New__OM_contract_NLA_Roybal_SSA_Jan182013.pdf

SOLICITATION NUMBER: G S - 0 9 P - - K S D -

SERVICE: BUILDING OPERATIONS AND MAINTENANCE SERVICES

LOCATIONS: 1.) Federal Building (CA0150CC) 300 N. Los Angeles St.

Los Angeles, CA 90012

2.) Edward R. Roybal Federal Building & U.S. Courthouse (CA0283CC)

255 E. Temple St.

Los Angeles, CA 90012

3.) Federal Building (CA0194ZZ) 6303 Rugby Ave.

Huntington Park, CA 90255

PERIOD OF PERFORMANCE: May 1, 2013 through April 30, 2014, with additional annual options.

OPERATIONS AND MAINTENANCE REQUIREMENTS

TABLE OF CONTENTS

(Sections B through H)

B. SERVICES, ORDERING AND PRICES (APPLICABLE TO THIS O&M SPECIFICATION ONLY)

B.1. DESCRIPTION OF SERVICES

B.2. OPTION PERIODS

B.3. SERVICE CONTRACT ACT ASSUMPTIONS

B.4. ORDERING LIMITATIONS

B.5. AUTOMATIC PRICE ADJUSTMENTS FOR MINOR INVENTORY CHANGES

Inventory Changes Cumulative Adjustment

B.6. PRICE ADJUSTMENT FOR EQUIPMENT UPGRADES

B.7. PRICE SCHEDULE

B.8. MAINTENANCE OF EEMS IN EVENT O&M IS TERMINATED

B.9. MAINTENANCE OF EEMS IN EVENT O&M IS TERMINATED

C. DESCRIPTION/SPECIFICATION/STATEMENT OF WORK

C.1. SCOPE OF WORK

C.2. DEFINITIONS

C.2.1 Acceptance C.2.2 Additional Services C.2.3 Approval C.2.4 Architectural and Structural C.2.5 Basic Services C.2.6 Building Automation System (BAS) C.2.7 Building Operating Plan C.2.8 Computerized Maintenance Management System (CMMS) C.2.9 Consumable Parts C.2.10 Contractor C.2.11 Controls and Control System C.2.12 Conveying Equipment C.2.13 Electrical C.2.14 Emergency Callback C.2.15 Federal Holidays C.2.16 Fire Protection and Life Safety Systems C.2.17 Furnishings C.2.19 Indefinite Quantity C.2.24 Miscellaneous Work C.2.26 Occupant Emergency Plan (OEP) C.2.27 Operations C.2.30 Predictive Maintenance C.2.31 Preventive Maintenance (Scheduled and Unscheduled) C.2.32 Quality Control Plan C.2.33 Repair C.2.34 Non-Reimbursable Repair C.2.35 Reimbursable Repair C.2.36 Sequence of Operations C.2.37 Service Request C.2.38 Task Order C.2.39 Telecommunication Systems C.2.40 Tour

C.2.41 Vertical Transportation Systems C.2.42 Watch

C.3. REFERENCES

C.4. INITIAL DEFICIENCY INSPECTION AND LIST

C.5. TRANSITION PHASE

C.6. PHASEOUT TRANSITION PERIOD

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

C.8. GENERAL AND ADMINISTRATIVE REQUIREMENTS

C.8.1 MINIMUM STAFFING AND ABILITY TO CONTACT AND COMMUNICATE WITH THE COR

C.8.2 COMMUNICATION EQUIPMENT

C.8.3 ONSITE RECORDS

C.8.4 Service Request and Administrative Support

C.8.5 USE OF CMMS

C.8.6 QUALITY CONTROL PROGRAM

C.8.7 GOVERNMENT QUALITY ASSURANCE PROGRAM

C.9. BUILDING OPERATING PLAN

C.10. EQUIPMENT INVENTORY

C.11. MONTHLY PROGRESS REPORTS

C.12. PERFORMANCE REVIEW MEETINGS

C.13. EQUIPMENT CONDITION ASSESSMENT

C.14. RESERVED

C.15. REFERENCE LIBRARY

C.16. REVIEW OF DESIGN DOCUMENTS

C.17. BUILDING MANAGEMENT SUPPORT SERVICES

C.18. INSPECTION ASSISTANCE FOR SPACE BUILDOUTS

C.19. EMERGENCY SHUTDOWN INSTRUCTIONS AND TOUR CHECKLISTS

C.20. LABELING OF ELECTRICAL CIRCUITS

C.21. OPERATIONAL REQUIREMENTS

C.21.1 GENERAL

C.21.2 RESERVED

C.21.3 CONTINUITY OF OPERATIONS (COOP)

