Section_J_List_of_Attachments.pdf

SECTION J - LIST OF ATTACHMENTS

(List of documents, Exhibits and Other Attachments)

EXHIBIT 1 Quality Assurance Surveillance Plan (QASP)

Contract Deliverables Reference

EXHIBIT 2 Green Purchasing Report

EXHIBIT 3 Reserved

EXHIBIT 4 Environmentally Sustainable Products and GSA Attribute Preferences

EXHIBIT 5 Reserved

EXHIBIT 6 Reserved

EXHIBIT 7 Building Operating Plan Template

EXHIBIT 8 Smart Buildings

EXHIBIT 9 Water Treatment

EXHIBIT 10 Reserved

EXHIBIT 11 Reserved

EXHIBIT 12 Reserved

EXHIBIT 13 Reserved

EXHIBIT 14 Qualifications of Electrical Testing Technicians (ETT)

EXHIBIT 15 Miscellaneous Best Practices Shave Energy

EXHIBIT 16 Reserved

EXHIBIT 17 Preventive Maintenance Schedule to Be Provided By Contractor

EXHIBIT 18 Reserved

Solicitation: GS-07-P-16-JU-D-7006

EXHIBIT 1

Quality Assurance Surveillance Plan (QASP)

CONTRACT No. GS-07P-16-JU-D-XXXX

INTRODUCTION

This Quality Assurance Surveillance Plan (QASP) is designed to provide the General Services

Administration (GSA) with an effective surveillance method of monitoring and evaluating the

Contractor's performance under a Performance-Based Statement of Work (PBSOW) for operation and maintenance services.

In accordance with Federal Acquisition Regulation (FAR) Part 37.601, performance-based Contracting methods are intended to ensure that the required performance quality levels are achieved and that the total payment is related to the degree that services performed or outcomes achieved meet Contract standards.

GSA’s role in quality assurance is to ensure that the Contractors are achieving the quality levels established in the operation and maintenance services Contracts and focuses on the Contractors’ QCP.

GSA periodically validates the execution of the Contractors' quality control programs by reviewing such areas as the Contractors' inspection forms, service request logs, tenant reports, tenant satisfaction surveys, and the timeliness of corrective actions.

A. PURPOSE OF THE QASP

The QASP is intended to accomplish the following:

● Define the roles and responsibilities of participating Government officials.

● Identify the performance objectives based upon the PBSOW in accordance with FAR Part

46.401(a) (1).

● Identify the performance quality level standards in accordance with FAR Part 37.601(a) (2).

● Describe the methods of surveillance for GSA to identify quality levels in accordance with FAR

Part 46.401(a) (2).

● Establish a method to provide feedback to the Contractor regarding quality and timeliness of the service performance, i.e., copies of inspection forms, copies of tenant reports, data on tenant satisfaction scores; and any other drivers or measures of performance that are required by the CO or designee

● Establish timeframes for communication and performance improvement if needed.

● Establish specified procedures for changes to the Contract price when services are not performed or do not meet Contract requirements in accordance to FAR Part 37.601(a) (3).

● Ensure the Contractor has developed and implemented a QCP establishing procedures and responsibilities for controlling the quality of work performed.

B. ROLES AND RESPONSIBILITIES OF GOVERNMENT OFFICIALS

The following Government officials will participate in assessing the quality of the Contractor's performance. Their roles and responsibilities are described as follows:

1. The Contracting Officer’s Representative (COR) is the person designated by the CO. The COR is responsible for monitoring, assessing, recording, and reporting on the performance of the

Contractor. The CO or their designee shall have the primary responsibility for completing forms that will be used to evaluate the Contractor’s performance. In addition, the COR or designee shall use the

Contractor Performance System (CPS) to document the Contractor’s performance.

2. The Contracting Officer (CO) or person designated as the CO will have overall responsibility for overseeing the Contractor's performance. The CO shall be responsible for monitoring the

Contractor's performance in the areas of Contract compliance and Contract administration. The CO will review the COR or designee's written inspections and assessments of the Contractor’s performance and resolve any discrepancies that may arise between the Contractor and COR or their designee. In addition, the CO shall use the Contractor Performance System (CPS) to document the

Contractor’s performance.

C. TYPES OF WORK TO BE PERFORMED

1. The Contractor’s performance in providing the following operation and maintenance services shall be evaluated by the Government:

a. Existing deficiency list

b. Building operating plan

c. Equipment inventory

e. Reference library

f. Building management support services

g. Operational requirements

h. Service requests

i. Reserved

j. Maintenance program

k. Water treatment

l. Oil analysis

m. Lamp and ballast replacements

n. Repairs

o. Safety and environmental

p. Fire Protection and Life Safety equipment and systems

q. Other services as described in Section C

D. METHODS OF SURVEILLANCE

The method of surveillance is based on the performance criteria of the Contract terms and specifications. Each requirement will describe the tasks to be performed and the standard for successful performance. GSA intends to monitor and evaluate the Contractor's performance based on any or all of the following surveillance methods:

1. Periodic Surveillance Inspections: This method consists of selected surveillance tasks by the

Government that do not require 100 percent inspection, or are performed on a random basis. The CO or their designee will evaluate the Contractor’s reports, surveys, etc. on a weekly, biweekly, monthly, or quarterly basis.

2. Tenant Interviews: All tenant concerns received through the CO or their designee will be documented and evaluated on a planned schedule developed by the CO or designee. This method may help the CO or their designee focus on areas that may require further action from the CO.

