DRAFT_GLS_Solicitation_GS00P15BQD7002.pdf

VOLUME I (Pages 1 - 190)

NAICS CODE: 531210

SMALL BUSINESS SIZE STANDARD: $7.0 MILLION

LOCATION OF PERFORMANCE: Any State of the United States, the District of Columbia, the Commonwealth of Puerto Rico, the U.S. Virgin Islands, Guam, America Samoa, the Commonwealth of the Northern Mariana Islands (CNMI), the Federated States of Micronesia (FSM), The Republic of the Marshall Islands, and the Republic of Palau.

PERIOD OF PERFORMANCE: From start date (approximately 60 days after award) for one year with four one-year option periods

SOLICITATION ISSUE (POSTING) DATE:

PRE-PROPOSAL CONFERENCE: (see section L for details)

Date:

Time:

Location: GSA Auditorium 1800 F St NW, Washington, DC 20405 (REGISTRATION REQUIRED SEE SECTION L OR REGISTER AT GSA EVENTS http://www.gsa.gov.)

RECEIPT OF PROPOSALS DATE/TIME: (EST)

Any questions regarding this solicitation shall be directed to:

GENERAL SERVICES ADMINISTRATION

OFFICE OF LEASING

CENTER FOR REAL ESTATE BROKERAGE SERVICES (PRAA)

ATTENTION: Paul H. Ferguson, Contracting Officer

1800 F STREET NW, RM 5248

WASHINGTON, DC 20405

PHONE: (215) 446-5861 / EMAIL: paul.ferguson@gsa.gov

552.219-71 NOTICE TO OFFERORS OF SUBCONTRACTING PLAN REQUIREMENTS (MAR

2012)(Deviation)** (See explanation of deviation in Section L) The General Services Administration (GSA) is committed to assuring that maximum practicable opportunity is provided to small, HUBZone small, small disadvantaged, women-owned, veteran-owned, and service-disabled veteran owned small business concerns to participate in the performance of this contract consistent with its efficient performance. GSA expects any subcontracting plan submitted pursuant to FAR 52.219-9, Small Business Subcontracting Plan, to reflect this commitment. Consequently, an offeror, other than a small business concern, before being awarded a contract exceeding $650,000 ($1,500,000 for construction), must demonstrate that its subcontracting plan represents a creative and innovative program for involving small, HUBZone small, small disadvantaged, women-owned, veteran-owned, and service-disabled veteran owned small business concerns as subcontractors in the performance of this contract.

(End of provision)

The information collection requirements contained in this Solicitation/Contract, that are not required by the regulation, have been approved by the Office of Management and Budget pursuant to the Paperwork Reduction Act and assigned the OMB Control No.

3090-016

SOLICITATION NO: GS-00-P-15-BQ-D-7002 (DRAFT)

Leasing Support Services Procurement by Negotiation – Not To Be Publicly Opened Multiple Award Indefinite Quantity, Indefinite Delivery Contract

Table of Contents

Volume I

SECTION A – Solicitation / Contract Form SF33 ………………………………………………………………..3

SECTION B – Services and Prices………………………………………………………………………………...5

SECTION C – Statement of Work and Quality Requirements…………………………………………………30

SECTION D – Packing and Marking……………………………………………………………………………. 65

SECTION E – Inspection and Acceptance………………………………………………………………………66

SECTION F – Delivery and Performance………………………………………………………………………..68

SECTION G – Contract Administration Data…………………………………………………………………….72

SECTION H – Special Contract Requirements………………………………………………………………….77

SECTION I – Contract Clauses…………………………………………………………………………………...87

SECTION J – List of Exhibits…………………………………………………………………………………….157

SECTION K – Representations, Certifications, and Notices to Offerors……………………………………158

SECTION L – Instructions, Conditions, and Notices to Offerors…………………………………………….174

Section A

SOLICITATION/CONTRACT FORM SF-33

SOLICITATION, OFFER AND AWARD 1. THIS CONTRACT IS A RATED ORDER

UNDER DPAS (15 CFR 7900)

RATING PAGE OF PAGES

2. CONTRACT NUMBER 3. SOLICITATION NUMBER 4. TYPE OF SOLICITATION 5. DATE ISSUED 6. REQUISITION/PURCHASE NUMBER

CODE7. ISSUED BY 8. ADDRESS OFFER TO (If other than item 7)

NOTE: In sealed bid solicitations "offer" and "offeror" mean "bid" and "bidder".

SOLICITATION

9. Sealed offers in original and copies for furnishings the supplies or services in the Schedule will be received at the place specified in item 8, or if hand carried, in the depository located in until local time

CAUTION - LATE Submissions, Modifications, and Withdrawals: See Section L, Provision No. 52.214-7 or 52.215-1. All offers are subject to all terms and conditions contained in this solicitation.

10. FOR

INFORMATION

CALL:

A. NAME B. TELEPHONE (NO COLLECT CALLS)

AREA CODE NUMBER EXT.

C. E-MAIL ADDRESS

11. TABLE OF CONTENTS

(X) SEC. DESCRIPTION PAGE(S) (X) SEC. PAGE(S)DESCRIPTION

A B C D E F G H

I

J

K

L

M EVALUATION FACTORS FOR AWARD

INSTRS., CONDS., AND NOTICES TO OFFERORS

REPRESENTATIONS, CERTIFICATIONS AND OTHER

STATEMENTS OF OFFERORS

PART IV - REPRESENTATIONS AND INSTRUCTIONS

LIST OF ATTACHMENTS

PART III - LIST OF DOCUMENTS, EXHIBITS AND OTHER ATTACH.

CONTRACT CLAUSESSOLICITATION/CONTRACT FORM

SUPPLIES OR SERVICES AND PRICES/COSTS

DESCRIPTION/SPECS./WORK STATEMENT

PACKAGING AND MARKING

INSPECTION AND ACCEPTANCE

DELIVERIES OR PERFORMANCE

CONTRACT ADMINISTRATION DATA

SPECIAL CONTRACT REQUIREMENTS

NOTE: Item 12 does not apply if the solicitation includes the provisions at 52.214-16, Minimum Bid Acceptance Period.