C.21.4 TENANT ENVIRONMENT

C.21.5 ENERGY CONSERVATION

C.21.6 VAV ZONE SURVEY AND SETPOINT CORRECTION

C.22. SYSTEM PERFORMANCE STANDARDS OR PROCEDURES

C.23. SERVICE REQUESTS

C.23.1 GENERAL

C.24. TOURS

C.24.1 GENERAL

C.24.2 OPERATING LOGS AND TOUR CHECK SHEETS

C.24.3 TOUR FREQUENCIES

C.24.4 CONDENSATE PANS

C.24.5 RESERVED

C.25. RESERVED

C.26. BAS ALARM RESPONSE

C.27. PROTECTION AND DAMAGE

C.28. KEY CONTROL

C.29. DISRUPTIVE OR HAZARDOUS TOOLS

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

C.31. PLUMBING AND RESTROOMS

C.32. MAINTENANCE PROGRAM

C.32.1 GENERAL

C.32.2 MAINTENANCE STANDARD

C.32.3 APPLICATION OF DIAGNOSTIC SOFTWARE

C.32.4 CONTROL SYSTEMS

C.33. WATER TREATMENT

C.33.1 GENERAL

C.33.2 TOLERANCES

C.33.3 INITIAL REPORT AND DEVELOPMENT OF PROGRAM

C.33.4 CORROSION MONITORING

C.33.5 MONTHLY TESTING

C.34. OIL ANALYSIS AND OIL CHANGES

C.34.1 PERIODIC OIL ANALYSIS

C.34.2 OIL AND REFRIGERANT ADDITIVES

C.35. LAMPS AND BALLASTS

C.36. ARCHITECTURAL AND STRUCTURAL SYSTEMS MAINTENANCE

C.36.1 INTERIOR SIGNAGE AND DIRECTORIES

C.36.2 FINISHES MAINTENANCE

C.36.3 RESERVED

C.36.4 VERTICAL TRANSPORTATION AND ASSOCIATED EQUIPMENT

C.37. REPAIRS

C.37.1 GENERAL

C.37.2 NON-REIMBURSABLE REPAIRS

C.37.3 REIMBURSABLE REPAIRS

C.37.4 APPROVAL OF WORK

C.37.5 INVOICING

C.37.6 ORDERING REPAIRS FROM OUTSIDE SOURCE

C.37.7 FORCE MAJEURE (UNCONTROLLABLE EVENTS)

C.37.8 WARRANTIES

C.37.9 QUALITY OF MATERIALS AND REPLACEMENT PARTS

C.38. SAFETY AND ENVIRONMENTAL MANAGEMENT

C.38.1 GENERAL

C.38.2 SCHEDULING AND RECORDKEEPING

C.38.3 REFRIGERANT CONTROL AND CERTIFICATION

C.38.4 AIR QUALITY MANAGEMENT DISTRICT (AQMD) OPERATING PERMITS

C.38.5 UNDERGROUND STORAGE TANKS

C.38.6 RESERVED

C.38.7 HAZARDOUS WASTE

C.38.8 FACILITY HAZARDS

C.38.9 WORKPLACE SAFETY

C.38.10 ELECTRICAL SAFETY

C.38.11 FALL PROTECTION

C.38.12 POWERED PLATFORMS

C.38.13 LOCKOUT/TAGOUT

C.38.14 CONFINED SPACES

C.38.15 ASBESTOS MANAGEMENT

C.38.16 HAZARDOUS MATERIALS

C.38.17 BOILER/PRESSURE VESSEL OPERATION AND INSPECTION STANDARDS

C.38.18 BACKFLOW PREVENTION DEVICES

C.38.19 POTABLE WATER SYSTEMS

C.38.20 LABELING AND SIGNAGE

C.38.21 ROOF ANCHORAGE POINTS

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

C.39.1 GENERAL

C.39.2 FIRE ALARM SYSTEM

C.39.3 FIRE ALARM SYSTEM CENTRAL STATION MONITORING

C.39.4 WATER-BASED FIRE SUPPRESSION SYSTEMS

C.39.5 FIRE DOORS AND OTHER OPENING PROTECTIVES

C.39.6 FIRE AND COMBINATION FIRE/ SMOKE DAMPERS

C.39.7 SMOKE DOORS AND OTHER OPENING PROTECTIVES

C.39.8 SMOKE DAMPERS

C.39.9 PORTABLE FIRE EXTINGUISHERS

C.39.10 NON-WATER-BASED FIRE EXTINGUISHING SYSTEMS

C.39.11 SMOKE CONTROL SYSTEMS

C.39.12 SMOKE MANAGEMENT SYSTEMS

C.39.13 EMERGENCY AND STANDBY POWER SYSTEMS

C.39.14 EMERGENCY LIGHTING AND EXIT SIGNAGE

C.40. MAINTENANCE AND REPAIR OF VERTICAL TRANSPORTATION EQUIPMENT

C.40.1 General C.40.2 Computerized Maintenance Management System (CMMS) C.40.3 Hours and Response Time C.40.4 Exceptions C.40.5 Parts Management C.40.6. Labeling, Cleaning, and Painting C.40.7 System Performance Requirements C.40.8. Code Required Inspections and Tests C.40.9 Log C.40.10 Maintenance of Record Wiring Diagrams C.40.11 Supervision of VTE Work C.40.12 Special Conditions