3. Service Request Documentation: This method of surveillance will provide information to the

CO or designee, such as identification of the types of service requests received the frequencies of service requests, corrective action taken, timeliness of completion, and any other pertinent data. At a minimum, this method shall be performed on a monthly basis.

4. Tenant Satisfaction Surveys: The Gallup Organization conducts surveys for one-third of GSA’s tenants in Government-owned and leased buildings. These surveys gather important data in many areas, including specific categories pertaining to the operation and maintenance of GSA's buildings.

The surveys provide the CO or their designee with satisfaction scores that can be further evaluated to determine if there are any weaknesses within the various programs. There are various measures that can be taken, such as reviewing the survey’s comments, obtaining further feedback from the tenants, or sharing the scores with the Contractor to establish a plan of action.

E. QUALITY ASSURANCE FORMS AND REPORTS

Inspection Form: The GSA-3423 form, or as documented in the CMMS as an inspection type work or-der, will be used to document and evaluate the Contractor's performance. The COR will evaluate each event in accordance with the performance standards and performance requirements stated in this SOW.

All tasks that are considered to have unacceptable performance shall be substantiated and documented on the GSA-3423 form, or as documented in the CMMS. The form, or the work orders will be completed and submitted to the Contractor within 24 hours. The Contractor shall return the GSA-3423 form, or complete the work order, identifying the corrective action taken within 14 days.

Inspection of Services Clause: The CO shall fill in applicable commercial or non-commercial clause as appropriate, i.e., FAR Part 52.246.4 paragraphs (e) and (f).

F. Reserved

Monthly CO Report: At the end of each month the COR will summarize the overall results of the Con-tractor’s performance for the previous month and send to the CO. If appropriate, the CO may investigate the event(s) further to determine if all the facts and circumstances surrounding the event(s) are accurate.

The CO may discuss with the Contractor an event or trend that indicates unacceptable performance.

Contract Deliverables Reference

DELIVERABLE REFERENCE DELIVERABLE DUE POINT OF CONTACT

Existing deficiency inspection/initial deficiency/closeout list

C.4. Report due not later than 30 days after award of the

Contract.

CO or designee.

Transition phase.

Complete CMMS training during transition phase.

C.5.1. Allow 30 days prior to contract start.

CO or designee.

Phase out transition. C.6. On the last performance day of the Contract, Contractor must turn over keys and identification badges or cards.

CO or designee.

List of key personnel and emergency contact information, which may include subcontractor contacts as applicable.

C.8.1. The Contractor must develop and submit to the CO within

21 days of award.

CO or designee.

CMMS

Complete CMMS audit

C.8.5. The Contractor shall use the

Government-furnished

CMMS, to include validating and updating the equipment inventory database, including all data fields specified by the CO or designee. Complete yearly

CMMS audit

CO or designee

Quality control program.

C.8.6. Develop and submit for approval prior to issuance of

Notice to Proceed.

CO or their designee

Building operating plan. C.9.1. Review and update with

Property Management Staff within 60 days of start of contract.

CO or designee.

Radon mitigation program.

C.9.2.;

Program must be described in the building operating plan.

CO or designee.

Equipment inventory update.

C.10. The Contractor must update and verify the equipment inventory on an annual basis.

Basically, we’re asking for the contractor to add or remove equipment as it happens throughout the contract. Also, if contractor notices equipment on the list, but not on the property, or vice versa, then the contractor is expected to update the inventory.

CO or designee.

Monthly progress reports C.11. Items typically covered in a monthly report will be discussed at the weekly performance review.

Equipment condition assessment.

C.13. On an ongoing basis during the performance of the

Contract.

CO or designee.

Review of design documents.

C.16. Review as requested. CO or designee.

Building management support services.

C.17. Assist as requested. CO or designee.

Emergency service request and callback repair plan report.

C.23.2.; C.23.3. Written accounting of any emergency callback the morning of the next working day.

CO or designee.

Routine service request -response extension request.

C.23.5. Contractor must immediately notify with a written extension request if over 120 hours after initial notification.

CO or designee.

Preventative maintenance system.

C.35.1. At least 10 work-days prior to Contract start date.

CO or designee

Initial report and development of water treatment program.

C.36.3. Within the first month of the

Contract.

CO or designee.

Weekly water treatment testing or makeup water chemical tracking.

C.36.5.; C.36.6. Every week at the weekly meeting, COR will be provided results of water test taken within 24 hours of the meeting. Samples of condenser water will be taken as described in Exhibit

9, Water Sampling, and the results will be documented and shown with the allowable operating range as described in Exhibit 9 table for open loop cooling water systems. The following will be provided at weekly performance meeting.

Tower conductivity; make up water conductivity, pH test, chlorides, and sulfites levels.

CO or designee.

Periodic oil analysis. C.37.1. At least annually, with results submitted and explained to CO or designee.

It will then be entered in the

CMMS as an attachment to the chiller annual PM work order.

CO or designee.

Repairs using subcontractors.

C.40.1. Must provide justification for subcontract need in advance.

CO or designee.

Reimbursable repairs completion date

C.40.5. Mutually agreed upon by the

CO or their designee and the

Contractor.

Lamps and ballasts containing mercury record.

C.38. Document monthly all purchases of mercury-containing lamps.

Electrical safety

C.41.10. Deficiencies must be reported within 30 days after

Contract award.

CO or designee.

Fire alarm system: If the

Contractor must disturb materials he suspects may contain lead-based paint.

C.39.4.