OFFER (Must be fully completed by offeror)

12. In compliance with the above, the undersigned agrees, if this offer is accepted within calendar days (60 calendar days unless a different period is inserted by the offeror) from the date for receipt of offers specified above, to furnish any or all items upon which prices are offered at the set opposite each item, delivered at the designated point(s), within the time specified in the schedule.

13. DISCOUNT FOR PROMPT PAYMENT

(See Section I, Clause No. 52.232-8)

14. ACKNOWLEDGMENT OF AMENDMENTS

(The offeror acknowledges receipt of amendments to the SOLICITATION for offerors and related documents numbered and dated):

10 CALENDAR DAYS (%) 20 CALENDAR DAYS (%) 30 CALENDAR DAYS (%) CALENDAR DAYS(%)

DATEAMENDMENT NO.AMENDMENT NO. DATE

15A. NAME AND

ADDRESS

OF OFFER-

OR

CODE FACILITY 16. NAME AND THE TITLE OF PERSON AUTHORIZED TO SIGN OFFER

(Type or print)

15B. TELEPHONE NUMBER

AREA CODE NUMBER EXT.

15C. CHECK IF REMITTANCE ADDRESS IS

DIFFERENT FROM ABOVE - ENTER SUCH

ADDRESS IN SCHEDULE.

17. SIGNATURE 18. OFFER DATE

AWARD (To be completed by Government)

19. ACCEPTED AS TO ITEMS 20. AMOUNT 21. ACCOUNTING AND APPROPRIATION

22. AUTHORITY FOR USING OTHER THAN FULL OPEN COMPETITION:

10 U.S.C. 2304 (c) 41 U.S.C. 253 (c)

24. ADMINISTERED BY (If other than Item 7)

26. NAME OF CONTRACTING OFFICER (Type or print)

IMPORTANT - Award will be made on this Form, or on Standard Form 26, or by other authorized official written notice.

AUTHORIZED FOR LOCAL REPRODUCTION

Previous edition is unusable

23. SUBMIT INVOICES TO ADDRESS SHOWN IN

(4 copies unless otherwise specified)

25. PAYMENT WILL BE MADE BY

27. UNITED STATES OF AMERICA

(Signature of Contracting Officer)

28. AWARD DATE

CODE

ITEM

STANDARD FORM 33 (REV,. 9-97)

Prescribed by GSA - Far (48 CFR) 53.214 (c)

SEALED BID (IFB)

NEGOTIATED (RFP)

(Hour) (Date)

PART I - THE SCHEDULE PART II - CONTRACT CLAUSES

1 1

PR

Ofc of Real Estate Acquisition 1800 F Streets, NW, Rm. 2340 Washington, DC 20405

GS-00-P-15-BQ-D-7002

17:00

Paul Ferguson paul.ferguson@gsa.gov

12/15/2014

(215) 446-5861

11/24/2014

Paul Ferguson

GSA Leasing Support Services Section B

SERVICES AND PRICES

B.1. SERVICES

This is a Request for Proposals (RFP) for leasing support services contracts. The contracts are to support GSA’s Public Buildings Service (PBS) Office of Leasing. These contracts will support the acquisition of leasehold interests and related real estate services for GSA's Federal tenants in four geographic zones (which include the eleven PBS Regions) as listed in Exhibit 1. GSA intends to make award of approximately nine commission based, indefinite delivery, indefinite quantity (IDIQ) contracts, with a one year base period and four one-year option periods. Each contract will provide coverage for the particular zone in which it was awarded. GSA intends to award up to two contracts in each of the following zones: Northern Service Area, Southern Service Area, and Western Service Area. GSA intends to award three contracts in the National Capital Service Area.

Award of these contracts will not preclude the Government from awarding additional contracts for similar services in the future in the event GSA determines additional contracts are in the best interest of the Government.

Definitions of key terms in this RFP are in Section C.

Prior to performance of any contract services, a task order will be awarded in accordance with the ordering procedures stated in Section F. Contractors shall accept only written task orders issued on a GSA Form 300 by an authorized Ordering Official, except for duly authorized emergencies. Verbal orders may only be authorized by the National Contracting Officer (NCO). For example, in the case of emergency requirements with FEMA, the NCO has the authority to issue a verbal order, which will then be followed by an email confirmation of the order. The roles and authorities of Government personnel are stated in Section G.

Contractors must comply with personnel qualification requirements including certification, experience, conflict of interest, nondisclosure, and clearances, stated in Section H.

Technical proposals shall be submitted in accordance with instructions in Section L and will be evaluated in accordance with the methodology stated in Section M. Offerors who are other than small businesses are required to submit a subcontracting plan in support of GSA's Small Business Subcontracting goals and programs.

Performance of contract services requires expertise in both commercial real estate practices and Federal procurement regulations related to Federal lease acquisition. Federal lease acquisitions are required to be performed in compliance with Federal lease acquisition regulations, Federal lease law, applicable Executive Orders, and other procurement regulations, policy directives and processes listed in Exhibit 2 or referenced in this RFP.

Information related to a Federal acquisition is protected by the Federal Procurement Integrity Act and disclosure to other than authorized parties is prohibited as outlined in Section H.

All decisions regarding a lease acquisition made on behalf of the Government are reserved for the Lease Contracting Officer (LCO) who in most cases serves a dual role as the LCO for the lease and the Contracting Officer’s Representative (COR) for a task order awarded under the contract for the lease acquisition. The Contractor is prohibited from performing any Inherently Governmental functions listed in FAR Part 7.5.

The Contractor is responsible for providing all deliverables and services in a timely and professional manner. Multiple task orders may run concurrently, so the Contractor must have the capacity to supply sufficient staff and resources to successfully complete services and meet required delivery dates.

