GS06P11GXD0045 Bannister O M Specification FINAL 83111.pdf

GS-06P-11-GX-D-0045

THIS IS A 100% TOTAL SMALL BUSINESS SET-ASIDE

SPECIFICATION AND PROPOSAL FORMS

Request for proposal No. GS-06P-11-GXD-0045 Issue Date: August 31, 2011

BUILDING OPERATIONS AND MAINTENANCE SERVICES

Bannister Federal Complex; Buildings 1, 2, 3, 4, 6, 28, 41, 50, 52, 60, 2306, and 2312

1500 East Bannister Road Kansas City, Missouri 64131

PERIOD OF PERFORMANCE: February 1, 2012 – January 31, 2022 REQUEST FOR PROPOSAL ISSUE DATE: August 31, 2011

OFFER RECEIPT DATE and TIME: September 30, 2011 2:00 P.M. CST

NAICS: 561210 SIZE STANDARD: $35.5 MILLION

Brief Description and Location of Work: The contractor shall provide all administration, management, supervision, labor, materials, supplies, repair parts, tools and equipment; and shall plan, schedule, coordinate, inspect and ensure effective and economical completion of all work and services specified for the operation, maintenance and repair of the building(s), equipment and related services specified in this contract for Buildings 1, 2, 3, 4, 6, 28, 41, 50, 52, 60, 2306, and 2312 and all equipment located within, or beneath these buildings at the Bannister Federal Complex. Elevator Maintenance Services and Fire Alarm maintenance and remote monitoring services are excluded from the scope of work.

SUBMIT YOUR PROPOSAL TO:

General Services Administration Office of Business & Support Services (6ADB) 1500 East Bannister Road, Room 1161 Kansas City, Missouri 64131-3088

Three copies of Standard Form 1449, Request for proposal/Contract/Order for Commercial Items (page 1 of this request for proposal), must be returned with Offer. Each page must contain an original signature of the person authorized to sign the Offer (Block 30a Standard Form 1449). See Section L for Instructions on Submitting your Proposal.

Offerors are reminded that Block 12 of the Standard Form 1449, Request for proposal/Contract/Order for Commercial Items, is to be used to offer prompt payment discounts. Payment terms are set forth in the Prompt Payment Clause of this request for proposal. Offerors are cautioned against inserting any statement in Block 12 that indicated that payment is due sooner than the time stipulated in the Prompt Payment Clause. EXAMPLE:

Inserting “net 20 “ in block 12 will cause the offer to be rejected as nonresponsive, because the entry would be contrary to the 30 day payment terms specified in the Prompt Payment Clause.

For information on this request for proposal, contact Patrick Martin, Contract Specialist at (816) 823-2717.

Prior to award Offeror must be registered in the Central Contractor Registration (CCR) database at http://www.ccr.gov and the Online Representations Certification and Applications at https://orca.bpa.gov.

The information collection requirements contained in this request for proposal/contract, that are not required by regulation, have been approved by the Office of Management and Budget pursuant to the Paperwork Reduction Act and assigned OMB control no. 3090-163

GENERAL SERVICES ADMINISTRATION’S MISSION

To provide quality services required by our clients in a timely manner Use expertise to provide innovative solutions for our customers in support of their missions, and by so doing, foster an effective, sustainable, and transparent government for the American people."

Ensure the best value to the Federal Government and the public thereby enhancing our clients’ ability to accomplish their mission.

NOTE: All bidders may be subject to a security checkpoint when entering the Federal Building, 1500 East Bannister Road, Kansas City, Missouri. If you hand carry your proposal, please note that your proposal is due in the Office of Business and Support Services no later than September 30, 2011, 2:00 p.m. CST. Be aware that it is your responsibility to ensure your proposal is received in the Office of Business and Support Services on time. Security Officers at the check point will NOT hand carry your proposal to the Office. All proposals, modifications and withdrawals are subject to FAR 52.214-7 and 52.215-10. Late proposals will NOT be considered.

Questions are due in writing no later than September 16, 2011 at 2:00 p.m. CST.

SECTION A – REQUEST FOR PROPOSAL/CONTRACT FORM

REQUEST FOR PROPOSAL/CONTRACT/ORDER FOR

COMMERCIAL ITEMS

1.REQUISITION NUMBER PAGE 1 OF 325

Offeror to complete blocks 12, 17, 23, 24, & 30

2. CONTRACT NO. 3. AWARD/EFFECTIVE DATE 4. ORDER NUMBER 5. REQUEST FOR PROPOSAL NUMBER 6. REQUEST FOR PROPOSAL

February 1, 2012 GS-06P-11-GX-D-0045 August 31, 2011

7. FOR REQUEST FOR PROPOSAL A. NAME B. TELEPHONE NUMBER (No Collect Calls) 8. OFFER DUE DATE/local time

INFORMATION CALL: Patrick Martin Patrick.martin@gsa.gov

(816) 823-2717 September 30, 2011 2:00 p.m. CST

9. ISSUED BY CODE 6PSC 10. THIS ACQUISITION IS 11. DELIVERY FOR FOB

DESTINATION UNLESS

12. DISCOUNT TERMS

UNRESTRICTED BLOCK IS MARKED

SEE SCHEDULE

GENERAL SERVICES ADMINISTRATION/PUBLIC BUILDINGS SERVICE x SET-ASIDE: 100 % FOR 13a. THIS CONTRACT IS A RATED ORDER

CONTRACT SERVICES BRANCH (6PSC) X SMALL BUSINESS UNDER DPAS (15 CFR 700)

SERVICES CENTER DIVISION HUBZONE SM. BUSINESS

BUSINSESS

13b. RATING

1500 E. BANNISTER ROAD, ROOM 2101 8(A)

KANSAS CITY, MO 64131 NAICS: 561210 14. METHOD OF REQUEST FOR PROPOSAL

SIZE STANDARD: $35.5 million RFQ IFB RFP

15. DELIVER TO CODE 6PSS 16. ADMINISTERED BY CODE 6PSC

GENERAL SERVICES ADMINISTRATION GENERAL SERVICES ADMINISTRATION

KANSAS CITY SOUTH FIELD OFFICE (6PSS) CONTRACT SERVICES BRANCH (6PMC)

1500 E. BANNISTER ROAD,KCMO

KANS

1500 E. BANNISTER ROAD, ROOM 2101

KANSAS CITY, MO 64131

17a. CONTRACTOR/OFFEROR CODE FACILITY CODE 18a. PAYMENT WILL BE MADE BY CODE BCFA

GENERAL SERVICES ADMINISTRATION

FINANCE DIVISION

ACCOUNTS PAYABLE BRANCH (BCFA)

Attn: P.O. BOX 17181 E-Mail: FT. WORTH, TX 76102-0181

DUNS #:

TELEPHONE NO. FAX #: 18b. SUBMIT INVOICES TO ADDRESS SHOWN IN BLOCK 18a UNLESS BLOCK BELOW IS CHECKED:

17b. CHECK IF REMITTANCE IS DIFFERENT AND PUT SUCH ADDRESS IN OFFER SEE ADDENDUM

19., 20. 21. 22. 23. 24.