The Contractor must immediately report the condition to the CO or designee.

CO or designee.

Warranties not honored by manufacturer.

C.40.10. Contractor must immediately notify CO or their designee if an installer or manufacturer fails to comply with the terms of a warranty.

CO or designee.

Scheduling and recordkeeping of permits, personnel safety, control of hazardous substances, certifications, and records

C.41.2. Furnish copies as requested. CO or designee.

Refrigerant control and certification log.

C.41.3. Refrigerant control logs must be updated and inspected as required.

AQMD operating permits. C. 41.4 Copies made available immediately upon request.

CO or designee.

Polychlorinated biphenyl

(PCB) control transformer leaks.

C.41.7. Immediate notification. CO or designee.

Workplace safety plan. C.41.9. A safety and health plan must be submitted for review and approval within 30 days after award.

CO or designee.

Confined space entry permit system.

C.41.14. The Contractor must develop a confined space entry permit system for all permit-required confined spaces within 60 calendar days of the Contract start.

CO or designee.

Fire alarm system: If the

Contractor must disturb materials he suspects may contain ACM.

C.41.15. The Contractor must immediately report the condition to the CO or designee.

CO or designee.

Hazardous materials:

material safety data sheets

– hazardous materials inventory

C41.16. SDSs must be made available on request. The

Contractor must prepare and submit hazardous materials inventory as an appendix to the building operating plan.

This must be updated and resubmitted annually by

November 30 period of each year.

CO or designee.

Boiler Inspections and

Tests

C.41.17.2. Boiler must be inspected annually and forms 349, 350

CO or designee

& 1034 completed as required. Must be annotated in the CMMS.

Backflow prevention devices – annual inspection certificate.

C.41.17.3. Annually. Certificates must be scanned in as an attachment to the Back flow

PM work order in the

CMMS

CO or designee.

Labeling and signage C.41.18. Labeling per OSHA standards shall maintained throughout the Contract period.

CO or designee.

Fire protection systems on line at all times unless approval is given during maintenance periods.

C42.1. Advance notification and approval per occurrence.

CO or designee.

Fire alarm system: If the

Contractor encounters equipment that is in a condition that may endanger life or property.

C.42.2. The Contractor must immediately notify the CO or their designee of the condition requiring immediate action. Within 24 hours the Contractor must provide a written report to the COR of the hazardous condition and recommended corrective action.

CO or designee.

Fire alarm system: The

Contractor is responsible for meeting the inspection, maintenance, testing frequencies and testing methods outlined in NFPA

72.

C.42.2. Throughout the year.

Documentation of the subject inspection, maintenance and testing results must be recorded on the applicable Inspection and

Testing Form from NFPA 72.

CO or designee.

Water-based fire suppression systems: If the

Contractor encounters equipment that is in a condition that may endanger life or property.

C.42.3. The Contractor must immediately notify the COR of the condition requiring immediate action. Within 24 hours that Contractor must provide a written report to the CO or their designee of the hazardous condition and recommended corrective action.

CO or designee.

Water-based fire suppression systems: The

Contractor is responsible for meeting the inspection, maintenance, testing frequencies, and testing methods outlined in NFPA

25.

C.42.3. Throughout the year.

Documentation of the subject inspection, maintenance, and testing results must be recorded on the applicable “suggested form,” as found in the current edition of NFPA 25.

CO or designee.

Water-based fire suppression systems: If the

Contractor must disturb

C42.3. The Contractor must immediately report the condition to the CO or materials he suspects may contain ACM designee.

Fire-rated door assemblies:

The Contractor is responsible for meeting the inspection, maintenance, testing frequencies, testing methods, and documentation requirements outlined in

NFPA 80.Inspection of fire-rated door assemblies shall also meet the requirements in NFPA 101.

C.42.4. Throughout the year.

Documentation of the subject inspection, maintenance, and testing results must be recorded in accordance with the requirements of NFPA 80 and NFPA 101.

CO or designee.

Fire damper and combination fire/smoke dampers: The Contractor is responsible for meeting the inspection, maintenance, testing frequencies, testing methods, and documentation requirements outlined in

NFPA 80 and NFPA 105.

C.42.5. Throughout the year.

Documentation of the subject inspection, maintenance, and testing results must be recorded in accordance with the requirements of NFPA 80 and NFPA 105.

CO or designee.

Smoke doors and assemblies: The Contractor is responsible for meeting the inspection, maintenance, testing frequencies, testing methods, and documentation requirements outlined in

NFPA 105.

C.42.6. Throughout the year.

Documentation of the subject inspection, maintenance, and testing results must be recorded in accordance with the requirements of NFPA 105.

CO or designee

Smoke dampers: The

Contractor is responsible for meeting the inspection, maintenance, testing frequencies, testing methods, and documentation requirements outlined in

NFPA 105.

C.42.7. Throughout the year.

Documentation of the subject inspection, maintenance and testing results must be recorded in accordance with the requirements of NFPA 105.

CO or designee.

Portable fire extinguishers:

The Contractor is responsible for meeting the inspection, maintenance, testing frequencies, testing methods, and documentation requirements outlined in

NFPA 10.

C42.8. Throughout the year.

Documentation of the subject inspection, maintenance, and testing results must be recorded in accordance with the requirements of NFPA 10.

CO or designee.

Non-water-based fire extinguishing systems: The

C.42.9. Throughout the year.