This is a "non-personal services contract" as defined in FAR 37.101. It is therefore understood and agreed that the Contractor and/or Contractor employees: (1) shall perform the services specified herein as independent Contractors, not as employees of the Government; (2) shall be responsible for their own management and administration of the work required and bear sole responsibility for complying with any and all technical, schedule, or financial requirements or constraints attendant to the performance of the contract; (3) shall be free from supervision or control by any Government employee, but (4) shall, pursuant to the Government's right and obligation to inspect, accept, or reject the work, comply with such general direction of the Contracting Officer or the duly authorized representative of the Contracting Officer as necessary to ensure accomplishment of contract objectives.

Websites referenced in the RFP are to provide Contractors access to forms; sample documents; and statutes, executive orders, and regulations that govern Federal lease acquisition. As necessary, during the term of the contract, the Contracting Officer or a designated representative may provide updated web addresses. Forms and other samples are for information only and do not relieve the Contractor from responsibility for ensuring all work performed is in accordance with the required statutes, executive orders, regulations, or other requirements of the contract.

By accepting award, the Contractor agrees to follow any new procedures or processes adopted and implemented by the Government to improve the lease acquisition process during the term of the contract at no cost to the Government. The Government will provide access to governmental software if required for the Contractor to implement new procedures. The Government may provide guidance or training on new procedures during the term of the contract.

The Government may also implement non-traditional and innovative procurement methods and techniques. If it is determined to be in the best interest of the Government to employ new methods or techniques for lease procurements, a Contractor accepting award of a leasing support service contract agrees to conduct lease acquisitions utilizing the new methods at no additional cost to the Government. In the event new procedures are implemented, guidance will be provided to the Contractors by the Government.

A unilateral modification to the contract will be issued, if needed, to provide a scope of work for any changed procedures. There will be no change in the compensation arrangement under the contract for the implementation of such changes.

B.2. PRICES

B.2.1. General

There may be substantial changes to the terms and conditions of the contract from previous contracts awarded by GSA for similar services. Offerors, especially, previous GSA real estate service Contractors are cautioned to note the changes in this solicitation and not rely on knowledge of previous contracts when preparing proposals.

Contractors will be compensated by collecting real estate commissions paid by the building owner. The Government will not make any direct payment or reimbursement to a Contractor for contract services including, but not limited to, any expense associated with the performance of the services, such as travel. Under the terms and conditions of the contract and in accordance with industry practice, a Contractor has the opportunity to obtain a substantial monetary benefit by collecting a market rate real estate commission paid by a building owner. The commission negotiated for a lease acquisition performed by a Contractor under the contract will be based on a lease term not to exceed the firm term of the lease contract. Commissions will not be negotiated or collected on option periods or for lease terms beyond the firm term of the lease. GSA leases typically have a firm term of five (5) years with an average term of seven (7) years; however, they may be longer or shorter.

Contractors will receive a portion of the commission they negotiate with Lessors / Building Owners. Contractors will propose the total portion of the commission percentage they wish to receive, based on the total estimated commission available for the particular Module and Contract Year. Any remaining commission percentage will be credited to the shell rent in the lease transactions (Commission Credit). Contractors will be required to negotiate a market rate commission with the offerors in the lease procurement. Contractors will have an opportunity to earn a greater percentage of the commission they propose, as described in Section C. Offerors in the lease procurement will be instructed in the RLP that a market rate commission is expected and must be paid wherever they are represented by a listing agent, an offering agent, or broker, property manager, developer, or any other agent or representative.

Contractors should assume that in some cases where an offeror in a lease procurement is not paying a commission to their own representative, there could be no commission available to compensate our Contractor. GSA is not liable for the difference in any case.

The following are tasks where a Contractor has an opportunity to collect a Commission:

Module 1- Deluxe Acquisition Services; Module 2 - Programming and Acquisition Services;

Module 3 - Occupancy Services; Module 4 - Lease Acquisition; and Module 5 - Limited Value Leases, as further described in Section C of this RFP. Price proposals shall be submitted on the Pricing Worksheet attached in this Section. Complete instructions for submitting the price proposal are in Section L and the complete price evaluation method is stated in Section M. To be considered for award a Contractor’s price proposal must state a maximum percentage of the Standard Commission in each category on the pricing worksheet that they propose as their compensation fee (Commission). There are four (4) sets of pricing worksheets, one for each Zone contractors wish to be considered for. Contractors will not be evaluated for Zones in which they do not submit pricing.

Modules 6 – Lease Extensions, are tasks where a Contractor has an opportunity to collect a Commission. Contractors will be expected to negotiate a market rate commission with the lessor for lease extensions and the Contractor will receive all of the commission on that task order. Pricing does not need to be submitted for this task.

Exhibit 3 is a list of the projected nationwide commissionable expiring lease workload for a five-year period (FY 2016 through FY 2021). GSA estimates that it will procure follow-on leases utilizing these services for at least 50 percent of the expiring lease workload for each year of the contract. In addition GSA may order lease acquisition services for new requirements or to replace an existing lease prior to its normal expiration. It has been GSA’s experience for approximately 10 years that the inventory increases by approximately two percent per year for new requirements. For price evaluation purposes, the estimated annual commissions per Zone were based on existing square footage, existing annual rates, and for seven-year firm terms. An estimated commission percentage of three percent with an average term of seven (7) years was used to compute the potential commissions (revenues) available to a contractor for the purpose of price evaluation. Less than five percent of signed leases under the current contract resulted in no commission paid to our contractors. The estimated value of the lease inventory and the estimated commissions are considered by the Government to be conservative estimates. Due to the changing nature of client agency requirements this is the Government’s best estimate of possible future workload. For planning purposes after award, GSA will provide awardees a listing of projected expiring leases for which tasks orders may be issued on an annual basis. Projected workload data is for informational purposes only and does not constitute a guarantee. The Government reserves the right to delete or add to the listing.

The Contractor should expect to participate in a minimum of three planning meetings, preparation of presentations, zonal training sessions for their awarded zone(s), and several follow up smaller training sessions. In addition, the Contractor will be expected to participate in meetings with GSA and its customer agencies to explain the benefits of the contracts to them.

These services will not be reimbursed by the Government.