ITEM NO SCHEDULE OF SUPPLIES/SERVICES QUANTITY UNIT UNIT PRICE AMOUNT

Building Operations and Mechanical Maintenance B

36 MRS

Bannister Federal Complex 36 MRS Buildings 1, 2, 3, 4, 6, 28, 41, 50, 52, 60, 2306, and 2312 Effective 2/01/2012-1/31/2022

(Attach Additional Sheet as Necessary)

25. ACCOUNTING AND APPROPRIATION DATA 26. TOTAL AWARD AMOUNT (For Govt.Use Only)

SEE EACH INDIVIDUAL TASK ORDER

27a. REQUEST FOR PROPOSAL INCORPORATES BY REFERENCE FAR 52.212-1, 52.212-4. FAR 52.212-3 AND 52.212-5 ARE ATTACHED. ADDENDA ARE ARE NOT ATTACHED.

27b. CONTRACT/PURCHASE ORDER INCORPORATES BY REFERENCE FAR 52.212-4. FAR 52.212-5 IS ATTACHED. ADDENDA ARE ARE NOT ATTACHED.

28.

X CONTRACTOR IS REQUIRED TO SIGN THIS DOCUMENT AND RETURN 3 COPIES TO ISSUING OFFICE.

CONTRACTOR AGREES TO FURNISH AND DELIVER ALL ITEMS SET FORTH OR OTHERWISE IDENTIFIED

ABOVE AND ON ANY ADDITIONAL SHEETS SUBJECT TO THE TERMS AND CONDITIONS SPECIFIED

HEREIN.

29. AWARD OF CONTRACT: REFERENCE OFFER DATED . YOUR OFFER ON

REQUEST FOR PROPOSAL (BLOCK 5), INCLUDING ANY ADDITIONS OR CHANGES

WHICH ARE SET FORTH HEREIN, IS ACCEPTED AS TO ITEMS:

30a. SIGNATURE OF OFFEROR/CONTRACTOR 31a. UNITED STATES OF AMERICA (SIGNATURE OF CONTRACTING OFFICER)

30b. NAME AND TITLE OF SIGNER (TYPE OR PRINT) 30c. DATE SIGNED 31b. NAME OF CONTRACTING OFFICER (TYPE OR PRINT) 31c. DATE SIGNED

Request for proposal Table Of Contents (Sections A through M)

Contents/Title Page

PART I – THE SCHEDULE

SECTION A. REQUEST FOR PROPOSAL/CONTRACT FORM

A.1. Standard Forms 3

TABLE OF CONTENTS 4

SECTION B – SUPPLIES OR SERVICES AND PRICES/COSTS 13

B.1. Description of Services 13 B.2. Notes To Bidders/Offerors 13 B.3. Bid Sheet 15 B.4. Cost Classification 19

SECTION C. DESCRIPTION/SPECIFICATION/STATEMENT OF WORK

CHAPTER 1. GENERAL FACILITIES MANAGEMENT (Sections C.1 – C.8)

C.1. SCOPE OF WORK 20

C.1.1. General 20 C.1.2. Quality Performance Standard 21 C.1.3. Excluded From Scope 22 C.1.4. Reserved 22 C.1.5. Miscellaneous Requirements 22 C.1.6. Scheduling Work 22 C.1.7. Emergencies And Special Events 23

C.2. DEFINITIONS and GLOSSARY 24 C.2.1. Acceptance 24 C.2.2. Acceptable Level of Maintenance and Repair 24 C.2.3. Acceptable Level of Operation 24 C.2.4. Acts of God 24 C.2.5. Additional Services 24 C.2.6. Approval 24 C.2.7. Architectural and Structural 24 C.2.8. Basic Services 24 C.2.9. Building Automation System (BAS) 24 C.2.10. Building Operating Plan 25 C.2.11. Building Utility Outage Response Plan 25 C.2.12. Complete Preventive Maintenance Inspection 25 C.2.13. Computerized Maintenance Management System (CMMS) 25 C.2.14. Consumable Parts 25 C.2.15. Contracting Officer 25 C.2.16. Contracting Officer’s Representative 25 C.2.17. Contracting Officer’s Representative Designee 25 C.2.18. Contractor 26 C.2.19. Contractor’s Other Than Normal Working/Duty Hours 26 C.2.20. Controls and Control System 26 C.2.21. Critical Preventive Maintenance 26 C.2.22. Critical Repairs 26

C.2.23. Defective Service 26 C.2.24. Discretionary Preventive Maintenance 26 C.2.25. Discretionary Repair 26 C.2.26. Data Processing Space 26 C.2.27. Emergency 26 C.2.28. Emergency Callback 26 C.2.29. Existing Deficiency Report 27 C.2.30. Exterior 27 C.2.31. Federal Holidays 27 C.2.32. Federal Executive Holidays, Unanticipated 27 C.2.33. Fire Protection and Life Safety Systems 27 C.2.34. Indefinite Quantity 27 C.2.35. Maintenance Repair 27 C.2.36. Management Information Data 27 C.2.37. Miscellaneous Work/Labor 28 C.2.38. Negligence 28 C.2.39. Negligence, Gross 28 C.2.40. Normal Working (Operating) Hours 28 C.2.41. Occupant Emergency Plan (OEP) 28 C.2.42. Operations 28 C.2.43. Performance Work Statement (PWS) 28 C.2.44. Predictive Maintenance 29 C.2.45. Preventive Maintenance (Scheduled and Unscheduled) 29 C.2.46. Quality Assurance 29 C.2.47. Quality Control and Quality Control Plan 29 C.2.48. Reimbursable Building Operating Services 29 C.2.49. Repair 29 C.2.50. Repair, Non-Reimbursable 29 C.2.51. Repair, Reimbursable 29 C.2.52. Repair Priority Index 29 C.2.53. Required but Postponed Preventive Maintenance (PM) 30 C.2.54. Required but Postponed Repairs 30 C.2.55. Sequence of Operations 30 C.2.56. Service Request 30 C.2.57. Sign In/Sign Out Log 30 C.2.58. Storage Space 30 C.2.59. Supervisor, On-site 30 C.2.60. Tour 30 C.2.61. Untenantable 31 C.2.62. Unusual and Compelling Urgency 31 C.2.63. Vandalism 31 C.2.64. Vertical Transportation Systems 31 C.2.65. Warranted As Presented 31 C.2.66. Watch 31

C.3. REFERENCES 32

C.3.1. Maintenance Standards 32 C.3.2. Laws and Industry Standards 32

C.4. EXISTING DEFICIENCY INSPECTION/INITIAL DEFICIENCY LIST 34

C.4.1. Initial Deficiency List 34 C.4.2. Existing Deficiency Inspections 34 C.4.3. Existing/Initial Deficiency Correction 34 C.4.4. Initial Deficiency List Reports 34 C.4.5. Existing/Initial Deficiency Costs and Payments 35