Documentation of the

Contractor is responsible for meeting the inspection, maintenance, testing frequencies, testing methods, and documentation requirements outlined in the applicable NFPA standard.

subject inspection, maintenance, and testing results must be recorded in accordance with the requirements of the applicable NFPA standard.

Smoke control systems:

The Contractor is responsible for meeting the inspection, maintenance, testing frequencies, testing methods, and documentation requirements outlined in

NFPA 92A

C. 42.10. Throughout the year.

Documentation of the subject inspection, maintenance, and testing results must be recorded in accordance with the requirements of NFPA 92A.

Emergency and standby power systems: The

Contractor is responsible for meeting the inspection, maintenance, testing frequencies, testing methods, and documentation requirements outlined in

NFPA 110 and NFPA 111.

C.42.11. Throughout the year.

Documentation of the subject inspection, maintenance, and testing results must be recorded in accordance with the requirements of NFPA 110 and NFPA 111.

CO or designee.

Emergency lighting systems and exit signage:

The Contractor is responsible for meeting the inspection, maintenance, testing frequencies, testing methods, and documentation requirements outlined in

NFPA 101

C.42.12 Throughout the year.

Documentation of the subject inspection, maintenance, and testing results must be recorded in accordance with the requirements of NFPA 101.

CO or designee.

Qualification of employees

(May 1989) paperwork.

H.1.3. As requested. CO or designee.

The collection and submission of GSA Form

139, Recording Presence.

H.7. Have available if requested. CO or designee.

Asbestos awareness training certification.

H.13. Training within 60 calendar days after start. Certify completion within 5 days of training.

CO or designee.

Submission of resumes for new employees.

H.15.4. The Contractor must submit resumes for all personnel prior to personnel beginning work.

CO or designee.

State licensing – if required.

H.15.5. Within 90 calendar days of beginning employment.

CO or designee.

Price proposal for H.18.2. Within 48 hours of the CO or designee additional services work. request.

Strike contingency plan

(SCP) submission.

H.20. SCP must be submitted 5 calendar days prior to

Contract start date and updated annually.

EXHIBIT 2

Green Purchasing Report

Non Bio-based Purchase Reports Report Period Covered: Date Report Prepared:

Building:

Contract Number:

Contractor:

Attributes and Cost

CPG DfE Green Seal Env Choice Not

Green

EcoLogo

Hand cleaners and sanitizers

Mulch and Compost

Odor Control / Neutralizer

Mobile equipment hydraulic oil $400.00 (sample entry)

Stationary equipment hydraulic oil

2-cycle engine oil

Penetrating lubricants

Greases $100.00 (sample entry)

Sorbents

Adhesives and mastics

Towels

General purpose de-icer

Wood and concrete sealers $3,500 (Sample

Entry)

Resources Guide: Green Seal http://www.greenseal.org/FindGreenSealProductsAndServices.aspx

Design for the Environment (DfE) http://www.epa.gov/dfe/

EPA-CPG http://www.epa.gov/epawaste/conserve/tools/cpg/index.htm

SFtool Green Procurement - Cleaning Products - GSA Sustainable Facilities Tool sftool.gov http://www.greenseal.org/FindGreenSealProductsAndServices.aspx http://www.epa.gov/dfe/ http://www.epa.gov/epawaste/conserve/tools/cpg/index.htm http://www.sftool.gov/GreenProcurement/ProductCategory/5 http://sftool.gov/

Green Purchase Report

Annual Contractor Reporting of Designated Biobased Purchases

Section 9002 of the ‘Farm Security and Rural Investment Act of 2002,’ as amended by the ‘Food, Con-servation, and Energy Act of 2008, Pub. L. 110-246 (the Farm Bill)’ requires Federal agencies to give a procurement preference to USDA-designated bio-based products and requires agency Contractors to re-port such purchases under service and construction contracts. The Federal Acquisition Regulation (FAR)

Council subsequently published a bio-based final rule at 77 FR 23365, implementing the reporting re-quirement in FAR 52.223-2, ‘Affirmative Procurement of Bio-based Products Under Service and Con-struction Contracts’ with an effective date of May 18, 2012. To facilitate collection of report data, the

FAR is amended based on final rule 78 FR 46794, which requires contractors to submit their biobased reports to https://www.sam.gov/.

To comply with the reporting provisions of the Act, the Contractor shall file an annual report on purchas-es of designated bio-based products used under the performance of this contract.

Where to Submit:

CY 2013 No later than October 31 st in accordance with final rule 78 FR 46794 ‘Update to Biobased Re-porting Requirement’ the Contractor is responsible for submitting their annual biobased report using the following web sitehttps://www.sam.gov/.

Note: The US Department of Agriculture (USDA) bio-based products web site http://www.biopreferred.gov/ProductCategories.aspx.

https://www.sam.gov/ https://www.sam.gov/ http://www.biopreferred.gov/ProductCategories.aspx

EXHIBIT 3

RESERVED

EXHIBIT 4

Environmentally Sustainable Products and GSA Attribute Preferences

Product Availability

Non-toxic

Optional

Biobased

Optional Product Use Preferable Contents Contents to Avoid

Adhesive - Aero-sol Rubber-based; low-VOC

SARA 313 chemicals (cyclohexane, hexane, methylene chloride); petroleum distillates;

CFCs ü X

Adhesive - Epoxy Non-toxic; low-VOC Isopropyl alcohol; SARA 313 chemicals

(toluene) ü X

Adhesive Remov-er Soy-based mixture; citrus extract; low-

VOC

Aerosol; petroleum distillates ü ü

Coil Cleaner

Non-acid cleaners with non-toxic, bi-obased contents; low-VOC; if acid must be used acetic or phosphoric acid are preferable