NOTE: Estimated annual commissions provided by the Government in the Pricing Worksheet are for evaluation purposes only and not a firm commitment. Fair Opportunity Procedures under Ordering Procedures in Section F will be followed.

B.2.2. Minimum/Maximum Quantities

As referred to in paragraph (b) of FAR clause 52.216-22, Indefinite Quantity of this contract the contract minimum and maximum quantities are as follows:

A. MINIMUM: The government will issue task orders for the services specified in the contract, at the minimum quantity in the following Zones:

Northern Service Area (Zone 1): 28 Task Orders per each contractor (total estimated commission of $70,000.00 or an estimated $2,500.00 per task order).

Southern Service Area (Zone 2): 23 Task Orders per each contractor (total estimated commission of $57,500.00 or an estimated $2,500.00 per task order).

Western Service Area (Zone 3): 20 Task Orders per each contractor (total estimated commission of $50,000.00 or an estimated $2,500.00 per task order).

National Capital Service Area (Zone 4): 8 Task Orders per each contractor (total estimated commission of $20,000.00 or an estimated $2,500.00 per task order).

There are no minimums quantities for other than the Base Period. This contract uses no appropriated funds. Funding information for the minimum quantity is provided for administrative purposes only. No payments will be made under this contract.

B. MAXIMUM: The Government may place task orders for the services specified in the contract, provided these task orders do not exceed the maximum amount plus (10 percent) of the Best Estimated Quantity for the respective Zones:

Northern Service Area (Zone 1): 498 Task Orders, or $83,000,000.00 inclusive of all contracts and all options

Southern Service Area (Zone 2): 426 Task Orders, or $61,000,000.00 inclusive of all contracts and all options

Western Service Area (Zone 3): 382 Task Orders, or $58,000,000.00 inclusive of all contracts and all options

National Capital Service Area (Zone 4): 224 Task Orders, or $72,000,000.00 inclusive of all contracts and all options

B.2.3.

Pricing Worksheet - Base Year

[NORTHERN SERVICE AREA]

Estimated total annual commissions are the aggregate total of the Northern Service Area and represent total estimated value of the contract for the BASE YEAR (inclusive of all contractors). The Proposed Standard Commission is the commission percentage the Contractor will receive. This is a Not to Exceed Commission percentage.

(A) (B) (C)

ESTIMATED PROPOSED

LINE ANNUAL STANDARD

ITEMS COMMISSIONS COMMISSION (%) PRICE

MODULE 1

$5,326,000.00 % $__________

MODULE 2

$2,663,000.00 % $__________

MODULE 3

$10,652,000.00 % $__________

MODULE 4

$7,990,000.00 % $__________

MODULE 5

$2,148,000.00 % $__________

TOTAL ($) Modules 1, 2, 3, 4, & 5 (BASE YEAR) Authorized by:

Signature: __________________________

Name: __________________________

Title: _________________________

Company: __________________________

Date: _________________________

PRICING WORKSHEET (CONTINUED) – OPTION YEAR ONE

Estimated total annual commissions are the aggregate total of the Northern Service Area and represent total estimated value of the contract for the OPTION YEAR ONE (inclusive of all contractors). The Proposed Standard Commission is the commission percentage the Contractor will receive. This is a Not to Exceed Commission percentage.

(A) (B) (C)

ESTIMATED PROPOSED

LINE ANNUAL STANDARD

ITEMS COMMISSIONS COMMISSION (%) PRICE

MODULE 1

$1,997,000.00 % $__________

MODULE 2

$998,500.00 % $__________

MODULE 3

$3,994,000.00 % $__________

MODULE 4

$2,995,000.00 % $__________

MODULE 5

$641,300.00 % $__________

TOTAL ($) Modules 1, 2, 3, 4, & 5 (OPTION YEAR ONE)

Authorized by:

Signature: __________________________

Name: __________________________

Title: _________________________

PRICING WORKSHEET (CONTINUED) – OPTION YEAR TWO

Estimated total annual commissions are the aggregate total of the Northern Service Area and represent total estimated value of the contract for the OPTION YEAR TWO (inclusive of all contractors). The Proposed Standard Commission is the commission percentage the Contractor will receive. This is a Not to Exceed Commission percentage.

(A) (B) (C)

ESTIMATED PROPOSED

LINE ANNUAL STANDARD

ITEMS COMMISSIONS COMMISSION (%) PRICE

MODULE 1

$2,834,000.00 % $__________

MODULE 2

$1,417,000.00 % $__________

MODULE 3

$5,670,000.00 % $__________

MODULE 4

$4,250,000.00 % $__________

MODULE 5

$531,000.00 % $__________

TOTAL ($) Modules 1, 2, 3, 4, & 5 (OPTION YEAR TWO)

Authorized by:

Signature: __________________________

Name: __________________________

Title: _________________________

PRICING WORKSHEET (CONTINUED) – OPTION YEAR THREE

Estimated total annual commissions are the aggregate total of the Northern Service Area and represent total estimated value of the contract for the OPTION YEAR THREE (inclusive of all contractors). The Proposed Standard Commission is the commission percentage the Contractor will receive. This is a Not to Exceed Commission percentage.

(A) (B) (C)

ESTIMATED PROPOSED

LINE ANNUAL STANDARD

ITEMS COMMISSIONS COMMISSION (%) PRICE

MODULE 1

$3,258,000.00 % $__________

MODULE 2

$1,628,000.00 % $__________

MODULE 3

$6,515,000.00 % $__________

MODULE 4

$4,886,000.00 % $__________

MODULE 5

$790,000.00 % $__________

TOTAL ($) Modules 1, 2, 3, 4, & 5 (OPTION YEAR THREE) Authorized by:

Signature: __________________________

Name: __________________________

Title: _________________________

PRICING WORKSHEET (CONTINUED) – OPTION YEAR FOUR

Estimated total annual commissions are the aggregate total of the Northern Service Area and represent total estimated value of the contract for the OPTION YEAR FOUR (inclusive of all contractors). The Proposed Standard Commission is the commission percentage the Contractor will receive. This is a Not to Exceed Commission percentage.