C.5. TRANSITION PHASE STARTUP 35

C.5.1. Startup Services 35 C.5.2. Plan and Report Submissions 35 C.5.3. Startup Schedule and Staffing Plan 35 C.5.4. Government Intermediaries 35

C.6. PHASE-OUT TRANSITION PERIOD 36

C.6.1. Phase-Out Period 36 C.6.2. Disposition of Materials 36

C.7. PUNCH LIST COMPLETION AND WITHHOLDING OF FINAL PAYMENT 36

C.8. GENERAL AND ADMINISTRATIVE REQUIREMENTS 37

C.8.1. Minimum Staffing 37 C.8.2. Qualified Personnel 37 C.8.3 Contractor Workforce Management 37 C.8.4 Ability to Contact and Communicate with the COR 37 C.8.5 Communication Equipment 37 C.8.6 Onsite Records 38 C.8.7. Service Request and Administrative Support 39 C.8.8. Use of CMMS 40 C.8.9. Contractor Quality Control Program 40 C.8.10. Government Quality Assurance Program 42 C.8.11. Performance Evaluation 44 C.8.12. Effectiveness of Contract Performance and Quality Control 45

CHAPTER 2 - FACILITY OPERATIONS (Sections C.9 – C.30) 48

C.9. BUILDING OPERATING PLAN 48

C.9.1. Purpose 48 C.9.2. Components of the Building Operating Plan 48

C.10. EQUIPMENT INVENTORY 50

C.10.1. Inventory Responsibility 50 C.10.2. Inventory Discrepancies 50

C.11. MONTHLY PROGRESS REPORTS 50

C.12. PERFORMANCE REVIEW MEETINGS 51

C.13. EQUIPMENT CONDITION ASSESSMENT 51

C.13.1. Itemized Equipment Condition Assessment 51 C.13.2. Reports 51

C.14. OCCUPANT FEEDBACK PROGRAM 51

C.15. REFERENCE LIBRARY 52

C.16. REVIEW OF DESIGN DOCUMENTS 52

C.17. BUILDING MANAGEMENT SUPPORT SERVICES 52

C.17.1. Escort and Assistance 52 C.17.2. Other Contracts 52

C.18. INSPECTION ASSISTANCE FOR SPACE BUILDOUTS 53

C.19. EMERGENCY SHUTDOWN INSTRUCTIONS AND TOUR CHECKLISTS 53

C.20. LABELING OF ELECTRICAL CIRCUITS 53

C.21. OPERATIONAL REQUIREMENTS 53

C.21.1. General 53 C.21.2. Extended Operating Hours 53 C.21.3. Continuity of Operations (COOP) 53 C.21.4. Tenant Environment 54 C.21.5. Energy Conservation 56 C.21.6. Utilities 57

C.22. RESERVED 59

C.23. SERVICE REQUESTS 59

C.23.1. General 59 C.23.2. Service Request/Call Log 59 C.23.3. Service Request/Call Reporting 59 C.23.4. Emergency Service Request 60 C.23.5. Urgent Service Request 60 C.23.6. Fire Protection Situations/Alarms after Normal Occupant Hours 61 C.23.7. Routine Service Request 61 C.23.8. Service Call Completion Periods 61

C.24. TOURS 63

C.24.1. General 63 C.24.2. Operating logs and Tour Check Sheets 63 C.24.3. Tour Frequencies 63 C.24.4. Condensate Pans 63 C.24.5. Monitoring of Central Plant Equipment 64 C.24.6. Daily Status 64 C.24.7. Security, Life Safety, Fire Alarm, and Elevator System Malfunctions 65 C.24.8. Restoration to Operating Condition 65

C.25. DEMAND RESPONSE PROGRAMS 65

C.25.1. General 65 C.25.2. Curtailment Program 65 C.25.3. Coordination 65

C.26. ALARM RESPONSE; EMCS, DALI, & BAS 65

C.26.1. General 65 C.26.2. Alarm Point Identification 656

C.27. PROTECTION AND DAMAGE 67

C.27.1. General 67 C.27.2. Negligence 67 C.27.3. Transport/Delivery Route Approval 67 C.27.4. Fire Protection Systems 67 C.27.5. Alterations 67

C.28. KEY CONTROL 68

C.28.1. Key Control Program 68 C.28.2. Locksmith Services 68 C.28.3. Master Key System Security 68

C.29. DISRUPTIVE OR HAZARDOUS TOOLS 68

C.30. DISRUPTION TO UTILITIES, LIGHTING, OR SPACE CONDITIONING 68

C.30.1. Scheduling 68 C.30.2. Due to Preventive Maintenance 68

CHAPTER 3 - DIRECT MAINTENANCE (Sections C.31 – 37) 69

C.31. PLUMBING AND RESTROOMS 69

C.31.1. General 69 C.31.2. Drains and Sewers 69 C.31.3. Odors 69 C.31.4. Fixture Blockages 69 C.31.5. Booster or Hydro-pneumatic Domestic Water Pressurization Systems 69

C.32. MAINTENANCE PROGRAM 69

C.32.1. General 69 C.32.2. Preventive Maintenance 71 C.32.3 Application of Diagnostic Software 74

C.32.4 Control Systems 74 C.32.5. Energy Management Control Systems/Including DALI and BAS 75 C.32.6. Standard Operation Procedure 77

C.33. WATER TREATMENT 79

C.33.1. General Chemical Services Required 79 C.33.2. Initial Report and Development of Program 79 C.33.3. Monthly Testing 79 C.33.4. Daily and Weekly Testing 79 C.33.5. Corrosion Monitoring 80 C.33.6. Equipment, Material, and Labor Costs 80 C.33.7. Water Treatment Safety and Environmental Hazards 80 C.33.8. Tolerances and Contract Effort Required 80 C.33.9. Inspections and Notifications 81 C.33.10. Non-Chemical/Physical Water Treatment Technologies 81

C.34. OIL ANALYSIS AND OIL CHANGES 82

C.34.1. Periodic Oil Analysis 82 C.34.2. Reports 82 C.34.3. Corrective Action 82 C.34.4. Oil and Refrigerant Additives 82

C.35. LAMPS AND BALLASTS 82

C.35.1. Definitions 82 C.35.2. Lamp Replacement Work Classification 82 C.35.3. Lamping Records 82 C.35.4. Energy Efficiency 82 C.35.5. Handling and Disposal 83 C.35.6. Mercury Standards 83

C.36. REPAIRS 84

C.36.1. General 84 C.36.2. Repair Priority Index 84 C.36.3. Repair and Replacement Report 84 C.36.4. Repair and Replacement Cost Responsibilities 86 C.36.5. Disputes and Appeals 88 C.36.6. Contractor Negligence 88 C.36.7. In-House Contractor Personnel 89 C.36.8. Subcontracting 89 C.36.9. Quality of Materials and Replacement Parts 89