Sulfuric acid, hydrofluoric acid, or similar caustic chemicals. SARA 313 chemicals

(trichloroethylene) ü ü

Concrete/Wood

Sealer Water-based, latex-based, or biobased sealers; low-VOC

Acrylonitrile; SARA 313 chemicals (n-methyl-2-pyrrolidone) ü ü

Degreaser Water or biobased (soy) degreasers; non-toxic; non-aerosol; low-VOC Aerosol; petroleum distillates ü ü

Deicer (Road and

Windshield)

Biodegradable windshield deicer; salt-free ice melt; magnesium chloride or calcium chloride; calcium magnesium or magnesium acetate

SARA 313 chemicals (methanol, isopropyl alcohol, ethylene glycol); aerosol; sodium chloride ü ü

Descaler Enzyme-based descaler; urea; trisodium phosphate; low-VOC

Hydrochloric (muriatic) acid or similar caus-tic compounds (oxatic or hydrofluoric acid);

sodium hypochlorite ü ü

Fuel Additive Biobased; non-toxic Petroleum distillates ü ü

Graffiti Remover Biobased content (soy/corn); low-VOC SARA 313 chemicals (toluene, xylene);

acetone; isopropyl alcohol ü* ü

Grease / Lubricant Biodegradable/biobased content (soy or vegetable oil); non-toxic; re-refined lu-bricating oils; low-VOC

Petroleum or mineral-based oils; metallic soaps or polyurea derivatives; sulfur, chlo-rine, zinc; amine phosphate or other irritants ü ü

Light Bulbs Energy Star or FEMP fluorescent bulbs or tubes; reduced mercury content Mercury N/A N/A

Mastic Water or acrylic-based; non-toxic; low-

VOC

Petroleum-distillates (mineral spirits) ü X

Paint Remanufactured or recycled paint; water-based or latex-based; low-VOC

Aerosol; oil-based (alkyd) paints (mineral spirits, aliphatic hydrocarbons); SARA 313 chemicals (toluene, xylene, ethyl benzene);

acetone ü X

Paint Remover Biobased; non-toxic; low-VOC

SARA 313 chemicals (n-methyl-2-pyrrolidone, methanol, methylene chloride);

isopropyl alcohol ü* ü

Spray Foam CFC-free; biobased (soy); low-VOC HCFCs; SARA 313 chemicals (formalde-hyde) X ü* ü Product available and offered through GSA Advantage ü* Product available, but not currently offered through GSA Advantage

X Product currently not available

Notes:

a - On the GSA Advantage website some environmental product indicators, such as ‘Non-Toxic’ and ‘Biobased’, are specified by the product vendor and have not been independently verified. Prior to procurement, it is important to examine the Material Safety

EXHIBIT 5

EXHIBIT 6

EXHIBIT 6

EXHIBIT 7

Building Operating Plan Template

The Building Operating Plan (BOP), Exhibit 7, is a sample of the National Template issued in 2008.

There are some items that are above and beyond the contents listed in C.9.2. Because GSA Central

Office was in the process of collecting all of the BOPs it was felt that it would be best to keep using the current template with the understanding that it would be updated in the near future. Make changes where obvious updates are warranted. The BOP is a mandatory requirement and shall contain the minimum requirements (if applicable) in the SOW and additional items may be add by the regions if necessary.

Region 7 GSA believes the BOP is a joint document where both parties benefit from the data it contains. Generally, a BOP already exists for the facilities in this contract. We don’t believe the contractor should develop, but should work closely with Property Management Office to fill in or update the data in the plan. This should be done within 60 days of start date annually or when requested by COR. An example of a BOP is located in the Reference Document. The intent is that

GSA is responsible for the plan, while the Contractor is responsible for providing any data needed by GSA to fill out the plan.

EXHIBIT 8

Smart Buildings

GSA Smart and Sustainable Buildings

Smart Technologies - Background and Purpose

Background Because of current Government energy reduction executive orders and regulatory mandates, GSA Public

Buildings Service has several programs in development and at various stages of implementation that

O&M Contractors should be aware of. One of these programs includes Smart Building technologies.

Currently, approximately 250 buildings in the GSA portfolio are undergoing Smart Technologies design and implementation enhancements. Some facility projects involve complete detailed design-built from the infrastructure to completed project designs. Others involve modest retrofits to update key building controls systems. A key objective of implementing Smart Technologies in GSA buildings is to capture and make available more real-time performance data about the individual building systems (HVAC/BAS, Lighting, and Advanced Meters). This data will be made available to O&M Contractors and building support personnel and will increase in significance over time as more details are learned as GSA analyzes this new trend of monitoring building performance at a detailed level. O&M Contractors should be aware that if they are involved in operational support of one of GSA’s newer Smart Buildings, that tools, processes, data, and some procedures may need to be modified to meet GSA requirements for long-term improved operational efficiencies as a result of the investment the Government is making in these new technologies. O&M Contractors should continue to monitor developments in this area as more buildings in the GSA portfolio deploy Smart Technologies.

1.0. Trend Toward Integrated Building System Technologies

New building technologies, and their convergence with traditional information technology, have altered the way in which facilities can be monitored, maintained, and operated. Trends in building systems technology have provided opportunities in the market place to alter the way facilities managers use real time data to operate their facilities more efficiently. Building Systems are getting increasingly more dependent on software, IT networks (physical and wireless), servers, internet access, and cloud-based/hosted solutions. This shift in domain expertise has outpaced traditional design and construction practices. As a result, building operations and maintenance staff need to adapt, be more proactive, and leverage the availability of real-time data to help them perform building systems support more effectively.