C.41. MISCELLANEOUS WORK

C.42. CRITERIA FOR DEDUCTIONS

C.42.1 General C.42.2 Deduction for Inoperable VTE Equipment

D. PACKAGING & MARKING

E. INSPECTION & ACCEPTANCE

F. DELIVERIES OR PERFORMANCE

G. CONTRACT ADMINISTRATION DATA

H. SPECIAL CONTRACT REQUIREMENTS (APPLICABLE TO THESE O&M REQUIREMENTS)

H.1. SECURITY

H1.1 SECURITY REQUIREMENTS AND PERSONAL IDENTITY VERIFICATION PROCEDURES (NON-

CLASSIFIED CONTRACT)

H.2. GSAR 552.237-70 QUALIFICATIONS OF OFFERORS (MAY 1989)

H.3. GSAR 552.237-71 QUALIFICATIONS OF EMPLOYEES (MAY 1989)

H.4. SUITABILITY DETERMINATIONS

H.5. COMPLIANCE WITH SECURITY REQUIREMENTS

H.6. IDENTIFICATION CREDENTIAL

H.7. STANDARDS OF CONDUCT

H.8. REMOVAL FROM CONTRACT WORK

H.9. SENSITIVE BUT UNCLASSIFIED (SBU) BUILDING INFORMATION

H.10. RECORDING PRESENCE

H.11. GOVERNMENT FORMS

H.12. OTHER CONTRACTORS

H.13. ORDINANCES, TAXES, PERMITS, AND LICENSES

H.14. DISCREPANCY IN THE SPECIFICATIONS

H.15. AFFIRMATIVE PROCUREMENT PROGRAM (APP)

H.16. ASBESTOS AWARENESS TRAINING

H.17. UNIFORMS

H.18. PERSONNEL QUALIFICATIONS

H.18.1 ONSITE SUPERVISORS

H.18.2 QUALIFICATIONS OF PROJECT MANAGER AND ONSITE SUPERVISORY PERSONNEL

H.18.3 QUALIFICATIONS OF TECHNICIANS

H.18.3.8 Qualifications of Elevator Mechanic

H.18.4 SUBMISSION OF RESUMES FOR NEW EMPLOYEES

H.18.5 STATE LICENSING

H.18.6 COMPLIANCE WITH FEDERAL, STATE, AND LOCAL CODES

H.19. GOVERNMENT-FURNISHED MATERIALS

H.20. CONTRACTOR-FURNISHED MATERIALS

H.21. ADDITIONAL SERVICES [INDEFINITE QUANTITY PROVISIONS]

H.21.1 General H.21.2 Price Proposal for Additional Services Work H.21.3 Pricing H.21.4 Parts and Materials H.21.5 Subcontracts H.21.6 Cost Documentation H.21.7 Competitive Bids H.21.8 Method of Ordering and Invoicing

H.22. AWARD FEE

H.23. STRIKE CONTINGENCY PLAN (SCP)

H.24. OCCUPANCY EMERGENCY PLAN (OEP)

H.25. CONTRACTOR PANDEMIC PLAN

B. SERVICES, ORDERING AND PRICES (APPLICABLE TO THIS O&M

SPECIFICATION ONLY)

B.1. DESCRIPTION OF SERVICES

This is a Performance Based Statement of Work (PBSOW). The Contractor shall provide all management, supervision, labor, materials, supplies, and equipment (except as otherwise provided), and shall plan, schedule, coordinate and assure effective performance of Building Operations and Maintenance services of facilities, structures, equipment and systems described herein.

B.2. OPTION PERIODS

Offerors are cautioned that any offer may be rejected as non-responsive if it is materially unbalanced as to prices for the options and the initial contract period. An 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.

B.3. SERVICE CONTRACT ACT ASSUMPTIONS

Offerors shall price the contract by assuming the minimum hourly wages and fringe benefits established by the Administrator, Wage and Hour Division, U.S. Department of Labor, for the initial period of performance will apply to the entire performance period of the contract. The minimum wage rates and fringe benefits applicable to the initial period of performance are outlined in the incorporated wage determination.