(A) (B) (C)

ESTIMATED PROPOSED

LINE ANNUAL STANDARD

ITEMS COMMISSIONS COMMISSION (%) PRICE

MODULE 1

$3,220,000.00 % $__________

MODULE 2

$1,610,000.00 % $__________

MODULE 3

$6,442,000.00 % $__________

MODULE 4

$4,830,000.00 % $__________

MODULE 5

$551,000.00 % $__________

TOTAL ($) Modules 1, 2, 3, 4, & 5 (OPTION YEAR FOUR)

Authorized by:

Signature: __________________________

Name: __________________________

Title: _________________________

[NATIONAL CAPITAL SERVICE AREA]

Estimated total annual commissions are the aggregate total of the National Capital Service Area and represent total estimated value of the contract for the BASE YEAR (inclusive of all contractors). The Proposed Standard Commission is the commission percentage the Contractor will receive. This is a Not to Exceed Commission percentage.

(A) (B) (C)

ESTIMATED PROPOSED

LINE ANNUAL STANDARD

ITEMS COMMISSIONS COMMISSION (%) PRICE

MODULE 1

$4,902,000.00 % $__________

MODULE 2

$2,450,000.00 % $__________

MODULE 3

$9,804,000.00 % $__________

MODULE 4

$7,353,000.00 % $__________

MODULE 5

$1,920,000.00 % $__________

TOTAL ($) Modules 1, 2, 3, 4, & 5 (BASE YEAR) Authorized by:

Signature: __________________________

Name: __________________________

Title: _________________________

Estimated total annual commissions are the aggregate total of the National Capital Service Area and represent total estimated value of the contract for the OPTION YEAR ONE (inclusive of all contractors). The Proposed Standard Commission is the commission percentage the Contractor will receive. This is a Not to Exceed Commission percentage.

(A) (B) (C)

ESTIMATED PROPOSED

LINE ANNUAL STANDARD

ITEMS COMMISSIONS COMMISSION (%) PRICE

MODULE 1

$3,233,000.00 % $__________

MODULE 2

$1,616,000.00 % $__________

MODULE 3

$6,466,000.00 % $__________

MODULE 4

$4,850,000.00 % $__________

MODULE 5

TOTAL ($) Modules 1, 2, 3, 4, & 5 (OPTION YEAR ONE) Authorized by:

Signature: __________________________

Name: __________________________

Title: _________________________

Estimated total annual commissions are the aggregate total of the National Capital Service Area and represent total estimated value of the contract for the OPTION YEAR TWO (inclusive of all contractors). The Proposed Standard Commission is the commission percentage the Contractor will receive. This is a Not to Exceed Commission percentage.

(A) (B) (C)

ESTIMATED PROPOSED

LINE ANNUAL STANDARD

ITEMS COMMISSIONS COMMISSION (%) PRICE

MODULE 1

$2,068,000.00 % $__________

MODULE 2

$1,338,000.00 % $__________

MODULE 3

$4,135,000.00 % $__________

MODULE 4

$3,102,000.00 % $__________

MODULE 5

TOTAL ($) Modules 1, 2, 3, 4, & 5 (OPTION YEAR TWO) Authorized by:

Signature: __________________________

Name: __________________________

Title: _________________________

Estimated total annual commissions are the aggregate total of the National Capital Service Area and represent total estimated value of the contract for the OPTION YEAR THREE (inclusive of all contractors).

The Proposed Standard Commission is the commission percentage the Contractor will receive. This is a Not to Exceed Commission percentage.

(A) (B) (C)

ESTIMATED PROPOSED

LINE ANNUAL STANDARD

ITEMS COMMISSIONS COMMISSION (%) PRICE

MODULE 1

$1,416,000.00 % $__________

MODULE 2

$708,000.00 % $__________

MODULE 3

$2,832,000.00 % $__________

MODULE 4

$2,125,000.00 % $__________

MODULE 5

$178,000.00 % $__________

TOTAL ($) Modules 1, 2, 3, 4, & 5 (OPTION YEAR THREE) Authorized by:

Signature: __________________________

Name: __________________________

Title: _________________________

Estimated total annual commissions are the aggregate total of the National Capital Service Area and represent total estimated value of the contract for the OPTIONYEAR FOUR (inclusive of all contractors). The Proposed Standard Commission is the commission percentage the Contractor will receive. This is a Not to Exceed Commission percentage.

(A) (B) (C)

ESTIMATED PROPOSED

LINE ANNUAL STANDARD

ITEMS COMMISSIONS COMMISSION (%) PRICE

MODULE 1

$2,942,000.00 % $__________

MODULE 2

$1,470,000.00 % $__________

MODULE 3

$5,884,000.00 % $__________

MODULE 4

$4,412,000.00 % $__________

MODULE 5

TOTAL ($) Modules 1, 2, 3, 4, & 5 (OPTION YEAR FOUR) Authorized by:

Signature: __________________________

Name: __________________________

Title: _________________________

[SOUTHERN SERVICE AREA]

Estimated total annual commissions are the aggregate total of the Southern Service Area and represent total estimated value of the contract for the BASE YEAR (inclusive of all contractors). The Proposed Standard Commission is the commission percentage the Contractor will receive. This is a Not to Exceed Commission percentage.

(A) (B) (C)

ESTIMATED PROPOSED

LINE ANNUAL STANDARD

ITEMS COMMISSIONS COMMISSION (%) PRICE

MODULE 1

$4,313,000.00 % $__________

MODULE 2

$2,156,000.00 % $__________

MODULE 3

$8,626,000.00 % $__________

MODULE 4

$6,470,000.00 % $__________

MODULE 5

$3,233,000.00 % $__________

TOTAL ($) Modules 1, 2, 3, 4, & 5 (BASE YEAR) Authorized by:

Signature: __________________________

Name: __________________________

Title: _________________________

Estimated total annual commissions are the aggregate total of the Southern Service Area and represent total estimated value of the contract for the OPTION YEAR ONE(inclusive of all contractors). The Proposed Standard Commission is the commission percentage the Contractor will receive. This is a Not to Exceed Commission percentage.