This may involve more thorough planning and redefining some processes, procedures, and job roles in order to better operate the facilities that have these newer technology based systems.

EXHIBIT 9

Water Treatment

INSTRUCTIONS, CONDITIONS, AND NOTICES TO

Table of Contents

1.0 Introduction……

2.0 Types of Recirculating Water Loops

2.1 Open Loop Cooling Water System

2.2 Closed Loop Cooling Water Systems

2.3 Steam and Condensate Recirculation Systems

2.4 Closed Loop Hot Water Systems

2.5 Domestic Hot and Cold Water System

3.0 Water Chemicals Treatment Additives

3.1 Mineral Scale Inhibitor

3.2 Corrosion Inhibitor

3.3 Bacteria Contamination Control

3.4 General Fouling Inhibitor

3.5 Oxygen Corrosion Control

3.6 General Corrosion Control

3.7 Condensate Corrosion Control

4.0 Setting Up a Water Treatment Program

4.1 Open Loop Cooling Water Systems

4.2 Closed Loop Cooling and Hot Water Systems

4.3 Steam and Condensate Recirculation Systems

5.0 Water System Testing

5.1 Water Sampling

5.2 Common Water Chemistry Tests

5.3 Maintenance Parameters

6.0 Alternatives to Chemical Water Treatment

6.1 Pulsed Electromagnetic Fields

6.2 Ozone Generators

1.0 Introduction

This appendix establishes mandatory standards for water in HVAC and domestic water systems in

GSA facilities, along with information related to the intent of the standards and guidelines that in most circumstances can be used to construct a water treatment program that will be approved by

GSA. Treatment standards are mandatory; procedural instructions in these guidelines are advisory unless required by law or regulation. Subject to GSA approval, maintenance

Contractors generally may propose alternative programs where accompanied with sufficient technical data and implementation detail for GSA to determine the likelihood of success of such an alternative program. Any program approved by GSA may be subsequently disapproved if results are unsatisfactory.

Regardless of the complexity or size of a loop, a qualified water treatment Contractor or personnel should be consulted or employed to help the building maintenance personnel develop a water treatment program specific to the needs of each system. The treatment chemicals themselves should be purchased through a licensed supplier that specializes in commercial and/or industrial water systems. Many water treatment chemicals require licenses for specific uses and are regulated by Federal, state, and Local governments. Maintenance Contractors are responsible for selecting and submitting for approval an appropriate program, and for compliance with laws regarding chemical discharge and usage.

Maintenance Contractors are responsible for providing all instrumentation and test equipment necessary to monitor compliance with these standards (e.g., installation of coupon racks or other corrosion monitoring equipment where not already installed).

2.0 Types of Recirculation Water Loops

There are five basic open and closed loop water systems used for the daily operation of commercial buildings. Each system is vital to the everyday operation of the buildings mechanical systems. The following open and closed loop water systems are described as follows.

2.1 Open Loop Cooling Water System

An open loop cooling water system generally uses cooling towers to cool condenser water that serves chilled water central plants, water source heat pumps and computer room air conditioning units. There are cases where a waterside economizer “free cooling” system is used in place of a chiller to cool condenser water during periods of low ambient conditions. During “free cooling” mode the chilled condenser water is passed through a heat exchanger to cool the closed loop cooling or chilled water loop.

An open loop is exposed to outside contaminants and requires frequent maintenance, chemical tests, and chemical treatment that should be determined by a water treatment Contractor. In general, large systems require chemical tests be performed weekly and a water treatment

Contractor to inspect the chemical systems monthly. The four main goals of maintaining an open loop cooling system are; inhibition of mineral scale, corrosion, minimizing bacterial contamination, and general fouling inhibition. See Section 3.0 for a detailed description of cause and effect when using chemical inhibitors.

2.2 Closed Loop Cooling Water Systems

A closed loop cooling water system can either be used for chilled water or condenser water. In a closed loop chilled or condenser water system the cooling water is circulated through the chiller or heat exchanger where it is cooled then pumped through air handlers’ cooling coils, fan coil units, computer rooms units, water source heat pumps, etc.

In view of the fact that a closed loop cooling water system will not be exposed to as much outside containments and no evaporation as in an open loop system, the dissolved mineral concentration in the system will remain relatively constant and there will be virtually no need for blow down.

Once the system is filled, every effort should be made to limit the amount of water leakage from seals, water sampling, valve testing and other routine system maintenance. When water leaks out of the system, it will be replaced with untreated makeup water. This water introduces additional minerals and dissolved oxygen into the system. Consistent chemical treatment is sustained with the use of chemical tablet “slug” feed water treatment products.

The treatment program for closed loop cooling water systems requires less frequent testing. The goal of the closed loop program is to inhibit corrosion, inhibit mineral scale formation, and inhibit bacteria growth. See Section 3.0 for a detailed description of cause and effect when using chemical inhibitors.

2.3 Steam and Condensate Recirculation Systems

Steam systems are closed loop systems that produce either saturated low pressure or superheated high-pressure steam via a steam boiler. The condensate water, with the addition of makeup water, is re-circulated through the steam boiler. A steam system should have an automated water makeup, a mechanical deaerator, condensate pumps, feed water pumps, steam traps, low feed water flame cut off controls and chemical pot feeders for condensate and makeup water treatment.