Contract price(s) will be adjusted upward or downward effective on each anniversary date of the contract in accordance with the clause contained in Part II, Section I, FAR 52.222-43, FAIR

LABOR STANDARDS ACT AND SERVICE CONTRACT ACT - PRICE ADJUSTMENT

(MULTIPLE YEAR AND OPTION CONTRACTS) (MAY 1989), with the incorporation of an updated wage determination.

NOTE: This building is under a collective bargaining agreement, which acts in lieu of the wage determination.

B.4. ORDERING LIMITATIONS

The annual maximum ordering limitation for Additional Services and Reimbursable Repairs is $1,000,000.00

The limitation per order for Additional Services and Reimbursable Repairs is $500,000.00

The price of the Basic Services of this contract serves in place of an annual minimum ordering limitation.

B.5. AUTOMATIC PRICE ADJUSTMENTS FOR MINOR INVENTORY

CHANGES

Inventory Changes If changes are made in the inventory of equipment requiring preventive (scheduled) maintenance during the period of performance of the contract (including option periods), the contract price shall be automatically adjusted as follows, using the then current edition of the "Preventive Maintenance" section of R.S. Means' Means Facilities Maintenance & Repair Cost Data:

(1) For each item added or deleted, multiply the annualized man-hours standard for the most comparable item in the book by the appropriate hourly rates in the Price Schedule.

(2) To the value determined in (1) above, add the annualized material bare cost for the same item in the book.

(3) This process should be conducted for each item of equipment added or deleted.

Deletions shall be treated as negative numbers.

(4) The summation of item values determined by steps (1) through (3) above shall produce the total change in contract price. This may be positive or negative.

This adjustment only applies to actual physical changes in building equipment during the term of the contract. Errors in inventory or assessment of the facility by the Contractor when developing the Contractor's offer are the responsibility of the Contractor and shall not result in price adjustment.

Cumulative Adjustment If cumulative price changes exceed +10%, or -10%, of the base price of the contract, this process shall no longer be used. The contract shall be subject to a negotiated equitable adjustment. If Means Facilities Maintenance and Repair Cost Data does not include certain items, changes in inventory quantities of these items shall be subject to a negotiated equitable adjustment.

B.6. PRICE ADJUSTMENT FOR EQUIPMENT UPGRADES

If the Government funds upgrades to Controls or equipment, the contract price is subject to a negotiated price reduction to reflect the decrease in operations and maintenance costs reasonably expected from the improvements.

B.7. PRICE SCHEDULE

Each line item below includes all labor, materials, equipment, tools, supervision and management support to accomplish the relevant tasks in accordance with the specification. All proposed prices should be for the unit indicated.

The contract shall be for a 1 year base with nine one (1) year option periods from effective date of the contract.

LINE DESCRIPTION OF SERVICE Notes

UNIT BID

PRICE

TOTAL:

12-MONTH

BASE PERIOD

TOTAL:

12-MONTH

FIRST

OPTION PERIOD

TOTAL:

12-MONTH

SECOND

OPTION PERIOD

TOTAL:

12-MONTH

THIRD

OPTION PERIOD

TOTAL:

12-MONTH

FOURTH

OPTION PERIOD

1001 Basic Services: Operations, Maintenance and non-reimbursable Repairs:

Federal Building (CA0150CC) 300 N. Los Angeles St.

PER MONTH

1002 Basis Services. Operations, Maintenance and non-reimbursable Repairs:

Edward R. Roybal Federal Building & U.S. Courthouse (CA0283CC) 255 E. Temple St.

1003 Basis Services. Operations, Maintenance and non-reimbursable Repairs:

Federal Building (CA0194ZZ)

2001 Hourly rate, General Maintenance Technician, Normal Working Hours (IQ)[]

3,4

PER HOUR

2002 Hourly rate, General Maintenance Technician, overtime and Callback (IQ)[]

1,3,4

2003 Hourly rate, HVAC Technician, Normal Working Hours(IQ)

3,4

2004 Hourly rate, HVAC Technician, overtime and Callback[ (IQ)

1,3,4

3001 Vertical Transportation Equipment (VTE) maintenance Federal Building (CA0150CC)

3002 Vertical Transportation Equipment (VTE) maintenance Edward R. Roybal Federal Building & U.S. Courthouse (CA0283CC)

4001 OPTION: 3-Year Electrical Testing, Inspection and maintenance Federal Building (CA0150CC) 300 N. Los Angeles St.

PER JOB

LINE DESCRIPTION OF SERVICE Notes

UNIT BID

PRICE

TOTAL:

12-MONTH

BASE PERIOD

TOTAL:

12-MONTH

FIRST

OPTION PERIOD

TOTAL:

12-MONTH

SECOND

OPTION PERIOD

TOTAL:

12-MONTH

THIRD

OPTION PERIOD

TOTAL:

