control circuits, and inspect and adjust protective relays, and check operating conditions of each chiller unit and related cooling tower and pumps.

1.1.5.6.1.5. Perform operating tests for all protective relays of each chiller unit.

1.1.5.6.2. Maintenance and operation of centrifugal water chiller, cooling tower and related pumps during the cooling season: From May thru Oct.

1.1.5.6.2.1. Record data on daily logs for each chiller unit.

1.1.5.6.3. Maintenance of off-season centrifugal water chiller, cooling tower and related pumps: In October or November.

1.1.5.6.3.1. Perform pumping-down of centrifugal water chiller for all towers except Bldg 4304 during off-cooling season.

1.1.5.6.3.2. Clean strainers and replace oil filter in accordance with manufacturer’s instruction book.

1.1.5.6.3.3. Touch up paint on ferrous surfaces with a proper protective paint on each cooling tower and piping system.

1.1.5.6.3.5. Open cleanouts and inspect for attachments and scale inside tubes of condenser and evaporator water side, and clean by brushing (by hand or pneumatically) all condenser and evaporator tubes. Also clean and scrape all internal surfaces of chiller shell on each chiller unit when necessary in accordance with manufacturer's instruction book. Turn on/off heating and cooling system as requested by the COR.

1.1.5.7. Maintain the valves and equipment, repair, adjust and/or replace defective parts, as required, to insure proper and satisfactory operations.

1.1.5.8. Backflow preventer: The Contractor shall perform backflow preventer inspection annually and submit the report to the COR.

1.1.6. Electrical Systems: The contractor shall be responsible to perform operations and maintenance of all electrical systems listed in Appendix B of this PWS for all Tower Apartment buildings on a day to day and scheduled basis. The contractor is responsible for electrical equipment such as built-in electric motors, starters, controllers, and actuators on all electrical equipment and is responsible to insure uninterrupted power to the buildings

1.1.6.1. All work accomplished under this contract shall conform to the following guidelines:

1.1.6.1.1. National Fire Protection Association (NFPA) 70, National Electrical Code (NEC)

1.1.6.1.2. Ministry of Economy, Trade and Industry (METI 経済産業省) Engineering Standards for Electrical Installations, 1976. Where the US and METI standards are in disagreement, the US Standards shall apply.

1.1.6.1.3. Applicable manufacturers operations and maintenance manuals and instructions.

1.1.6.1.4. Japan Environmental Governing Standards.

1.1.6.2. Electrical Tasks:

1.1.6.2.1. The contractor shall be responsible to maintain the automatic controls (exterior photo cell, and controls in the building interior) for the parking lot and streetlights and associated underground wiring out to five feet from the building. Contractor shall adjust the time to turn on/off the lights as determined by CE schedule.

1.1.6.2.2. The contractor be responsible to maintain and operate the lighting and electrical facilities in the bicycle parking racks at the tower apartments.

1.1.6.2.3. The contractor shall be responsible to replace all burned out light bulbs and fluorescent tubes throughout the common use areas of all tower apartments as well as the balconies of the dining room and master bedroom within the apartment units. While the apartment units are occupied, replacement of bulbs and tubes excluding balconies is the tenant's responsibility. The removed fluorescent bulbs shall be recycled off base in accordance with local regulations.

The Contractor will submit a recycling data sheet to COR and CEIE (Environmental Office) for record.

1.1.6.2.4. The contractor shall be responsible to maintain all installed power and lighting facilities, equipment and appurtenances (except those facilities specifically excluded elsewhere in the PWS in a satisfactorily operational condition). Removed PCB containing ballasts shall be transported to Hazardous Waste Office, Bldg 955, on base for proper disposal. The contractor shall identify if light fixtures/ballasts contain-PCBs. Japanese light fixtures/ballasts may be identified with the manufacturer’s website. All US light fixtures/ballasts shall be treated as PCBs unless there is a label stating as Non-PCB. If the fixtures/ballasts are confirmed as to contain PCBs, the Contractor shall segregate them by country and manufacturer, and shrink wrap each individually.