The steam system will be a collection of steam regulators, steam turbines, heat exchanges for heating purposes, or through an absorption chiller to indirectly produce chilled water for space cooling.

The evaporation of water and elevated temperatures cause most of the minerals present in tap water to bond with each other, causing an increase in system mineral concentration. The four main goals to maintaining a steam system is prevention of mineral scale formation, oxygen corrosion, general corrosion, and condensate corrosion. Biocides are not needed in a steam system because bacteria do not grow in high temperature environments. Alternatively, if steam is supplied by a Local utility, then the steam has already been chemically treated and further chemical treatment may not be necessary. See Section 3.0 for a detailed description of cause and effect when using chemical inhibitors.

2.4 Closed Loop Hot Water Systems

A closed loop hot water heating system is not exposed to a great deal of outside containments.

Therefore, the dissolved mineral concentration in the system will remain relatively constant and there will be virtually no need for blow down. Once the system is filled, every effort should be made to limit the amount of water leakage from seals, water sampling, valve testing and other routine system maintenance. When water leaks out of the system, it will be replaced with untreated makeup water. This water introduces additional minerals and dissolved oxygen into the system. Consistent chemical treatment is sustained with the use of slug feed water treatment products.

The treatment program for this system is very similar to the closed loop cooling system. The key difference is that hot water systems require more corrosion inhibitor as a result of higher water temperatures. In fact, most hot water systems require two to three times the corrosion inhibitor of closed loop cooling water systems. The goal of a closed loop hot water treatment program is to inhibit corrosion, mineral scale formation, and bacteria growth. See Section 3.0 for a detailed description of cause and effect on using chemical inhibitors.

2.5 Domestic Hot and Cold Water System

A domestic hot and cold water system provides potable water for washing and general domestic use. The water within these systems will contact food, people, or will be consumed, so there is no chemical treatment used for this system to prevent mineral scale or corrosion due to water supplied by the Local utility. The only water treatments used for these systems is the addition of water softeners and filtration systems. The reduction of the corrosive and scaling tendencies of oxygenated hard or softened water is done by repairing leaky fittings and fixtures, limiting the velocity of the circulating water, and/or limiting the operating temperature of the hot water system.

3.0 Water Chemicals Treatment Additives

Environmental regulations, handling guidelines and the chemical additives for water systems should be provided by a certified Local water treatment consultant. It is the building operator’s responsibility to ensure compliance with municipal by-laws, and environmental regulations when disposing of chemicals and handling accidental spills. Disposing of chemically treated water into the sewer system must be monitored in blow down logs and not allowed to exceed levels specified by municipal sewage utility by-laws.

The chemical additives suggested herein are organized by class to encompass a variety of chemical additives that are used in open and closed water loops and steam boiler systems.

3.1 Mineral Scale Inhibitor

Mineral scale is the precipitation of dissolved minerals such as calcium carbonate onto the surfaces of the cooling tower, boiler, heat exchangers tubes, and piping. This mineral scale forms an insulating layer on the surfaces that inhibits heat transfer and restricts flow through the system.

Mineral scale also promotes corrosion and fouling in open loop and steam systems. All re-circulating water and steam boiler systems should have a mineral scale inhibitor as part of their water treatment program.

Mineral scale inhibitors are separated into two main categories, sludge conditioners and dispersants. Sludge conditioners are typically used when there is a relatively high concentration of calcium and magnesium in the makeup water. Sludge conditioners are crystal modifiers that allow the minerals to precipitate but interfere with the structure of the crystal to help form a soft sludge that can be easily removed from the steam boiler or cooling tower through blow down.

Dispersants are usually polymer-based molecules that help to keep the trace minerals in solution so that they do not precipitate into scale deposits. The mineral scale inhibitors are especially needed when there is little or no pretreatment of the makeup water or when filtration equipment is not reliable. Even with excellent control of the scale inhibitor, chemical scale formation still occurs.

Water treatment consultants use computer models to determine the type of scale inhibitor needed as well as the limits for system pH and total dissolved solids (TDS). These computer models take into account the specific operating parameters of the system and help the water treatment consultant to choose a specific water treatment program that will work.

Open Loop Cooling Water System:

An open re-circulating cooling water treatment program commonly uses a chemical additive that is a combination of a mineral scale inhibitor and a corrosion inhibitor. The type and dosage of mineral scale inhibitor needed is dependent upon the concentration and composition of the minerals in the makeup water, the pH of the cooling water, and the temperature of the cooling water.

The overall scale inhibitor program for a cooling water system may consist of a mineral scale inhibitor additive (such as a polymer dispersant), acid for pH control, and limits for the total dissolved solids and/or conductivity of the cooling water. Acid feed and pH control will not be needed in every system.

Steam Systems with Re-circulating Water:

In steam boilers, the buildup of an insulating layer can lead to tube failure and efficiency losses.

Calcium and magnesium are the most abundant forms of mineral scale found in a steam boiler system because the solubility of these two minerals decreases as the temperature increases. To minimize the potential for mineral scale formation, most steam boilers have some type of makeup water pretreatment to remove certain minerals from the water before it enters the boiler. The goal of most pretreatment equipment is to minimize the concentration of these two minerals in the makeup water so that there is a less significant chance that they will precipitate and form a crystal scale deposits. Even with good pretreatment, mineral scale inhibitors are needed in all steam boiler systems.