12-MONTH

FOURTH

OPTION PERIOD

4002 OPTION: 3-Year Electrical Testing, Inspection and maintenance Edward R. Roybal Federal Building & U.S. Courthouse (CA0283CC)

PER JOB

5001 Startup Phase

ONE TIME

CHARGE

6001 Standard Coefficient [IQ]

2,3

PERCENT OF

COST

LINE DESCRIPTION OF SERVICE Notes TOTAL:

12-MONTH

FIFTH

OPTION PERIOD

TOTAL:

12-MONTH

SIXTH

OPTION PERIOD

TOTAL:

12-MONTH

SEVENTH

OPTION PERIOD

TOTAL:

12-MONTH

EIGHTH

OPTION PERIOD

TOTAL:

12-MONTH

NINTH

OPTION PERIOD

cont’d

Basic Services: Operations, Maintenance and non-reimbursable Repairs:

Federal Building (CA0150CC) cont’d

Basis Services. Operations, Maintenance and non-reimbursable Repairs:

Edward R. Roybal Federal Building & U.S. Courthouse (CA0283CC) cont’d

Basis Services. Operations, Maintenance and non-reimbursable Repairs:

Federal Building (CA0194ZZ) cont’d

Vertical Transportation Equipment (VTE) maintenance Federal Building (CA0150CC) cont’d

Vertical Transportation Equipment (VTE) maintenance Edward R. Roybal Federal Building & U.S. Courthouse (CA0283CC) cont’d

OPTION: 3-Year Electrical Testing, Inspection and maintenance Federal Building (CA0150CC) cont’d

OPTION: 3-Year Electrical Testing, Inspection and maintenance Edward R. Roybal Federal Building & U.S. Courthouse (CA0283CC)

NOTES:

1. Overtime and Emergency Callback hourly rates shall be applied for work required to be performed after the Normal Working Hours of the buildings.

2. The Standard Coefficient is the markup to be applied to the Contractor's actual cost of subcontract work or reimbursable parts and materials (as documented by invoice) for Additional Services work, and for determining the cost of Repairs. The Standard Coefficient applied to the base year of the contract shall also apply to all option years.

3. Lines marked IQ are indefinite quantity line items. These rates only apply to work which is reimbursable, i.e., either Additional Services or for Reimbursable Repairs.

4. Hourly rates are proposed only once. These rates may, in the event of wage determination rate increases, be escalated in accordance with FAR 52-222.43.

5. This is an option which may be exercised at the discretion of the Government either at commencement of the contract, or at any time during the term of the contract with 30 days written notice. If exercised, the option may be removed from the scope of the contract with 30 days notice at any time during the term of the contract.

6. O&M services shall be proposed for a term to correlate with the payment period for project financing, to be not less than 10 years, nor greater than 20 years. If such term exceeds 10 years the Offeror should modify the schedule above to add additional years, following the same format.

7. M&V services which must continue for the duration of project financing, if the Government elects to discontinue O&M services, should not be reflected in these O&M prices, and should be included in the financing schedules.

B.8. MAINTENANCE OF EEMS IN EVENT O&M IS TERMINATED

In the event that the Government does not exercise an option for a subsequent year of O&M services, or if the Government otherwise terminates the contract, then the Government and the Contractor shall negotiate a minimum O&M program to adequately maintain EEMs with performance guarantees. The Contractor shall not demand a more stringent maintenance program than the Contractor was itself performing prior to such termination of the contract. The Government may decline to exercise O&M options without paying off the financed part of the contract.

B.9. MAINTENANCE OF EEMS IN EVENT O&M IS TERMINATED

In the event the Government pays off project financing early, the Government may elect to continue O&M services. In such event all requirements of the O&M services, to include performance standards for financed EEMs, continue for the duration of O&M services.

C. DESCRIPTION/SPECIFICATION/STATEMENT OF WORK

C.1. SCOPE OF WORK

The Contractor must provide management, supervision, labor, materials, equipment, and supplies and shall be responsible for the efficient, effective, economical, and satisfactory operation, scheduled and unscheduled maintenance, and repair of equipment and systems located within the property line of the buildings listed below:

1.) Federal Building (CA0150CC)

Los Angeles, CA 90012

2.) Edward R. Roybal Federal Building & U.S. Courthouse (CA0283CC) 255 E. Temple St.

Los Angeles, CA 90012

3.) Federal Building (CA0194ZZ) 6303 Rugby Ave.

Huntington Park, CA 90255

The following equipment and/or systems are included as part of this scope:

1. Electrical systems and equipment.

2. Mechanical, plumbing, building automation systems (BAS) where applicable, and heating, ventilation, and air conditioning (HVAC) systems and equipment.