1.1.6.2.5. The contractor shall change the receptacles and reconnect the circuits, as required, to provide the proper voltage (120 volts and 208 volts, single phase, only) for the Government furnished and installed window air conditioning units in the Bldg 4304.

1.1.6.2.6. Monthly Meter Readings: The contractor, once a month, at 6.6 KV substation, shall read and record each watt-hour consumption and maximum demand for each tower apartment. Copies of record shall be submitted electronically on the first of each month to the COR.

1.1.6.2.7. Operate and maintain the interior and exterior low voltage (600 volts or less) power and lighting systems for all facilities.

1.1.6.2.8. Operate and maintain the high voltage receiving equipment, transformers, and secondary distribution equipment in the basement transformer vault in the tower apartments. Refer to Appendix B for major components.

1.1.6.2.9. Annual Maintenance: Licensed specialists in their respective fields shall perform annual maintenance, inspections and testing. Annual maintenance, operations and tests shall be done during the months of April or May of each year. The record of all test results shall be submitted to the COR with CD-R. As soon as the test reveals or identifies required work, it shall be reported to the COR. The following are specific tasks to be performed.

1.1.6.2.9.1. Clean and inspect the high voltage insulators in the transformer bank.

1.1.6.2.9.2. Megger test the insulation resistance of the oil-insulated transformer and test the transformer oil. Inspection and maintenance of transformers shall follow the manufacturer's instructions in every detail. The contractor shall submit a report to the COR within one week after completion of test.

1.1.6.2.9.3. Low voltage motors.

1.1.6.2.9.4. Squirrel-cage motors: The contractor shall conduct inspection and cleaning, and check for broken or loose bars and evidence of heat.

1.1.6.2.9.5. Branch circuits and motor protection: The contractor shall conduct inspection and check starter switch for secure mounting tight connections, and evidence of heat.

1.1.6.2.9.6. Starter and control: The contractor shall conduct inspection, and check motor starters and control, and check the condition of heating element.

1.1.6.2.9.7. Panel boards: The contractor shall conduct inspection and cleaning, tighten all connections, correct unbalance of loads, and check the grounds for continuity.

1.1.6.2.9.8. Power outage schedule: Power outage schedule for the above, shall be submitted to the COR at latest 45 calendar days prior to power outage start date.

1.1.6.2.10. Ground-resistance measurements of lightning arrestor and system grounding shall be taken and certified by the contractor. The measurement shall be made in accordance with the manufacturer’s instruction once a year. The contractor shall also make visual check of line connection and check ground connection for tightness. The data shall be submitted to the COR, at least one week after the measurements are taken, and one copy of the data shall be maintained in the electrical room of each facility.

1.1.6.2.11. Power Interruption: The contractor shall keep an accurate and detailed record of all power interruptions and operational defects. The record shall include all dates, time of day, locations type of faults or failures, damages and corrective action taken. The record should be of sufficient detail to permit an analysis of the cause and type of failures and a possible course of corrective action.

1.1.6.2.12. Temporary lights: During any power outage by other contractors or government agencies, the contractor shall install generator and temporary lights at tower apartments.

1.1.7. Water, Sewage, and Drainage Systems: The contractor shall be responsible for the proper operations and maintenance of the building water lines (domestic hot and cold water), sewage lines, drainage lines, storm lines and plumbing fixtures.

1.1.7.1. Perform monthly surveys on the waste water system to ensure that the system is free from stoppages or sluggish flow. Waste water system consists of storm drainage lines and gutters on lawns and pavements and includes building sump drainage systems. Clean the manholes and drainage system as required.

1.1.7.2. Adjust and correct any deficiencies that exist on the systems, such as leakages or restricted water flow. Repair any movement or breaks in the pipes, hangers, insulation and paint-exposed area.

1.1.7.3. The contractor shall clean horizontal kitchen drain lines from the first floor to the basement and route horizontal lines at drain clean-out located in the basement to the nearest manhole outside the building semi-annually (i.e., May and November).