C.37. ARCHITECTURAL, STRUCTURAL, AND SPECIAL SYSTEMS MAINTENACE 91

C.37.1. General 91 C.37.2. Routine Inspection, Maintenance, and Repair 91 C.37.3. Quality of Work 91 C.37.4. Finishes Maintenance and Touch-up Painting 91 C.37.5. Repair and Replacement Cost Responsibility 91 C.37.6. Interior Signage and Directories 92 C.37.7. Works of Art 92 C.37.8. Miscellaneous Labor Work 92 C.37.9. Special Category; Cafeteria 92 C.37.10. Special Category; Child Care Center 93

CHAPTER 4 – LIFE SAFETY, HEALTH AND ENVIRONMENTAL PROTECTION 95

(Sections C.38 – C.40)

C.38. SAFETY, HEALTH and ENVIRONMENTAL MANAGEMENT 95 C.38.1. General Requirements 95

C.38.2. Scheduling and Recordkeeping 96 C.38.3. Refrigerant Control and Certification 96 C.38.4. Air Quality Management District (AQMD) Operating Permits 96 C.38.5. Underground/Aboveground Storage Tanks 97 C.38.6. Polychlorinated Biphenyl (PCB) Control 97 C.38.7. Reserved 97 C.38.8. Facility Hazards 97 C.38.9. Workplace Safety 97 C.38.10. Electrical Safety 99 C.38.11. Fall Protection 99 C.38.12. Powered Platforms and Powered Industrial Vehicles 99 C.38.13. Control of Hazardous Energy (aka Lockout/Tagout; LOTO) 100 C.38.14. Confined Spaces 100 C.38.15. Asbestos Management 101 C.38.16. Hazardous Chemicals, Materials, and Wastes 102 C.38.17. Boiler/Pressure Vessel Operation and Inspection Standards 104 C.38.18. Backflow Prevention Devices 105 C.38.19. Potable Water Systems 106 C.38.20. Housekeeping, Labeling and Signage 106 C.38.21. Roof Anchorage Points 106 C.38.22. Lead Based Paint 106 C.38.23. Elevator Inspection Service 107 C.38.24. Emergency Plans 107

C.39. FIRE PROTECTION AND LIFE SAFETY EQUIPMENT AND SYSTEMS 108

C.39.1. General 108 C.39.2. Fire Alarm Control, Detection, and Annunciation Systems 108 C.39.3. Fire Alarm System Central Station Monitoring 108 C.39.4. Water-Based Fire Suppression Systems 108 C.39.5. Fire Doors and Other Opening Protectives 110 C.39.6. Fire and Combination Fire/Smoke Dampers 110 C.39.7. Smoke Doors and Other Opening Protectives 110 C.39.8. Smoke Dampers 110 C.39.9. Portable Fire Extinguishers 110 C.39.10. Non-Waterbased Fire Extinguishing Systems 111 C.39.11. Smoke Control Systems 111 C.39.12. Smoke Management Systems 112 C.39.13. Emergency and Standby Power Systems 112 C.39.14. Emergency Lighting and Exit Signage 112 C.39.15. Records 112

C.40. MAINTENANCE AND REPAIR OF VERTICAL TRANSPORTATION SYSTEMS 114

C.40.1. Contractor Responsibility for O&M of Elevators and Escalators 114 C.40.2. Annual and/or Five Year Full Load Safety Inspections 114

C.41. RESERVED 115

C.42. RESERVED 115

SECTION D – PACKING and MARKING 116 D.1. Payment of Postage and Fees 116 D.2. Marking 116

SECTION E – INSPECTION and ACCEPTANCE 117 E.1. Inspection Services 117 E.2 Contractor Responsibility 117 E.3. Quality Requirements/Quality Control Plan 117 E.4. Protection and Damage 118 E.5. GSA Quality Assurance 119 E.6. GSA Quality Assurance Plan 119

SECTION F – DELIVERIES or PERFORMANCE 122 F.1. Place of Performance 122 F.2. Term of Contract 122 F.3. Option to Extend the Term of Contract 122 F.4. Reporting Requirements 122 F.5. Failure to Provide Required Documentation 122

SECTION G – CONTRACT ADMINISTATION DATA 123

G.1. Role of Government Personnel in Contract Administration 123 G.2. Partnering for Quality 124 G.3. Payment 124

SECTION H. - SPECIAL CONTRACT REQUIREMENTS 130

H.1. Security 130 H.2. Identification Credential 133 H.3. Escort Requirements 133 H.4. Standards of Conduct 133 H.5. Removal From Contract Work 133 H.6. Sensitive But Unclassified (SBU) Building Information 134 H.7. Recording Presence 134 H.8. Government Forms 134 H.9. Other Contractors 134 H.10. Ordinances, Taxes, Permits, and Licenses 135 H.11. Discrepancy in the Specifications 135 H.12. Affirmative Procurement Program (APP) 135 H.13. Asbestos Awareness Training 136 H.14. Uniforms 136 H.15. Personnel Qualifications 136 H.16. Government-Furnished Materials 142 H.17. Contractor-Furnished Materials 143

H.18. RESERVED 143

H.19. RESERVED 143

H.20. Strike Contingency Plan (SCP) 143 H.21. Occupancy Emergency Plan (OEP) 144 H.22. Contractor Pandemic Plan 144

PART II – CONTRACT CLAUSES

SECTION I – CONTRACT CLAUSES and WAGE DETERMINATION 145 I.1. FAR 52.252.2 Clauses Incorporated by Reference 145 I.2. Clauses Full Text 146 I.3. Interpretation of Contract Performance 167

I.4. Evaluating Contractor Requirements 167 I.5. Performance Based Contracting 168 I.6. Wage Determination 169

PART III – LIST of DOCUMENTS, EXHIBITS and OTHER ATTACHMENTS

SECTION J - LIST OF ATTACHMENTS - (DOCUMENTS, EXHIBITS, and OTHER

ATTACHMENTS 180

EXHIBIT J.1. QUALITY ASSURANCE SURVEILLANCE PLAN (QASP) 180

J.1.A. Introduction 180 J.1.B. Purpose of the QASP 180 J.1.C. Roles and Responsibilities of Government Officials 180 J.1.D. Types of Work to be Performed 181 J.1.E. Methods of Surveillance 181 J.1.F. QASP Standards 183

EXHIBIT J.2. CONTRACT DELIVERABLES REFERENCE 195

EXHIBIT J.3. BUILDING INFORMATION SHEET 202

J.3.A-L. Building Location and Statistics, Hours of Operation 202 J.3.M. Contractor Annual Repair Level of Responsibility 205 J.3.N. Official Working Hours 205 J.3.O. Recognized Holidays 205 J.3.P. Known Building Environmental Issues 205