3. Fire protection and life safety systems and equipment.

4. All Control Systems unless explicitly excluded

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

6. Service request desk operations, to include record keeping using a computerized maintenance management system (CMMS) as well as other administrative functions.

7. Maintenance of landscape irrigation systems, with the exception of above-ground elements (e.g., sprinkler heads) in landscaped areas.

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

9. Locks, keycard systems, and static and dynamic bollard systems.

10. Dock levelers.

11. Elevator and vertical transportation equipment.

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

Additional Services may be ordered at the discretion of the Government for work relating to the operations, maintenance and repair or upgrade of the covered facilities, but not covered in the basic services of the contract, as described in this document.

Excluded from this scope are:

1. Building perimeter and tenant agency security alarm systems.

2. Telecommunication (e.g., telephone, agency data communication) systems, except as part of covered Control Systems.

3. Equipment owned and operated by tenant agencies.

4. Furnishings (not installed as fixtures).

5. Paper and soap dispensing equipment in restrooms.

6. Kitchen appliances and 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 Control Systems and CMMS).

9. Fitness center equipment.

10. Lawn sprinkler heads and other above-ground (within landscape areas) components of irrigation systems.

As these O&M requirements are part of an ESPC contract, performance of this contract is subject to the following considerations:

1. Cost control: the Contractor must perform the contract so as to minimize costs to the Government to include managing change requests to eliminate or minimize contract price increases. Equitable adjustments will generally not be granted unless the Contractor can document actual increase to performance costs (e.g., hiring additional staff or issuing additional subcontracts), not for example solely because performance of additional tasks are added that might be accomplished with existing staff.

2. Energy management: the Contractor is expected to make energy conservation pervasive in the performance of the contract, to include regular (at least monthly) meetings with GSA staff to review performance and ideas for improvement, active development of operational improvements, review of projects being performed in the building in order to suggest improvements, and suggestion of possible energy projects that might be of interest to GSA.

3. Expertise: the Contractor is expected to bring significant engineering and operational expertise into the performance of the contract, extending beyond on-site staff. When engineering issues require investigation or resolution the Contractor is expected to have appropriate experts to resolve such problems.

C.2. DEFINITIONS

C.2.1 Acceptance “Acceptance” means an authorized representative of the Government has inspected and agreed that the work meets all requirements of this contract, to include documentation requirements.

C.2.2 Additional Services “Additional services” are services outside the provisions of the basic services that the Contractor will provide at an additional cost to the Government. These services may be provided during or after normal working hours. The Contracting Officer (CO) will issue a separate delivery order before work may proceed. Rates and markups in the price schedule must be used to price additional services.

C.2.3 Approval “Approval” means the Government has reviewed submittals, deliverables, and administrative documents (e.g., insurance certificates, installation schedules, planned utility interruptions, etc.) and has determined the documents conform to contract requirements.

C.2.4 Architectural and Structural “Architectural and structural” systems customarily included in R.S. Means Facility Construction Cost Data Divisions 3,4,5,6,7,8,9, and 10, to include all building structure, envelope, building improvements and finishes, and site improvements (e.g., paving, curbs, gutters, walkways, exterior lighting, fences and/or gates, etc.), to the property line, unless specifically listed as being excluded in Section C.1 of this contract.

C.2.5 Basic Services The “basic services” of the contract consist of the recurring contract requirements for which the Contractor is paid as a base price, i.e., the requirements established by the contract statement of work and related general and administrative requirements that do not contain provisions for separate reimbursement.

C.2.6 Building Automation System (BAS) The “building automation system” is a system controlling and monitoring building HVAC, and possibly other systems, to include all device, field, and global controllers;

instrumentation; networking infrastructure; computers and peripherals; software;

programming; database files; and licenses.

C.2.7 Building Operating Plan The “building operating plan” is a mandatory plan that the Contractor prepares for Government approval that describes the Contractor’s program for operating and maintaining the building, to include both normal circumstances and contingencies.

C.2.8 Computerized Maintenance Management System (CMMS) A “computerized maintenance management system” is a database and application software package that automates the O&M and repairs record keeping requirements.

C.2.9 Consumable Parts “Consumable parts” or components are parts or components that customarily require regular replacement rather than repair in a maintenance program and must be disposed of properly. Examples include oil, grease, belts, filters, ballasts, lamps, etc.

C.2.10 Contractor “Contractor” as used in this document refers to the firm awarded this contract.

C.2.11 Controls and Control System A “control system” is any low-voltage control, communication and monitoring system, including but not limited to device, field and global controllers; instrumentation;

networking infrastructure; computers and peripherals; software; programming; database files; and licenses. Examples are the BAS, lighting control, and fire alarm systems.

Gateway devices, routers, communication networks and other devices or infrastructure for communication to or from such systems are included in the definition.