1.1.8. Fire Detection, Alarm, and Sprinkler Systems.

1.1.8.1. General: The contractor shall be responsible for the maintenance, operation, and repair of systems for all facilities up to the point where the alarm signal leaves the building. The contractor is also responsible for the proper operations and maintenance of all fire sprinkler systems, automatic fire and smoke detection and alarm systems, and all smoke detectors. The contractor shall perform inspections of the system and correct any deficiency noted. All deficiencies shall be reported to the COR for relay to the fire department, within one (1) hour after discovery.

1.1.8.2. Coordination: Prior to commencement of any inspection, test, or work, the contractor will notify the COR seven (7) calendar days in advance, so work will be coordinated with all affected agencies.

1.1.8.3. Workmanship: All work in connection with the adjustment, inspection, maintenance, repair, and operational testing of each system shall be done by personnel fully qualified and licensed to perform such work in accordance with applicable Articles of Fire Fighting Law and Fire Fighting Enforcement Ordinance of Japan and who are regularly engaged in the inspection, installation and repair of such systems. The frequency of service shall be done in accordance with Article 17.3.3 of Fire Fighting Law and Article 31.4 of Fire Fighting Enforcement Ordinance, Unified Facility Criteria (UFC) 3-601-02 entitled “Operation & Maintenance, Inspection, Testing and Maintenance of Fire Protection Systems” (UFC 3-601-02), and the National Fire Protection Association (NFPA) 72, Chapter 2 and Chapters 10/11 as hereinafter specified. In addition to the frequency of service requirements listed above, the contractor shall test the automatic alarm system’s smoke detectors semi-annually and in accordance with paragraphs 1.1.8.6.6, 1.1.8.6.7, 1.1.8.7.7 and 1.1.8.7.8. Each work schedule and standard inspection form shall conform to Notification No. 14 issued by Fire and Disaster Management Agency of Japan.

1.1.8.4. Records: The contractor shall keep records of inspections, system troubles, and service tasks for each system.

The records shall be used to ensure that the stock of materials maintained by the contractor will be adequate for projected needs. These records shall be made available to the Government for examination and reproduction upon request. A complete copy shall be furnished to the Contracting Officer upon completion or termination of the contract.

1.1.8.5. Instruction: During each inspection the Government shall make available a minimum of one and no more than two personnel at no cost to the contractor, to assist in the inspection and receive training on operation and repair of the systems. The contractor shall provide the Government’s representatives with adequate training for emergency operations.

1.1.8.6. Wet Type Sprinkler and Standpipe Systems:

1.1.8.6.1. General: The task list below constitutes a minimum of work to be performed and does not limit the contractor's responsibilities. The contractor shall be responsible to perform the services at the following frequencies for wet type sprinkler and standpipe systems in accordance with Articles 17.3.3 of Fire Fighting Law and 31.4 of the Fire Fighting Enforcement Ordinance of Japan, UFC 3-601-02 and the National Fire Protection Association (NFPA) Chapter 2 and Chapters 10/11.

1.1.8.6.2. Location and System Type:

1.1.8.6.2.1. Wet Type Sprinkler System:

Bldg No.

Type of System

No. of Risers

No. of Heads

Sq. Ft.

Protected

1561 Wet 1 30 1,600 1562 Wet 1 30 1,600

1563 Wet 1 30 1,600 2000 Wet 1 1,584 * 2091 Wet 1 30 1,600 3220 Wet 1 1,584 * 4300 Wet 2 918 * 4301 Wet 2 918 * 4302 Wet 2 918 * 4303 Wet 2 918 * 4304 Wet 1 34 1,747 4305 Wet 1 1,584 * 2080 Wet 2 216 4,000 (Approx) 2085 Wet 2 60 3,500 (Approx) 3001 Wet 2 216 4,000 (Approx) 3002 Wet 2 1195 4,000 (Approx) 3003 Wet 2 60 3,500 (Approx) 3000 Wet 2 60 3,500 (Approx) 3004 Wet 2 216 4,000 (Approx) 3005 Wet 2 60 3,500 (Approx) 3006 Wet 2 1195 4,000 (Approx)

NOTE: * - Protected area covers entire building except stair room and recreation room.