EXHIBIT J.4. MAINTAINED EQUIPMENT INVENTORY 206

J.4.A. General 206 J.4.B. Inventory Discrepancies 206 J.4.C. Maintained Equipment Inventory Annual Updates 206 J.4.D. Exclusions to Equipment Inventory 206 Attachments J.4.A. through J.4.L. 207

EXHIBIT J.5. KNOWN BUILDING ENVIRONMENTAL ISSUES 286

J.5.A. Asbestos-Containing Building Materials (ACBM) 286 J.5.B. Antennas 286 J.5.C. PCBs 286 J.5.D. Oil-Filled Electrical Equipment Inventory Report 286 J.5.E. Fluorescent and Other Mercury Containing Lamps 286 J.5.F. Storage Tank Inventory Report 286 J.5.G. Confined Spaces Inventory Report 286 J.5.H. Lead-Based Paint 287 J.5.I. Forklifts 287 J.5.J. Batteries and Battery Charging Systems 287

EXHIBIT J.6. FACILITY MODIFICATIONS 288

Attachment J.6.A. Procurement and Replacement of Electric Motors, in

Maintenance, Repair and Operation Service Contracts 289 EXHIBIT J.7. REFRIGERANTS and REFRIGERANT APPLIANCES 292 J.7.A. Publications 292 J.7.B. Safety, Health and Environmental 292 J.7.C. Used Refrigerant Oil Disposal 293 J.7.D. Refrigerant Monitors 293 J.7.E. Certifications 294 J.7.F. Reporting and Recordkeeping Requirements 295 J.7.G. Miscellaneous General Provisions 295 J.7.H. Records Maintenance 296

J.7.I. Storage Containers/Cylinders 296 J.7.J. Refrigerant Ownership 297 J.7.K. Refrigerant Glossary/Definitions 297

EXHIBIT J.8. GOVERNMENT-OWNED EQUIPMENT FORM 298

SECTION K – REPRESENTATIONS, CERTIFICATIONS AND OTHER

STATEMENTS OF BIDDERS/OFFERORS 299

K.1. Remittance Address 299 K.2. GSAM 552.215-16 Minimum Bid Acceptance Period (Oct 1985) 299 K.3. FAR 52.212-3 Offeror Representations and Certifications – Commercial Items 299 K.4. Certification of Required Insurance 310

SECTION L – INSTRUCTIONS, CONDITIONS and NOTICES to OFFERORS or OFFERORS L.1. Insurance Requirements 311 L.2. Inspection of the Facility 311 L.3. Contractor Liability 311

SECTION M – EVALUATION FACTORS FOR AWARD 312

M.1. Evaluating Proposals 312 M.2. Technical Evaluation Factors 312 M.3. Price Evaluation 317 M.4. FAR 52.217-5 Evaluation of Options 319 M.5. Written Notice of Award 319 M.6. Site Visit 319 M.7. In the Event of an Emergency 319 M.8. Special Standard(s) of Responsibility 320 M.9. Offerors Checklist 320 M.10. Work Experience 321 M.11. Past Performance and Experience Survey 322 M.12. Site Inspection Verification Form 323 M.13. Past Performance 324 M.14. Site Inspection Verification Form 325

PART I – THE SCHEDULE

SECTION B – SUPPLIES OR SERVICES, ORDERING AND PRICES/COSTS

B.1. Description of Services

The Contractor shall provide all management, supervision, labor, materials, supplies, and equipment (except as otherwise provided), of all services described herein. The Contractor will be required to provide mechanical operation and maintenance and related services, architectural and structural maintenance, hazardous material inventory, lamping, service calls including miscellaneous labor, etc., in accordance with the requirements of this request for proposal for the Bannister Federal Complex, Kansas City, Missouri, Buildings 1, 2, 3, 4, 6, 28, 41, 50, 52, 60, 2306, and 2312.

B.2 Notes To Bidders/Offerors:

A. Do not include any allowance for any contingency to cover increased costs for which adjustments are provided for under the price adjustment provisions.

B. Do not include any allowance for additional Government approved overtime or repair services, in the monthly price for basic services for Operations and Maintenance.

C. Refer to the Proposal Sheet, Section B, to ensure you understand how each item will be computed and paid regardless of any commitments on the part of the Offeror to pay varying salary rates to its employees.

D. Offerors are requested to proposal per month prices for providing miscellaneous work and repair services regardless of any commitments on the part of the Offeror to pay varying salary rates to its employees.

E. Offerors are cautioned that any offer may be rejected as non-responsive if it is materially unbalanced as to prices for the basic services and the hourly rates for reimbursable operation and maintenance, repairs and miscellaneous labor services. A proposal/offer is unbalanced when it is based on prices which are significantly less than cost for some work and prices which are significantly overstated for other work.

F. The non-reimbursable General Repair Responsibility (GRR) covers the first $500 in materials and labor costs for any Service Calls and all repairs or replacements, structural, architectural, electrical, and/or mechanical, per item, per instance, per location that the Contractor shall be financially responsible for in all circumstances as part of his monthly proposal price.

G. The Maintenance Repair Responsibility (MRR) is the dollar level of repair or replacement the Contractor is responsible for as part of his monthly total proposal price for the Annual Repair Responsibility and at no additional reimbursement from the Government for any materials and labor costs for any and all repairs or replacements, structural, architectural, electrical, and/or mechanical, per item, per instance, per location in all circumstances. In this contract the Maintenance Repair Responsibility is $10,000.00 (including the non-reimbursable GRR) per item, per instance, per location.

H. For the Bannister Federal Complex, the Annual Repair Responsibility (ARR) level is set at $100,000.00 for each year of the Base Period and $100,000.00 for each year of every option period.

Non-reimbursable GRR repairs do not count toward the ARR limit.

I. Offerors are cautioned that some building equipment systems may be under warranty. In the case of new buildings or renovated spaces, building equipment systems generally carry a one-year warranty period following acceptance. These warranties may or may not include maintenance. The Offeror is responsible for complying with all requirements of the warranties. The COR can provide this information to the Contractor.

J. Failure to proposal a price on all line items for the Base Period and all Option Periods will render the proposal as non-responsive.

K. The period of performance for this contract will be a firm Base Period of 3 years with Two (3-year) options and a final One (1-year) option. The General Services Administration through the Contracting Officer has the unilateral right to exercise a six-month extension. The price for the six-month extension will be evaluated as part of the overall proposal. The contract shall not exceed 10 years inclusive of all options and extensions.

L. The Contractor must stand behind their proposal through the base contract period and option period(s) to avoid rejection of their proposal. The Government will arrange for an inspection prior to the issuance of the Contractor’s final payment. Any deficiencies or work not satisfactorily completed will be computed and a fair and reasonable amount will be deducted from the final payment.