C.2.12 Conveying Equipment All building and site systems of the types generally included in Divisions 14 and 41 in R.S. Means Facilities Construction Cost Data, with the exception of any equipment covered by the Vertical Transportation Equipment portion of this contract (if applicable).

C.2.13 Electrical All building and site systems of the types generally included in Division 26, 28.31, 28.33, 33.71, in R.S. Means Facilities Construction Cost Data, with the exception of Control Systems, Telecommunication Systems, Security Systems, and equipment owned by a servicing public utility.

C.2.14 Emergency Callback An “emergency callback” is a service request or other request for service placed outside of normal working hours and of such a nature that response cannot wait for the resumption of the next day’s normal working hours.

C.2.15 Federal Holidays “Federal holidays” for the purposes of this contract are New Year’s Day, Martin Luther King Day, President’s Day, Memorial Day, Independence Day, Labor Day, Columbus Day, Veterans’ Day, Thanksgiving Day, and Christmas Day. When Federal holidays fall on weekends, a weekday is typically designated as the holiday. Holidays that fall on Saturday are observed on the previous Friday and holidays that fall on a Sunday are observed on the following Monday.

C.2.16 Fire Protection and Life Safety Systems All equipment of the types generally included in Division 21 in R.S. Means Facilities Construction Cost Data, including systems and equipment installed in the building to (1) detect fire and products of combustion, (2) notify building occupants and emergency responders, (3) initiate smoke control and management systems (4) initiate fire suppression systems, (5) control or suppress fires and (6) facilitate or enhance emergency egress. These systems also may communicate with other major building systems for fire and smoke control, elevator recall, and utilities control. Life safety systems and equipment includes emergency lighting, exit signage, special egress door locking arrangements, and exit stair markings.

C.2.17 Furnishings All equipment of the types generally included in Division 11, 12, and 13 in R.S. Means Facilities Construction Cost Data, with the exception of equipment that is either separately listed in Section C.1 ( e.g. Dock Levelers), is a fixture, or is covered in the Public Buildings Service Operation and Maintenance Standards (e.g. water supply equipment, hydraulic valves).

C.2.18 Heating, Ventilation, and Air-Conditioning (HVAC) HVAC includes all equipment of the types generally included in Division 23 in R.S.

Means Facilities Construction Cost Data, to include all systems with the function of providing ventilation or temperature control to building spaces. HVAC equipment is a subset of Mechanical, Electrical, and Controls equipment and systems, and intersects the definitions of these.

C.2.19 Indefinite Quantity “Indefinite quantity” provisions permit the Government to order additional work, in addition to the basic services, and upon acceptance permit additional payment to the Contractor.

C.2.20 Initial deficiency list Report The “initial deficiency list report” or “initial deficiency list” is a list of deficiencies that may exist in the equipment and systems covered by this performance work statement, as well as the Contractor's itemized price (including, but not limited to, labor, materials, overhead, and profit) for correcting each deficiency.

C.2.21 Landscape Irrigation Systems Landscape irrigation systems include all piping, tubing, hoses, sprinkler heads, valves, sensors, and controllers used to water landscaped areas. For purposes of this contract, landscape irrigation systems are to be divided into above-ground (e.g. sprinkler heads, drip hoses, or any other water distribution component above ground level) and below-ground (all remaining components of the system that deliver water to the above-ground components). System timing controls and sensors are to be considered part of the above-ground portion of the system.

C.2.22 Measurement and Verification (M&V) For purposes of this contract, Measurement and verification is the quantifiable component of Quality Assurance. The Government may develop an M&V protocol which measures aspects of the efficiency and effectiveness of building systems using data from building controls, monitoring CMMS data, and other data sources. M&V data will be used to:

(1) Help verify whether the Contractor is achieving the performance standards set forth in the Quality Assurance Surveillance Plan, Part III;

(2) Provide assistance (or direction, if necessary) to the Contractor to improve maintenance or optimization of operation;

(3) compare the efficiency of the facility to other facilities;

(4) Provide data for planning future upgrades.

C.2.23 Mechanical All building and site systems of the types generally included in Division 33 and 44 in R.S. Means Facilities Construction Cost Data., with the exception of equipment owned by a servicing public utility.

C.2.24 Miscellaneous Work “Miscellaneous work” is additional labor that is performed at the request of the Contracting Officer’s Representative (COR) at no additional cost to the Government (i.e., they are part of basic services.) The Contractor may also have to provide consumable materials to complete the request.

C.2.25 Normal Working Hours “Normal working hours” is the hours of building operations under most circumstances when all services must be provided to all occupants. Normal working hours are:

6:00AM – 6:00PM excluding weekends and Federal Holidays.