1.1.8.6.2.2. Stand Pipe System

Bldg No. Type Qty/Bldg

1561 thru 1563 Hose station 9 ea and 2091 Hose station with hose connections 10 ea

Fire pump (stand pipe system) 1 ea Fire pump (sprinkler system) 1 ea Alarm check valve (sprinkler system) 1 ea Siamese connections 2 ea

2080, 2085, 3000, Hose station 18 ea 3001, 3003, 3004, Water flow alarm (sprinkler system) 1 ea 3005, 4304, 4305, Siamese connections 1 ea 3002, 3006

4300 thru 4303 Sprinkler system 1 ea

Jockey pump 1 ea Fire pump 1 ea Siamese connections 1 ea

2000 and 3220 Hose station 9 ea

Hose station with Hose connection 10 ea Fire pump 2 ea Sprinkler system connections 1 ea

1.1.8.6.3. Weekly Service: Conduct weekly service in accordance with UFC 3-601-02 and the National Fire Protection Association (NFPA) Chapter 2 and Chapters 10/11.

1.1.8.6.3.1. Check water levels in water reservoir and air pressure in pressure tanks.

1.1.8.6.3.2. Start fire pump.

1.1.8.6.4. Monthly Service: Conduct monthly service in accordance with UFC 3-601-02 and the National Fire Protection Association (NFPA) Chapter 2 and Chapters 10/11.

1.1.8.6.4.1. Test water flow alarm.

1.1.8.6.4.2. Inspect valves for open position.

1.1.8.6.5. Quarterly Service: Conduct quarterly service in accordance with UFC 3-601-02 and the National Fire Protection Association (NFPA) Chapter 2 and Chapters 10/11.

1.1.8.6.5.1. Conduct main drain tests.

1.1.8.6.5.2. Check general condition of standpipe systems.

1.1.8.6.5.3. Inspect valves

1.1.8.6.6. Blank space.

1.1.8.6.7. Annual Service: Conduct annual service in accordance with Articles of the Fire Fighting Law and Fire Fighting Enforcement Ordinance of Japan. The standard Inspection form shall conform to Notification 14 of Fire and Disaster Management Agency of Japan. Annual Service shall be performed at the same time when the second semiannual service is performed each year. The contractor shall perform following checks and tests.

1.1.8.6.7.1. Check and test fire pump and pressure tank operating system.

1.1.8.6.7.2. Check and test alarm check valve and water flow alarm system.

1.1.8.6.7.3. Check and test fire alarm system and signal transmission to fire station.

1.1.8.6.7.4. Perform water flow tests.

1.1.8.6.8. Reports: The contractor shall submit copies of inspection and test reports with CD-R in English separately for tower apartments, using standard forms recommended by the recognized Fire and Disaster Management Agency. The reports shall include evaluation of condition found, adjustments, repairs or replacements made and recommendations for repairs or replacements along with justification and estimated costs of work. The contractor shall submit test reports of semiannual and annual service inspections to the COR in accordance with paragraph with paragraph 13 of Appendix D.

1.1.8.6.9. System Troubles: The contractor shall keep an accurate and detailed record of all troubles, such as false alarms, break or ground system circuits, and operational defects. The record shall include all dates, time, location, type of faults or failures and corrective action taken. The record shall be of sufficient detail to permit an analysis of the cause and recommended corrective actions. Three copies of the written reports shall be submitted to the COR within one week after system troubles are discovered.

1.1.8.7. Automatic Fire Detection and Alarm Systems:

1.1.8.7.1. General: The task list below constitutes a minimum of work to be performed and does not limit the contractor's responsibilities. The contractor shall perform the services of the following frequencies for automatic fire detection and alarm system in accordance with Articles 17.3.3 of the Fire Fighting Law and 31.4 of the Fire Fighting Enforcement Ordinance of Japan and UFC 3-601-02 and the National Fire Protection Association (NFPA) Chapter 2 and Chapters 10/11.