M. The Offeror should visit the job site to verify the quantities and types of all systems to be maintained. The Offeror will be responsible for the entire systems reliability and maintenance requirements. It will be the responsibility of the Offeror to determine the quantity of service involved, to compare the specifications with the work to be done, to be informed as to all conditions, including other work, if any, being performed. Failure to do so will in no way relieve the Offeror from the obligation of furnishing any material or performing any work that may be required to carry out the contract in accordance with the true intent and meaning of the specifications without additional cost to the Government (although this does not overrule H above).

N. The Building locations 1 and 2 include subterranean areas, entrances and attached building numbers directly associated with Buildings 1 and 2. An area map is available for reference in the Kansas City South Service Center in the bidders' library.

NOTICE: Proposals are due at the General Services Administration, Office of Business and Support Services, 1500 East Bannister, Room 1161, Kansas City, Missouri 64131-3088 not later than September 30, 2011 at 2:00 PM (Central Standard Time). Be aware that it is your responsibility to ensure your proposal is received in the Office of Business and Support Services on time. All bidders may be subject to a security checkpoint when entering the Federal Building, 1500 East Bannister Road, Kansas City, Missouri. If you hand carry your proposal, Security Officers at the check point will NOT hand carry your proposal to the Office. All bids, modifications and withdrawals are subject to FAR 52.214-7 and 52.215-10. Late proposals will NOT be considered.

B.3. Bid Sheet This additional services provision is intended to be used to satisfy the Government’s short-term nonrecurring needs for service. Should a continuing need for additional service arise, a contract modification will be negotiated pursuant to Federal Acquisition Regulation Clause 52.243-1, Changes-Fixed Price.

CLIN UNIT ITEM DESCRIPTION Unit Price/unit Bannister Federal Complex – Base Period is 36 Months

0001 Base Period price for O&M Services for the period 2/1/2012 - 1/31/2015. Includes maintenance management, operation, direct maintenance, indirect maintenance, Service Calls and non-reimbursable General Repair Services, quality control, safety, health, environmental, miscellaneous labor, and all administrative costs.

(Maintenance Repair Services are excluded, see CLIN 0002)

Base Building 1 Building2 Building 3 Building 4 Building 6 Building 28 Period MO0544AD MO0531AD MO0534AD MO0532AD MO0547AD MO0548AD

Per Month __________ __________ ________ __________ __________ __________

Base Building 41 Building 50 Building 52 Building 60 Building 2306 Building 2312 Period MO0033ZZ MO0533AD MO0546AD MO0536AD MO0039ZZ MO0035ZZ

Per Month __________ __________ __________ __________ __________ ___________

Total of All Buildings in Complex. Per Month $________________

0002 Base Period price for Maintenance Repair Services for the period 1/1/2012 - 12/31/2014. Providing Maintenance Repair Services (not to Exceed the ARR) up to the level indicated in Notes To Bidders, Note H.

Per Month $________________

0003 O&M After Hours - Base Period price per person, per hour for providing O&M services after normal duty hours. Used primarily for Reimbursable Work Authorization (RWA) work.

Per Person Per Hour $________________

0004 Base Period price for Repair and Miscellaneous Per Hour $_______________ Labor Services; Normal Duty Hours. (Applies to Contractor’s workforce only.) For additional services and repairs that exceed Maintenance Repair and Replacement Cost Thresholds. Normal Duty Hours; 6 AM to 6 PM, M-F, excluding weekends and Holidays.

0005 Base Period price for Repair and Miscellaneous Per Hour $_______________ Labor Services; Other Than Normal Duty Hours. (Applies to Contractors workforce only.)

For additional services and repairs approved by the COR that exceed Maintenance Repair and Replacement Cost Thresholds. Other Than Normal Duty Hours; 6 PM to 6 AM, M-F, plus Weekends & Holidays

0006 Base Period price for Parts/Materials Handling Fee NET, +, - % __________ For extra services and repairs. Proposal a NET, Plus, or Minus percentage factor to apply to actual invoice cost to allow for materials handling.

0007 Base Period price for Subcontractor Management Fee NET, +, - % __________ For extra services and repairs. Proposal a NET, PLUS, or Minus percentage factor to apply to actual invoice cost to allow for subcontractor management.

CLIN UNIT ITEM DESCRIPTION Unit Price/unit Bannister Federal Complex – Option 1 Period is 36 Months

1001 Option 1 Period price for O&M Services for the period 2/1/2015 - 1/31/2018. Includes maintenance management, operation, direct maintenance, indirect maintenance, Service Calls and non-reimbursable General Repair Services, quality control, safety, health, environmental, miscellaneous labor, and all administrative costs.

(Maintenance Repair Services are excluded, see CLIN 0002)

Option 1 Building 1 Building2 Building 3 Building 4 Building 6 Building 28 Period MO0544AD MO0531AD MO0534AD MO0532AD MO0547AD MO0548AD

Per Month __________ __________ ________ __________ __________ __________

Option 1 Building 41 Building 50 Building 52 Building 60 Building 2306 Building 2312 Period MO0033ZZ MO0533AD MO0546AD MO0536AD MO0039ZZ MO0035ZZ

Per Month __________ __________ __________ __________ __________ ___________

Total of All Buildings in Complex. Per Month $________________

1002 Option 1 Period price for Maintenance Repair Services for the period 1/1/2015 - 12/31/2017.

Providing Maintenance Repair Services (not to Exceed the ARR) up to the level indicated in Notes To Bidders, Note H.

Per Month $________________

1003 O&M After Hours – Option 1 Period price per person, per hour for providing O&M services after normal duty hours. Used primarily for Reimbursable Work Authorization (RWA) work.

Per Person Per Hour $________________

1004 Option 1 Period price for Repair and Miscellaneous Per Hour $_______________ Labor Services; Normal Duty Hours. (Applies to Contractor’s workforce only.) For additional services and repairs that exceed Maintenance Repair and Replacement Cost Thresholds. Normal Duty Hours; 6 AM to 6 PM, M-F, excluding weekends and Holidays.

1005 Option 1 Period price for Repair and Miscellaneous Per Hour $_______________ Labor Services; Other Than Normal Duty Hours. (Applies to Contractors workforce only.)

For additional services and repairs approved by the COR that exceed Maintenance Repair and Replacement Cost Thresholds. Other Than Normal Duty Hours; 6 PM to 6 AM, M-F, plus Weekends & Holidays

1006 Option 1 Period price for Parts/Materials Handling Fee NET, +, - % __________ For extra services and repairs. Proposal a NET, Plus, or Minus percentage factor to apply to actual invoice cost to allow for materials handling.

1007 Option 1 Period price for Subcontractor Management Fee NET, +, - % __________ For extra services and repairs. Proposal a NET, PLUS, or Minus percentage factor to apply to actual invoice cost

CLIN UNIT ITEM DESCRIPTION Unit Price/unit Bannister Federal Complex – Option 2 Period is 36 Months

2001 Option 2 Period price for O&M Services for the period 2/1/2018 - 1/31/2021. Includes maintenance management, operation, direct maintenance, indirect maintenance, Service Calls and non-reimbursable General Repair Services, quality control, safety, health, environmental, miscellaneous labor, and all administrative costs.