(A) (B) (C)

ESTIMATED PROPOSED

LINE ANNUAL STANDARD

ITEMS COMMISSIONS COMMISSION (%) PRICE

MODULE 1

$2,110,000.00 % $__________

MODULE 2

$1,055,000.00 % $__________

MODULE 3

$4,220,000.00 % $__________

MODULE 4

$3,166,000.00 % $__________

MODULE 5

$ 732,000.00 % $__________

TOTAL ($) Modules 1, 2, 3, 4, & 5 (OPTION YEAR ONE) Authorized by:

Signature: __________________________

Name: __________________________

Title: _________________________

Estimated total annual commissions are the aggregate total of the Southern Service Area and represent total estimated value of the contract for the OPTION YEAR TWO (inclusive of all contractors). The Proposed Standard Commission is the commission percentage the Contractor will receive. This is a Not to Exceed Commission percentage.

(A) (B) (C)

ESTIMATED PROPOSED

LINE ANNUAL STANDARD

ITEMS COMMISSIONS COMMISSION (%) PRICE

MODULE 1

$1,942,000.00 % $__________

MODULE 2

$971,000.00 % $__________

MODULE 3

$3,884,000.00 % $__________

MODULE 4

$2,913,000.00 % $__________

MODULE 5

$548,000.00 % $__________

TOTAL ($) Modules 1, 2, 3, 4, & 5 (OPTION YEAR TWO) Authorized by:

Signature: __________________________

Name: __________________________

Title: _________________________

Estimated total annual commissions are the aggregate total of the Southern Service Area and represent total estimated value of the contract for the OPTION YEAR THREE (inclusive of all contractors). The Proposed Standard Commission is the commission percentage the Contractor will receive. This is a Not to Exceed Commission percentage.

(A) (B) (C)

ESTIMATED PROPOSED

LINE ANNUAL STANDARD

ITEMS COMMISSIONS COMMISSION (%) PRICE

MODULE 1

$1,774,000.00 % $__________

MODULE 2

$886,000.00 % $__________

MODULE 3

$3,546,000.00 % $__________

MODULE 4

$2,660,000.00 % $__________

MODULE 5

$516,000.00 % $__________

TOTAL ($) Modules 1, 2, 3, 4, & 5 (OPTION YEAR THREE) Authorized by:

Signature: __________________________

Name: __________________________

Title: _________________________

Estimated total annual commissions are the aggregate total of the Southern Service Area and represent total estimated value of the contract for the OPTION YEAR FOUR (inclusive of all contractors). The Proposed Standard Commission is the commission percentage the Contractor will receive. This is a Not to Exceed Commission percentage.

(A) (B) (C)

ESTIMATED PROPOSED

LINE ANNUAL STANDARD

ITEMS COMMISSIONS COMMISSION (%) PRICE

MODULE 1

$2,043,000.00 % $__________

MODULE 2

$1,022,000.00 % $__________

MODULE 3

$4,086,000.00 % $__________

MODULE 4

$3,065,000.00 % $__________

MODULE 5

$746,000.00 % $__________

TOTAL ($) Modules 1, 2, 3, 4, & 5 (OPTION YEAR FOUR) Authorized by:

Signature: __________________________

Name: __________________________

Title: _________________________

[WESTERN SERVICE AREA]

Estimated total annual commissions are the aggregate total of the Western Service Area and represent total estimated value of the contract for the BASE YEAR (inclusive of all contractors). The Proposed Standard Commission is the commission percentage the Contractor will receive. This is a Not to Exceed Commission percentage.

(A) (B) (C)

ESTIMATED PROPOSED

LINE ANNUAL STANDARD

ITEMS COMMISSIONS COMMISSION (%) PRICE

MODULE 1

$4,174,000.00 % $__________

MODULE 2

$2,087,000.00 % $__________

MODULE 3

$8,348,000.00 % $__________

MODULE 4

$6,262,000.00 % $__________

MODULE 5

$2,426,000.00 % $__________

TOTAL ($) Modules 1, 2, 3, 4, & 5 (BASE YEAR) Authorized by:

Signature: __________________________

Name: __________________________

Title: _________________________

Estimated total annual commissions are the aggregate total of the Western Service Area and represent total estimated value of the contract for the OPTION YEAR ONE (inclusive of all contractors). The Proposed Standard Commission is the commission percentage the Contractor will receive. This is a Not to Exceed Commission percentage.

(A) (B) (C)

ESTIMATED PROPOSED

LINE ANNUAL STANDARD

ITEMS COMMISSIONS COMMISSION (%) PRICE

MODULE 1

$1,355,000.00 % $__________

MODULE 2

$678,000.00 % $__________

MODULE 3

$2,710,000.00 % $__________

MODULE 4

$2,032,000.00 % $__________

MODULE 5

$346,000.00 % $__________

TOTAL ($) Modules 1, 2, 3, 4, & 5 (OPTION YEAR ONE) Authorized by:

Signature: __________________________

Name: __________________________

Title: _________________________

Estimated total annual commissions are the aggregate total of the Western Service Area and represent total estimated value of the contract for the OPTION YEAR TWO (inclusive of all contractors). The Proposed Standard Commission is the commission percentage the Contractor will receive. This is a Not to Exceed Commission percentage.

(A) (B) (C)

ESTIMATED PROPOSED

LINE ANNUAL STANDARD

ITEMS COMMISSIONS COMMISSION (%) PRICE

MODULE 1

$1,407,000.00 % $__________

MODULE 2

$704,000.00 % $__________

MODULE 3

$2,814,000.00 % $__________

MODULE 4

$2,110,000.00 % $__________

MODULE 5

$558,000.00 % $__________

TOTAL ($) Modules 1, 2, 3, 4, & 5 (OPTION YEAR TWO) Authorized by:

Signature: __________________________

Name: __________________________

Title: _________________________

Estimated total annual commissions are the aggregate total of the Western Service Area and represent total estimated value of the contract for the OPTION YEAR THREE (inclusive of all contractors). The Proposed Standard Commission is the commission percentage the Contractor will receive. This is a Not to Exceed Commission percentage.