1.1.8.7.2. Location and Type:

Bldg No Type Qty/Bldg

1561, 1562, 1563, and 2091 Ionization type detector 153 ea

Fixed temp type detector 70 ea

Rate-of-rise type detector 333 ea

Fire alarm bell 93 ea

Manual fire alarm 22 ea

Auto fire door detector 9 ea

4300 thru 4303 Fixed temp type detector 20 ea

Rate-of-rise type detector 5 ea

Fire alarm bell 22 ea Manual fire alarm 23 ea Auto fire door ejector 9 ea Horn/strobe 70 ea

2000, 3220, Ionization type detector 83 ea 4304 and 4305 Fixed temp type detector 70 ea

Rate-of-rise type detector 340 ea Fire alarm bell 93 ea

2080, 3001, 3004 Ionization type detector 79 ea

Fixed temp type detector 243 ea Rate-of-rise type detector 464 ea Fire alarm bell 94 ea

2085, 3000, 3002 Ionization type detector 76 ea 3003, 3005, 3006 Fixed temp type detector 212 ea

Rate-of-rise type detector 519 ea Fire alarm bell 91 ea

1.1.8.7.3. Daily Service: The contractor shall be responsible to perform operational tests of major receiving equipment and/or signal recording devices in accordance with UFC 3-601-02 and the National Fire Protection Association (NFPA) Chapter 2 and Chapters 10/11.

1.1.8.7.4. Weekly Service: The contractor shall be responsible to check rechargeable battery water level in accordance with UFC 3-601-02 and the National Fire Protection Association (NFPA) Chapter 2 and Chapters 10/11.

1.1.8.7.5. Monthly Service: The contractor shall be responsible to perform the following Operational Tests (OT) and Visual Inspection (VI) in accordance with UFC 3-601-02 and the National Fire Protection Association (NFPA) Chapter 2 and Chapters 10/11.

1.1.8.7.5.1. Initiating and signaling circuits (OT).

1.1.8.7.5.2. All alarm equipment (VI).

1.1.8.7.5.3. Indicating devices (OT).

1.1.8.7.5.4. Base system circuits (OT).

1.1.8.7.5.5. Cell Voltage (VI).

1.1.8.7.6. Quarterly Service: The contractor shall be responsible to perform the following operational tests in accordance with UFC 3-601-02 and the National Fire Protection Association (NFPA) Chapter 2 and Chapters 10/11.

1.1.8.7.6.1. Base system transmitters.

1.1.8.7.7. Annual Service: Mandatory in accordance with Articles of Fire Fighting Law and Fire Fighting Enforcement Ordinance of Japan. Standard inspection form shall conform to Notification 14 of Fire and Disaster Management Agency of Japan. Annual service shall be performed at the same time when the second semiannual service is performed. The contractor shall perform the following operational tests.

1.1.8.7.8.1. Simultaneous Operation.

1.1.8.7.8.2. Sensitivity of Smoke Detectors and Smoke Test.

1.1.8.7.8.3. Sound Level of Alarm Bells and Horn/strobe.

1.1.8.7.8.4. System Operational Test on Emergency Power Source, including Signal Transmission to the Fire Station.

1.1.8.7.8.5. Operational test for the equipment and devices interlocked with the fire alarm system.

1.1.8.7.9. Reports: Paragraph 1.1.8.6.8. will apply in accordance with Appendix D.

1.1.8.7.10. System Troubles: Paragraph 1.1.8.6.9. will apply.

1.1.8.8. Smoke Detectors (Standalone type). The contractor shall perform inspection and maintenance on smoke detectors located in and throughout tower apartment units semi-annually. The contractor shall perform inspections of the system and correct any deficiency noted.