(Maintenance Repair Services are excluded, see CLIN 0002)

Option 2 Building 1 Building2 Building 3 Building 4 Building 6 Building 28 Period MO0544AD MO0531AD MO0534AD MO0532AD MO0547AD MO0548AD

Per Month __________ __________ ________ __________ __________ __________

Option 2 Building 41 Building 50 Building 52 Building 60 Building 2306 Building 2312 Period MO0033ZZ MO0533AD MO0546AD MO0536AD MO0039ZZ MO0035ZZ

Per Month __________ __________ __________ __________ __________ ___________

Total of All Buildings in Complex. Per Month $________________

2002 Option 2 Period price for Maintenance Repair Services for the period 2/1/2018 - 1/31/2021. Providing Maintenance Repair Services (not to Exceed the ARR) up to the level indicated in Notes To Bidders, Note H.

Per Month $________________

2003 O&M After Hours – Option 2 Period price per person, per hour for providing O&M services after normal duty hours. Used primarily for Reimbursable Work Authorization (RWA) work.

Per Person Per Hour $________________

2004 Option 2 Period price for Repair and Miscellaneous Per Hour $_______________ Labor Services; Normal Duty Hours. (Applies to Contractor’s workforce only.) For additional services and repairs that exceed Maintenance Repair and Replacement Cost Thresholds. Normal Duty Hours; 6 AM to 6 PM, M-F, excluding weekends and Holidays.

2005 Option 2 Period price for Repair and Miscellaneous Per Hour $_______________ Labor Services; Other Than Normal Duty Hours. (Applies to Contractors workforce only.)

For additional services and repairs approved by the COR that exceed Maintenance Repair and Replacement Cost Thresholds. Other Than Normal Duty Hours; 6 PM to 6 AM, M-F, plus Weekends & Holidays

2006 Option 2 Period price for Parts/Materials Handling Fee NET, +, - % __________ For extra services and repairs. Proposal a NET, Plus, or Minus percentage factor to apply to actual invoice cost to allow for materials handling.

2007 Option 2 Period price for Subcontractor Management Fee NET, +, - % __________ For extra services and repairs. Proposal a NET, PLUS, or Minus percentage factor to apply to actual invoice cost

CLIN UNIT ITEM DESCRIPTION Unit Price/unit Bannister Federal Complex – Option 3 Period is 12 Months

3001 Option 3 Period price for O&M Services for the period 2/1/2021 – 1/31/2022. Includes maintenance management, operation, direct maintenance, indirect maintenance, Service Calls and non-reimbursable General Repair Services, quality control, safety, health, environmental, miscellaneous labor, and all administrative costs.

(Maintenance Repair Services are excluded, see CLIN 0002)

Option 3 Building 1 Building2 Building 3 Building 4 Building 6 Building 28 Period MO0544AD MO0531AD MO0534AD MO0532AD MO0547AD MO0548AD

Per Month __________ __________ ________ __________ __________ __________

Option 3 Building 41 Building 50 Building 52 Building 60 Building 2306 Building 2312 Period MO0033ZZ MO0533AD MO0546AD MO0536AD MO0039ZZ MO0035ZZ

Per Month __________ __________ __________ __________ __________ ___________

Total of All Buildings in Complex. Per Month $________________

3002 Option 3 Period price for Maintenance Repair Services for the period 2/1/2021 - 1/31/2022. Providing Maintenance Repair Services (not to Exceed the ARR) up to the level indicated in Notes To Bidders, Note H.

Per Month $________________

3003 O&M After Hours – Option 3 Period price per person, per hour for providing O&M services after normal duty hours. Used primarily for Reimbursable Work Authorization (RWA) work.

Per Person Per Hour $________________

3004 Option 3 Period price for Repair and Miscellaneous Per Hour $_______________ Labor Services; Normal Duty Hours. (Applies to Contractor’s workforce only.) For additional services and repairs that exceed Maintenance Repair and Replacement Cost Thresholds. Normal Duty Hours; 6 AM to 6 PM, M-F, excluding weekends and Holidays.

3005 Option 3 Period price for Repair and Miscellaneous Per Hour $_______________ Labor Services; Other Than Normal Duty Hours. (Applies to Contractors workforce only.)

For additional services and repairs approved by the COR that exceed Maintenance Repair and Replacement Cost Thresholds. Other Than Normal Duty Hours; 6 PM to 6 AM, M-F, plus Weekends & Holidays

3006 Option 3 Period price for Parts/Materials Handling Fee NET, +, - % __________ For extra services and repairs. Proposal a NET, Plus, or Minus percentage factor to apply to actual invoice cost to allow for materials handling.

3007 Option 3 Period price for Subcontractor Management Fee NET, +, - % __________ For extra services and repairs. Proposal a NET, PLUS, or Minus percentage factor to apply to actual invoice cost

B.4. Cost Classification – Bannister Federal Complex, MO0000AD Bidders are required to classify the cost per month of their bid for Operations, Maintenance, and Repairs as indicated below and defined in this contract’s specifications. This is not to be considered as an alternative bid! The following costs are required for the Government evaluation purposes only. The aggregate total of such costs must be the same as the respective dollar amounts in CLINs 0001 and 0002 and the corresponding CLINs for the Option Period(s).

Contract Period Base Period Option 1 Option 2 Option 3 36 months 36 months 36 months 12 months Cost/month Cost/month Cost/month Cost/month

I. From 0001, 1001, 2001 etc. Operations & Maintenance (O&M) Services

A. O&M In-House _________ __________ __________ __________

B. General Repair Responsibility (GRR) __________ __________ __________ __________

C. Administrative Costs

1. Management _________ _________ __________ __________

2. Clerical/Admin

Support _________ _________ __________ __________

3. Overhead _________ _________ __________ __________

D. O&M Subcontracts (list type; Ex: Water Treatment; Switchgear, etc. (add more lines if needed.))

1. ________________ _________ __________ __________ __________

2. ________________ _________ __________ __________ __________

3. ________________ _________ __________ __________ __________

4. ________________ _________ __________ __________ __________

5. ________________ _________ __________ __________ __________

E. EMCS

1. Dedicated personnel _________ __________ __________ __________

2. EMCS related O&M _________ __________ __________ __________

3. Specific Training _________ __________ __________ __________

F. CMMS

1. Dedicated personnel _________ __________ __________ __________

2. Specific Training _________ __________ __________ __________

II. From A.0002, A.1002, A.2002 etc. Annual Repair Services

G. Annual Repair Responsibility (ARR) __________ __________ __________ __________

H. Profit __________ __________ __________ __________

Total Monthly Bid (A->H): __________ __________ __________ __________

PART I – THE SCHEDULE

SECTION C - DESCRIPTION/SPECIFICATION/STATEMENT OF WORK

CHAPTER 1. GENERAL FACILITIES MANAGEMENT (Sections C.1 – C.8)