(A) (B) (C)

ESTIMATED PROPOSED

LINE ANNUAL STANDARD

ITEMS COMMISSIONS COMMISSION (%) PRICE

MODULE 1

$2,211,000.00 % $__________

MODULE 2

$1,106,000.00 % $__________

MODULE 3

$4,422,000.00 % $__________

MODULE 4

$3,317,000.00 % $__________

MODULE 5

$658,000.00 % $__________

TOTAL ($) Modules 1, 2, 3, 4, & 5 (OPTION YEAR THREE) Authorized by:

Signature: __________________________

Name: __________________________

Title: _________________________

Estimated total annual commissions are the aggregate total of the Western Service Area and represent total estimated value of the contract for the OPTION YEAR FOUR (inclusive of all contractors). The Proposed Standard Commission is the commission percentage the Contractor will receive. This is a Not to Exceed Commission percentage.

(A) (B) (C)

ESTIMATED PROPOSED

LINE ANNUAL STANDARD

ITEMS COMMISSIONS COMMISSION (%) PRICE

MODULE 1

$2,478,000.00 % $__________

MODULE 2

$1,240,000.00 % $__________

MODULE 3

$4,958,000.00 % $__________

MODULE 4

$3,718,000.00 % $__________

MODULE 5

$758,000.00 % $__________

TOTAL ($) Modules 1, 2, 3, 4, & 5 (OPTION YEAR FOUR) Authorized by:

Signature: __________________________

Name: __________________________

Title: _________________________

GLS Leasing Support Services Section C

STATEMENT OF WORK AND QUALITY REQUIREMENTS

C.1. INTRODUCTION

GSA provides workspace for more than one million Federal workers through the Public Buildings Service (PBS). Whenever possible, GSA satisfies tenant agency needs in existing GSA-controlled owned or leased space. When suitable space is not available within the existing inventory, GSA acquires space in privately owned buildings. PBS leases various types of space, including office space, laboratories, clinics, border stations, warehouses, and courthouses in both urban and rural areas throughout the United States, the District of Columbia, and the U.S.

Territories listed in Exhibit 1. Federal laws and regulations require the Government to procure leased space utilizing competitive procedures, unless otherwise justified. Lease acquisitions are usually started 18 to 36 months prior to the expiration date of an existing lease or the anticipated move in date of a new lease.

The National Office of Leasing is the PBS entity responsible for acquisition and administration of leasehold interests. One of the goals of the national contracts is to provide consistency in policies and procedures for PBS lease acquisition services nationwide. GSA lease acquisitions follow the procedures stated in the General Services Acquisition Manual (GSAM), Federal Management Regulations (FMR), Executive Orders, and GSA policies and procedures (See Exhibit 2). A decision by the Government Accountability Office (GAO) allows contractors to collect the real estate commission paid by the building owner in lieu of direct payment by GSA for services performed under this contract type.

Unless otherwise noted, the Contractor shall perform designated leasing duties as described in the Leasing Desk Guide (LDG), chapters and appendices as revised and/or amended that are not inherently governmental as further defined in this scope of work. The Contractor shall comply with the LDG. Various sections of the LDG are identified in this scope of work for an ease of reference for the Contractor. It is not all inclusive and the Contractor will have to rely on the LDG in its entirety, excluding inherently governmental functions.

GSA breaks leases down into high, moderate, and limited value based on the type, size, and location of the lease. GSA Leasing Support Services (GLS) intends to leverage our broker partners with regard to the “high to moderate” value leases because of the contractor’s market knowledge and impact in larger cities. GLS also allows for the flexibility to use the contracts for limited value leases to assist regions, if needed, with resource capacity and workload management. These leases tend to be in remote locations and costly for brokers. GSA classifies its high, moderate, and limited value leases as follows:

Note1: “New” Type of Lease in the table above refers to new or replacing leases. New or replacing leases are defined as leases with new terms and conditions and new lease contract numbers, applicable for either a new requirement or to replace an existing expiring lease.

Note 2: Metropolitan Statistical Area (MSA) - A formal definition of metropolitan statistical areas established by the Office of Management and Budget, a division of the U.S. Government. MSAs serve to group counties and cities into specific geographic areas for the purposes of a population census and the compilation of related statistical data. Rank of 1 - 100 are the top 100 MSAs, whereas rank of 100+ are MSAs ranked 101 or higher.

Note 3: Lease size SF in the chart above references ANSI/BOMA Office Area square feet

(ABOA).

The intention of this scope of work is to make award to approximately two contractors per zone with the exception of the National Capital Region, Region 11 (NCR), which will have approximately three contractors.

Zones are distributed as follows:

Northern Service Area - Zone 1 Regions: 1, 2, 3, 5

Southern Service Area - Zone 2 Regions: 4, 7

Western Service Area - Zone 3 Regions: 6, 8, 9, 10

National Capital Service Area - Zone 4 Region: 11

C.2. SCOPE

1. Contractors shall perform all lease acquisition services for Modules 1 - 6 and Strategic Partnership, as described in C.4.4, in the respective zones in which the contractors are awarded a contract.

2. In addition to the six lease acquisition modules, described in Section C.4 the Contractor shall provide necessary documentation and assistance to the Government on disputes, protests, claims, and appeals related to services that they are performing or have performed. In the event the Government receives a congressional inquiry, a Freedom of Information Act (FOIA) request, subpoena or other similar inquiry, demand or request for information the Contractor will cooperate with the Government as necessary.

The Contractor shall attend up to two national performance review meetings a year with the National Program Manager (NPM), National Contracting Officer’s Representative (NCOR), National Contracting Officer (NCO), and other Government representatives. Meetings may be held virtually or in-person. Travel costs shall be at the Contractor’s expense.

The Contractor shall attend up to two regional performance review meetings a year, at least one of which will be in-person in each of the regions serviced, separate from the national meetings.

Travel costs shall be at the Contractor’s expense.