1.1.8.8.1. Workmanship: Personnel shall be fully qualified and licensed to perform adjustments, inspections, maintenance, repairs, and operational testing of detectors. All work shall be done in accordance with applicable Articles of Fire Fighting Law and Fire Fighting Enforcement Ordinance of Japan The frequency of service shall be done in accordance with Article 17.3.3 of Fire Fighting Law and Article 31.4 of Fire Fighting Enforcement Ordinance, UFC 3- 601-02 entitled “Operation & Maintenance, Inspection, Testing and Maintenance of Fire Protection Systems”, the National Fire Protection Association (NFPA) Chapter 2 and Chapters 10/11 and the following procedures. Each work schedule and standard inspection form shall conform to Notification No. 14 issued by Fire and Disaster Management Agency of Japan. The estimated quantities of smoke detectors located inside tower apartments are listed in Appendix B, Tower Apartment Facilities and Equipment Listing.

1.1.8.8.2. Clean interior and exterior parts of the smoke detectors by using a vacuum type-cleaning device with a soft brush-type cleaning attachment. The smoke detector shall be free of foreign materials such as dust, lint, and insect debris.

The contractor shall test smoke detectors by spraying aerosol-type synthetic smoke towards the detector using a minimum two-second burst. A minimum three-foot wand extension should be attached to the spray can before applying the smoke.

If the smoke detector does not respond, apply another two-second burst and verify the response. The contractor shall depress the smoke detector test button to verify that the test button works properly.

1.1.8.8.3. If the smoke detector does not respond to both the artificial smoke and the test button, or aged over 10 years old, the contractor shall replace such smoke detector with the Government-furnished detector that is the same type and classification as the original. The contractor will notify the COR of the replacement and the COR will provide it in a prompt manner. The removed smoke detectors shall be disposed of off base in accordance with local regulations.

1.1.8.8.4. Each work schedule and standard inspection form shall conform to Notification No. 14 issued by Fire and Disaster Management Agency of Japan.

1.1.8.8.5. Records: The contractor shall keep records of inspections, troubles, and service tasks for each detector. The records shall be used to ensure that the stock of materials maintained by the contractor will be adequate for projected needs. These records shall be made available to the Government for examination and reproduction upon request.

1.1.9. Utility Outages: Any scheduled outages of utilities affecting the occupants shall be coordinated with the building user and the COR in writing a minimum of 30 calendar days (except power outage for electrical annual maintenance, para 1.1.6.2.10.8.) in advance of the scheduled date. All outages, durations, and reasons will be logged and reported. At no time shall the contractor or his employees cause a utility outage without prior coordination through the COR.

1.1.10. Observations: The contractor shall instruct and train all personnel to be alert for all abnormal conditions in the buildings, mechanical, electrical or utility systems, to analyze problems and take the appropriate action before damage occurs to the system as a result of the abnormal conditions. Any system breakdown, damage or outage caused by the contractor's negligence, error, or failure to act upon problem indicators in time to prevent damage, breakdown, or outage, will be repaired or restored at the contractor's expense. When abnormal conditions are observed, corrective action will be taken immediately and will be annotated in the operator log.

1.1.11. Maintenance Tags: The contractor shall hang maintenance tags on equipment in mechanical and electrical rooms when requested by COR. These tags will serve only to help COR determine that the contractor has performed assigned tasks. Although the contractor will be responsible for signing/ dating each tag after maintenance checks, it will not relieve the contractor of other record keeping or reporting responsibilities specified elsewhere in this contract. COR will issue supply of maintenance tags upon request of the contractor. The contractor shall maintain all markings on all switches, levers, valves, thermometers, pressure gages, etc, to assure that they are clearly marked to indicate functions and normal operating positions. Tags, tapes, paint, etc, will be used to permanently mark the settings and all markings will be in English.

1.1.12. Marking of Equipment and Control Settings: The contractor shall maintain all markings on all switches, levers, valves, thermometers, pressure gages, etc, to assure that they are clearly marked to indicate functions and normal operating positions. Tags, tapes, paint, etc, will be used to permanently mark the settings and all markings will be in English.