SECTION C.1. - SCOPE OF WORK

C.1.1. General: The Contractor shall provide all administration, management, supervision, labor, materials, supplies, repair parts, tools and equipment (except as otherwise provided); and shall plan, schedule, coordinate, inspect and ensure effective and economical completion of all mechanical and related services herein. The Contractor shall provide all operational, mechanical and related services, all preventive maintenance, and repairs in accordance with the requirements of this request for proposal at the Bannister Federal Complex, 1500 East Bannister Road, Kansas City, Missouri, 64131 for Buildings 1, 2, 3, 4, 6, 28, 41,50, 52, 60, 2306, and 2312 and all equipment, electrical and mechanical systems, structures, architectural finishes, and utilities, located on, within, or beneath, this facility’s interior and exterior extending to the legal property line. The Government may, at any time, add other building(s), equipment, or work to this contract. All changes will be negotiated.

[Notes:

1) Elevator Maintenance and Repair Services are excluded from the scope of work 2). Maintenance and repair of Fire Alarm Control, Detection, and Annunciation Systems are also excluded from the scope of work.

3) Operation of the Fire Alarm Control, Detection, and Annunciation Systems is included in the scope of work

4) Remote Monitoring Service is excluded from the scope of work.

5) Since this complex is controlled by both the Department of Energy (DOE) and GSA, see the Kansas City South Service Center for the description/print of the legal property lines of the GSA-owned buildings and surrounding parking lots, fences, and appurtenances.

C.1.1.A. Contractor General Duties and Services: The Contractor shall have personnel available on-site to perform the contract requirements Monday - Friday, 6:00 a.m. to 6:00 p.m. at the Bannister Federal Complex, Buildings 1, 2, 3, 4, 6, 28, 41, 50, 52, 60, 2306, and 2312 excluding Federal Holidays unless specifically approved or requested by the COR. Some of the work will be completed during working hours and the remainder will be accomplished after normal working hours of building occupants. Agency overtime utilities requirements are subject to change. The COR will notify the Contractor of changes. All schedules must be approved by the COR or his designee. The Contractor shall provide the following duties/services:

Operation and maintenance for all electrical and mechanical equipment and systems, daily tours and datalogging, inspections, and documentation.

Equipment repair and replacement, and preventive maintenance service Architectural and structural maintenance and repairs Service request desk operations, to include record keeping using a Computerized Maintenance

Management System (CMMS) as well as other administrative functions.

Maintaining and updating Equipment Inventory lists.

Daily tours/inspections and documentation Quality Control program Service calls (24 hours a day, 7 days a week) and overtime services as required

Water treatment Knowledgeable Operation of Fire Alarm System such as: operation and programming (enabling and disabling system points, resetting, etc.)

Knowledgeable Operation of Building Security Alarm System such as: operation and programming (enabling and disabling system points, resetting, etc.)

Assist GSA contractors (i.e. opening locked doors, roof access, COR requests, Fire etc.) during normal business hours.

C.1.1.B Building Equipment and Systems:

The equipment and systems to be operated, maintained, and repaired include all mechanical, electrical, plumbing, and utility systems which are installed on the Bannister Federal Complex as it pertains to GSA including, if present, but not limited to the following, are:

All electrical systems and equipment; electrical lines from and including the main breaker in;

lighting systems; high, medium, and low voltage switchgear, transformers, and supervisory systems; emergency and standby generators; automatic transfer switching devices, and associated equipment including uninterruptible power source (UPS) systems.

Mechanical; plumbing; domestic water equipment and systems, booster and/or hydro-pneumatic domestic water pressurization system, sanitary sewage equipment and systems, storm drainage equipment and systems, and heating, ventilation, and air conditioning (HVAC) systems and equipment.

Fire Suppression Systems and associated equipment Fire Alarm System Operation.

Life Safety Systems and equipment.

Radon sub-slab ventilation systems.

All Building Automation Systems (BAS), Energy Management Control Systems (EMCS), Public

Address Systems, and Digital Addressable Lighting Interface (DALI) that are within the scope of this contract. [ BAS, EMCS, and DALI software maintenance is excluded.]

Architectural and structural systems, fixtures, and equipment within the site (to the legal property line).

Mechanical & Electric/Electronic Locks, GSA-owned keycard systems, static and dynamic bollard and other security barrier systems, , including parking lot access control systems and gate arms.

Bannister Federal Complex Child Care Center playground equipment as listed in Exhibit J.4.I.C.

(all facilities equipment associated with a child care center is included to the extent similar equipment is included for the main facility).

Bannister Federal Complex Cafeteria Equipment as listed in Exhibit J.4.A.C.

Maintenance of landscape irrigation systems (including blow-out, start-up, winterization, and sprinkler head repair and replacement).

Loading dock lifting equipment and levelers.

All underground utility systems, visible or hidden.

Additional services may be ordered at the discretion of the Government for work relating to the operations, maintenance and repair of the covered facilities, but not covered in the basic services of the contract, as described in this document. The Government may, at any time, add other building(s), equipment, or work to this contract. All changes will be negotiated.

C.1.2. Quality Performance Standard: The Contractor will operate and maintain the facility throughout the contract period, with the outcome of ensuring that the physical and capital assets are economically operated, maintained and preserved in the same, or better, condition than they were in when the Contractor first started the contract, with normal operating wear taken into account.

C.1.3 Excluded from this scope are:

1. Security systems (other than operational responsibilities as indicated).

2. Telecommunication systems.

3. Equipment owned and operated by tenant agencies.

4. Furnishings (not installed as fixtures).

5. Paper and soap dispensing equipment in restrooms.

6. Portable/mobile kitchen appliances and equipment not listed as Specialized Cafeteria Equipment.

(but ductwork above the ceiling, grease traps with associated piping, and any fire suppression or fire alarm equipment are included in the scope).

7. Equipment owned by servicing public utilities.

8. Upgrade of software or software licenses to include BAS, EMCS, and CMMS.

9. Elevator and vertical transportation system maintenance (other than supplying ballasts and bulbs for lighting).

10. Fire Alarm Control Remote Monitoring Services

11. Mechanical equipment for window washing (wall glider, tracks and associated equipment).

C.1.4 RESERVED

C.1.5 Miscellaneous Requirements:

Turn off unnecessary lights.

Water faucets or valves shall be turned off after the required usage has been accomplished and hoses disconnected.

Windows shall be closed and lights and fans turned off when not in use.

Organize and train Contractor’s employees to participate in building fire, weather, and civil defense drills.

Report fires, hazardous conditions, and items in need of repair to the COR.

Lock rooms in security areas after entering and return keys to designated office.

Turn in lost and found articles to the COR or designee.

Notify the…