The Contractor’s key personnel are required to attend initial training for the implementation of this contract. The Contractors are required to travel to the specific zone for which they received the award to attend the initial training. The location of the training in each zone will be provided after award. In addition, the Contractor is expected to attend any national follow-on training as determined by the NPM. This training may be held in-person or virtually utilizing the most current technology. If travel is required, it shall be at the Contractor’s expense.

C.3. DEFINITIONS AND TERMINOLOGIES

The definitions and terminologies for this scope of work and for task orders issued against the subsequent contracts are provided in the Leasing Desk Guide, Appendix A: Glossary of Terminology and also below. For clarification of any terms which are not included below or in the Leasing Desk Guide Appendix A, contact the National Contracting Officer (NCO) specified in Section G.

Aggregate Lease Value

Defined as the full service rental to be paid by the Tenant for the initial firm term of the Lease.

The firm Term and application of broker commissions are defined in the Request for Lease Proposal (RLP). The Aggregate Lease Value shall include:

(i) the initial full service rental to be paid by the Tenant on all space leased by the Tenant, including base rent, base operating costs, base real estate taxes, and amortization of any tenant improvement allowance, Building Specific Amortized Capital (BSAC) Charges, and

(ii) any fixed annual or other periodic rental bumps and/or fixed annual or other periodic rent escalations.

The Aggregate Lease Value shall not include:

(i) any rental abatement provided to the Tenant pursuant to the Lease other than the Commission Credit,

(ii) any annual rental escalations covering operating expense and/or real estate tax increases during the lease term,

(iii) any additional amounts paid by the Tenant for services over and above those furnished by Lessor as a part of the Lease, and

(iv) lump sum payments to buy down the rent to pay for the agencies portion of tenant improvements.

(iv) commissions will not be negotiated or collected on option periods or for lease terms beyond the firm term of the lease.

Approval

When the Government has reviewed submittals, deliverables, or administrative documents, has determined the services or submissions conform to contract requirements, and has communicated final acceptance to the Contractor.

Best Value Commission

The performance incentive that may be awarded to the contractor in the form of a 10 percent increase in the commission earned on an individual task order where the Contractor has received a Level 3 or better performance rating in all rating criteria for the previous rating period and has achieved one of the following:

a. Where a Bullseye Target is identified, a final rental rate at lease award below the Bullseye target; or

b. Where no Bullseye Target is identified, a final rental rate at lease award below the rental mid-point documented and approved in the Negotiation Objectives.

Bullseye (Exhibit 4)

An in-house market research report tailored for a specific GSA lease transaction. A national team is dedicated to completing market research reports for all qualifying lease transactions (leases within the Reis market) being completed in the regions. Bullseye reports are managed through the GSA Real Estate Exchange (G-REX) system. GSA will gather available market data from CoStar, CBRE-Economic Advisors, and Reis to establish the Bullseye target. That data will be compiled into a condensed report with market information, analysis, and insight regarding the local submarket that contains the delineated area for the procurement. This report must be utilized where available by the Lease Contracting Officer / Leasing Specialist / Contractor as a tool to make informed leasing decisions on behalf of the U.S. Government and can provide the necessary backup documentation to aid leasing personnel in their negotiations with Offerors.

Bullseye Target

The full service rental rate to be used as the year one base rent for comparison to the present value analysis. This rate is established by the GSA Center for Strategic Analysis based on representative market comparable rent rate data obtained from market research firms.

Commission

The percentage of the Aggregate Lease Value that the contractor will receive as compensation.

In markets where it is common practice to calculate commission as a rate per square foot or fixed amount, commission shall be converted as a percentage of the Aggregate Lease Value.The contractor’s commission is paid to the contractor by the lessor in accordance with the terms of the lease and this contract. The commission will either be the contractor’s standard or standard and best value commission.

Commission Agreement

The written agreement between the offeror and broker contractor outlining the agreed upon commission and terms.

Commission Credit

The portion of the commission that is returned to the Government, reflected as reduction in the shell rent, as specified in the lease contract.

Contract and Contractor

“Contract” means this National multiple award IDIQ GLS contract and "Contractor" means the party who has entered into this contract with the Government.

Day

In this contract, unless explicitly indicated otherwise, day refers to Federal working days (Monday through Friday, excluding Federal holidays).

Final Lease Amendment (LA) for Task Order Completion

For purposes of this contract, the Final LA is defined as the last LA required for completion of the task order under this contract. It must clearly state, at a minimum, the final rental rate expressed in a dollar per rentable square foot, the total annual rent, the total Tenant Improvement (TI) dollar amount amortized in the lease, the commission rate expressed as a percentage of annual rent, the total commission dollars to be paid to the Contractor, the total commission credit to be credited to the Government, the rent and lease commencement date, and any other negotiated terms of the lease.

Government Personnel

National Contracting Officer (NCO), National Program Manager (NPM), Zonal/Regional Contracting Officer (RCO), Zonal/Regional Program Manager (RPM), Ordering Official (OO), and Contracting Officer’s Representative (COR). Section G describes the roles and responsibilities of Government personnel.

gPM A model that draws on the skills of a multi-disciplinary team led by a Project Manager (PM) through the entire project life cycle including initiation, planning, execution, controlling, and close-out. This model encourages employees to think about and relate to projects in a more holistic and sophisticated way—to define and understand a customer’s needs and requirements before they react.

G-REX

An acronym for GSA Real Estate Exchange. G-REX is a mission critical system that requires a Leasing Specialist / Lease Contracting Officer / Contractor to perform essential lease procurement tasks to award a lease as well as perform post occupancy services consistent with National policy and guidance, alignment with gPM principles of project management/scheduling/task completion, and provides vital lease and productivity data collection for future lease process improvement.

High Value Leases

Leases that are above 2,000 square feet and in the top 100 MSA that brings the most value to GSA and our customer agencies. Value is measured by productivity, performance, and opportunities to better leverage commercial best practices when tasked to contractors due to contractor’s market knowledge in larger cities.

Inherently Governmental

The Contractor may…