1.1.13. Corrosion Control: The contractor shall accomplish rust and corrosion control for all mechanical and electrical equipment in all facilities to include cleaning and painting to prevent further damage.

1.1.14. Non-recurring Appliance Maintenance and Repair Services: The contractor shall manage and provide maintenance and repair services for government owned appliances in accordance with the manufacturer's recommendations. Kitchen appliances consist of electric stove, stove hoods, dryers, washers, dishwashers, refrigerators and garbage disposals. See Appendix A, Page A-1 for estimated quantities. The maintenance and repair of tenant owned and/or installed appliances and electrical facilities are not a part of this contract.

1.1.14.1. The contractor shall estimate the length of time required to repair each defective kitchen appliance and proceed to accomplish the necessary repair work when it takes less than two man-hours to complete. Any defective appliance, requiring more than two man-hours to repair, shall be replaced with a like appliance maintained as standby on the same day. The contractor will replace the inoperative appliances and repair the same in the basement of apartment buildings 1562. The contractor shall transport appliances that cannot be repaired within seven (7) days to 374 CES/CEIHF (Bldg 4145) for exchange. One each of all kitchen appliances will be provided as the initial standby stock for each Tower Apartment building.

1.1.14.2. The hours of normal operation will be between 0730 and 1630 hours, Monday through Friday. However, repair of defective electric ranges (when all burners are inoperative) and refrigerators shall be accomplished as emergency work on a 24 hour per day seven days per week basis.

1.1.15. Non-recurring Maintenance other than Appliances: Maintenance and repair work for equipment and facilities that are not normally performed on a set schedule. The contractor shall repair equipment not listed in Appendix B within the scope of this Non-recurring Maintenance and the estimated workload data is referenced to Appendix A (Service Call History/Number of Work Orders). Non-recurring maintenance shall be accomplished by job orders within the work category of CLIN x001 or x003.

1.1.16. Contractor Clean-up. The contractor shall at all times keep the work areas in or near resident and storage areas free from accumulations of waste material, rubbish, tools, scaffolding, equipment and materials not the property of the Government. Upon completion of the job, the contractor shall leave the work and premises in a clean and neat condition.

1.1.17. Temporary Repair Work: The contractor shall notify the COR in writing of any temporary work. The notification shall explain the reason for the temporary repair work (e.g., material not available) and the estimated date for permanent repair.

1.1.18. Other Maintenance Services.

1.1.18.1 Cleaning of Equipment Rooms: Equipment rooms shall be swept, mopped, and kept neat and clean, free of dirt, rubbish, rags or other unauthorized items. All equipment, ducts, piping, walls, etc, shall be wiped and maintained clean.

Except for the critical spare parts required for equipment, items (including food) will not be stored in the equipment rooms. Foods, beverages, cigarettes, etc, will not be consumed in the equipment rooms.

1.1.18.2. Clean and inspect Loading Dock Equipment and check for operation. Service should include sweeping underneath sliding dock and picking up trash.

1.1.18.3. Storm Pits Cleaning. The contractor shall empty and clean storm pit(s). The contractor shall dispose of all waste (including wastewater and sludge) off base in accordance with local Japanese laws and pertinent regulations. The Contractor shall submit 3 copies of all final manifests to 374 CES/CEIE thru the COR. The manifest shall include a remark to address if the waste is recycled or disposed.

1.1.18.4. Maintain Key and Locks.

1.1.18.4.1. 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. No keys issued to the contractor by the government shall be duplicated. Master keys are only generated by Housing Management Office (HMO) personnel. Master keys issued to the contractor by the government will be inventoried at least once a year.

1.1.18.4.2. The contractor shall report the occurrences of a lost or duplicated key to the KO and COR within 2 business days.

1.1.18.4.3. In the event that keys, other than master keys are lost or duplicated, the contractor will be required, upon direction of the COR, 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. In the event a master key is lost or duplicated, the contractor shall replace all locks and keys for that system and the total cost deducted from the monthly payment due.