Dispersant mineral scale inhibitor programs are used in steam boilers that have good pretreatment and very low levels of calcium and magnesium in the makeup water. Dispersants are usually only used when the total hardness in the makeup water is greater than 5 ppm consistently. The dispersants are usually a polymer based molecule that helps keep the trace minerals in solution so that they do not precipitate into scale deposits.

Closed Loop Cooling Water and Hot Water (Heating) Systems :

In a closed loop system the mineral concentration is relatively stable because very little makeup water is needed. This helps to minimize the need for mineral scale inhibitors. In systems that have poor quality makeup water, with a total hardness above 300 ppm, it is best to pre-treat the water with softeners to remove calcium and magnesium from the makeup water. In most cases, pretreatment of the makeup water is not necessary. Closed loop cooling and hot water systems should be treated with a polymer dispersant mineral scale inhibitor. This scale inhibitor is usually combined with a corrosion inhibitor in a one-drum formulation.

3.2 Corrosion Inhibitor

Open Loop Cooling Water Systems:

The corrosion inhibitor chemical treatment protects the metal piping from degradation over time.

The type of corrosion inhibitor that is used depends upon the specific metallurgy present in the system as well as the chemistry of the makeup water and pH level in the water. Corrosion inhibitor additives are intended to provide a protective layer on the interior walls of piping which stops the occurrence of corrosion in the system. A certified chemical water treatment consultant should be contacted to determine the specific type and amount of corrosion inhibitor necessary for each building’s distinct system.

In most cases, there is more than one type of metallurgy in a system, such as galvanized steel, copper, stainless steel, etc. Different metals require distinct chemicals to prevent corrosion, so it is important that the corrosion inhibitor portion of the program have additives that are specific to each type of metal. In most cases, blends of different corrosion inhibitors are used to ensure that all of the metal is protected.

Closed Loop Cooling and Hot Water Systems

Corrosion is the principal concern in a closed loop cooling and hot water systems. There are many different types of corrosion inhibitors available on the market, but the most common products are nitrite based. As with any corrosion inhibitor program, the type of program used is determined by the type of metals used throughout the system. Mild steel systems should be treated with nitrite, molybdate, or phosphonate type inhibitors. Systems containing copper should have some type of azole product.

If bacterial contamination is a problem, Nitrite programs should be avoided. The nitrite corrosion inhibitor can act as a food source for bacteria. The bacteria will convert the Nitrite into Nitrate and Ammonia. This will destroy the corrosion inhibitor function of the product. A certified chemical water treatment consultant will be able to find the best product for this type of system.

There is one difference between a closed loop cooling and heating systems, which is the dosage of the corrosion inhibitor. The corrosion inhibitor of closed loop hot water system will have dosage 2 – 3 times greater than the dosage for a closed loop cooling water system.

3.3 Bacteria Contamination Control

The control of the bacteria growth is the most important part of an open loop cooling and closed loop cooling and hot water treatment program because bacterial contamination can lead to fouling, mineral scale, and corrosion. Bacterial contamination is controlled through the use of biocides. Below is a description on bacterial contamination control that is used for open loop cooling, closed loop cooling, and closed loop hot water systems.

Open Loop Cooling Water Systems:

Open loop cooling water systems are inherently prone to bacterial contamination without a proper water treatment. High bacteria levels in a cooling water system can lead to bio-deposits (algae for example) and increased fouling that can reduce heat transfer in the heat exchangers and cooling tower. The bio-deposits and increased fouling can reduce water flow through the system if there is improper water treatment.

In view of the fact that open cooling water systems are highly susceptible to bacteria growth, the water treatment program should have some type of biocide chemical additive. Biocides kill living organisms and/or bacteria and can be categorized as either oxidizing or non-oxidizing. An oxidizing biocide, when applied at the correct dosage, will kill all types of bacteria. A non-oxidizing biocide targets certain bacteria and will not kill some types of bacteria.

A non-oxidizing biocide can be compared to an Anti-biotic that is used to treat bacterial infections in people. Over dosing a system or improper usage of a non-oxidizing biocide can create strains of bacteria in the cooling water system that are resistant to the biocide. Limit the program to the use of non-oxidizing biocides alone is never recommended. It is good practice to utilize both an oxidizing biocide and a non-oxidizing biocide to strictly control bacteria contamination. This method is more costly so some building managers chose to only utilize only oxidizing biocides.

The types of oxidizing biocide needed are dependent upon the physical limitations of the facility, safety concerns, costs, and maintained pH of the recirculation water. For example, bromine based oxidizing biocides should be used any time the pH of the water in the system is above 7.5. A water treatment supplier or consultant can provide specific information regarding the different types of oxidizing and non-oxidizing biocides that will suit the needs of your system.

It is important to note that there are both Federal and state laws that regulate the usage and application of biocides for commercial and industrial usage. When choosing a water treatment supplier or consultant, make sure that they are properly licensed and registered in your area to provide guidance on the usage of biocides or pesticides. Also, it is important that you only use biocide products that are specifically approved for use in an open loop cooling water system.

Closed Loop Cooling and Hot Water Systems:

It is not uncommon for closed loop systems to experience bacterial contamination, especially if these systems are treated with nitrite. In general, the more makeup water a system needs, the more likely that system is predisposed to bacteria problems.

If a closed loop system has a bacteria problem or will not maintain a nitrite residual, there are basically two options to correct the problem. The first solution is to switch the corrosion

Inhibitor program to a program that does not contain a food source for bacteria. The second best solution is to utilize non-oxidizing biocides to treat the…