1.1.18.4.4. 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.

1.1.18.4.5. Lock Combinations: The contractor shall establish and implement methods of ensuring that all lock combinations are not revealed to unauthorized persons. When applicable, these procedures shall be included in the contractor's Quality Control Plan.

1.1.18.4.6. Lock Maintenance. The contractor shall perform lock repairs, replacements, and card reprogramming for all lock systems and CorKey lock systems.

1.1.18.5. Tower Drop Arm Maintenance and Repair. The contractor shall maintain the drop arm infrastructure at all tower basement areas in accordance with manufacturer’s instruction book. As directed by the COR, the contractor shall drop the tower arms to support base operations.

1.1.18.6. Water proofing doors (BF1, Electrical room, Mechanical room of Bldg 4303) and Detachable doors (BF1, Electrical room, and Mechanical room of Bldg 1561, 1562, 1563, 4300, 4301, 4302, 4304 and 4305). In case heavy rain is forecasted or COR order, The Contractor shall install detachable doors on electrical and mechanical doors and shall turn on the water stop handle on the electric and mechanical doors of Bldg 4303. The Contractor shall replace water stop sealing materials every four years.

1.1.18.7. Monthly Contingency Tower Maintenance. (Bldg 1561, 1562, 1563, 3003, 3005) The Contractor shall check a vacant units and repaired, removed/replaced, adjusted, and or otherwise maintained to restore the item to its minimum original functional use not include appliances, painting, walls condition.

1.1.19. Emergency Service during typhoons, earthquakes, tornadoes, floods, and power outages. (See Appendix A).

1.1.19.1. The contractor shall respond to 8 levels of Tropical Cyclone Conditions of Readiness (TCCOR) from TCCOR 4 up to TCCOR 1 Caution as shown in Appendix A of this PWS sometime during the year. This effort shall be included as part of the price of the contract.

1.1.19.1.1. Specific TCCOR measures are referenced in Typhoon Information Pamphlet, which is available at 374th

Operation Support Squadron, Weather Flight (374 OSS/OSW) at Bldg 703, Yokota Air Base. At TCCOR 1, the contractor shall release nonessential personnel as directed by the KO or COR.

1.1.19.1.2. The contractor shall respond to emergency situations as described for example in Appendix A. The KO or COR will verbally advise the contractor of the effort required.

1.1.19.2. Following any natural disaster such as typhoons, earthquake, tornado or flood, the contractor shall conduct damage assessment at the facilities covered this contract and rendered through the COR to the KO a written damage assessment report. If the KO determines that emergency action is necessary to protect government and personal property, he/she may direct the contractor to do emergency work to the extent necessary.

1.1.19.3. The Government has the option to augment the contractor when the government perceives that the mission is endangered due to emergency situations as exampled in Appendix A of this PWS.

1.1.19.4. The contractor shall prepare an emergency services plan for providing support of these emergency situations at the start of the basic contract period and as changes occur.

1.1.19.5. During these storms the contractor will be required to provide a 24-hour representative to participate in the Base Civil Engineer’s recovery operations. The COR will act as a liaison with the contractor to execute tower apartment recovery operations in the order prioritized by the Base Civil Engineer or duly representative.

1.1.19.5.1. During recovery operations the contractor should expect to make the following type of repairs to tower apartment facilities:

1.1.19.5.1.1. String and install temporary lighting in the stairwells if power is lost.

1.1.19.5.1.2. Pump out storm rain water.

1.1.19.5.1.3. Clean-up storm debris and drain gutters.

1.1.19.5.1.4. Conduct repairs or replace damage equipment, electrical panels, infrastructure and other structural items to restore the facility to its full operating capability and condition.

1.1.20. Payment at Net Cost (Reimbursable Materials) when an item of bench stock materials under Appendix C is not available and urgently required to accomplish a service call, the COR may issue a job order to the contractor for purchase of such material from the local…