C.2.26 Occupant Emergency Plan (OEP) The largest agency in each building is responsible for development and enforcement of the building’s “Occupant Emergency Plan” (OEP). The OEP details what the building tenants must do in case of an emergency. The plan identifies fires wardens, shelter in place locations etc. The Contractor must support all OEP efforts to the fullest extent possible.

C.2.27 Operations “Operations” is the continual process of using building equipment systems to accomplish their function, optimize building performance, and improve energy efficiency. Operations includes analysis of requirements and systems capabilities, operating controls and control systems, responding to service requests, touring and observing equipment performance and condition, adjusting equipment, identifying needed maintenance and repairs to equipment, and maintaining lubrication and chemical treatments, etc.

C.2.28 Parking Control Equipment All equipment included in Division 11.12 of R.S. Means Facilities Construction Cost Data, to include locks, keycard systems, and static and dynamic bollard systems.

C.2.29 Plumbing All building and site systems of the types generally included in Division 22 in R.S.

Means Facilities Construction Cost Data., with the exception of equipment owned by a servicing public utility.

C.2.30 Predictive Maintenance “Predictive maintenance” is a program of maintenance activities in which scheduling of maintenance derives from monitoring the operating condition, or changes in the operating condition, of equipment being maintained.

C.2.31 Preventive Maintenance (Scheduled and Unscheduled) “Scheduled preventive maintenance” is a program of maintenance activities performed based on a fixed schedule or on equipment runtimes. “Unscheduled preventive maintenance” is all work performed including adjustments and procedures necessary to sustain the proper operation of all building equipment and systems pending a scheduled procedure.

C.2.32 Quality Control Plan The “quality control plan” (QCP), is the Contractor’s complete written system for identifying and correcting deficiencies in the quality of services before the level of performance becomes unacceptable. Preparation of this document is the responsibility of the Contractor.

C.2.33 Repair A “repair” is an act of restoring inoperable, dysfunctional or deteriorated equipment, systems, or material to a fully functional, non-deteriorated state. Repairs usually involve some combination of labor and replacement parts, components or materials.

C.2.34 Non-Reimbursable Repair A “non-reimbursable repair” is a repair that is the Contractor’s responsibility with no additional reimbursement from the Government.

C.2.35 Reimbursable Repair A “reimbursable repair” is a repair that is reimbursable to the Contractor, in whole or in part, in accordance with the provisions in this document.

C.2.36 Sequence of Operations A “sequence of operations” is the control logic used to operate a system normally put into effect through a control program.

C.2.37 Service Request A “service request” is a response to a GSA, tenant, or agency request or a response to an observation that some equipment, system or material covered by the contract is inoperable, dysfunctional, deteriorated, or not within normal operating parameters, or for performance standards of the contract not being met. Service request response involves analysis of the problem and adjustment of operating or monitoring controls or other immediate corrective action. A requirement to perform a repair may result from the analysis stage of a service request. Service requests may be generated automatically from interfaces to BAS or diagnostic software.

C.2.38 Task Order A Task Order is an order for Additional Services or Reimbursable Repairs under this contract.

C.2.39 Telecommunication Systems All building and site systems of the types generally included in Division 27 in R.S.

Means Facilities Construction Cost Data, to include building telephone systems, and specialized agency communication systems, but excluding the communication subsystems of other systems defined separately herein.

C.2.40 Tour A “tour” is generally a scheduled walkthrough of equipment rooms and installations including computer rooms, and restrooms, etc. by Contractor operating personnel for the purpose of ensuring that equipment is running properly, ensuring that equipment rooms are in good order and without safety hazards, and making any necessary adjustments to operating controls or to lubricate equipment. A tour may also involve a combination of such physical visits in addition to using automated systems for the monitoring of equipment and systems.

C.2.41 Vertical Transportation Systems “Vertical transportation equipment" applies to all equipment, such as elevators, escalators, and dumbwaiters, their associated parts, and related areas as identified in the applicable Codes, ASME A17.1 Safety Code for Elevators and Escalators, and ASME A18.1 Safety Code for Platform Lifts and Stairway Chairlifts.

C.2.42 Watch A “watch” involves performing certain tasks required for the operation of the HVAC equipment (central systems over 300 tons), boilers, compressors, and related equipment in a centralized location. Watches include, but are not limited to starting equipment, checking at designated intervals all operating equipment in the area, recording readings, shifting equipment and loads, making adjustments at the central control center, taking water samples, making tests, and adding chemicals as required.

C.3. REFERENCES

The following publications are incorporated by reference as setting quality, performance, and design standards for work required in this document. Unless a specific date is provided, references are for the current edition published at the time of issue of the solicitation, to include any addenda or errata published by the issuing organization. The Contractor is responsible for obtaining all referenced documents at its expense, with the exception of the Public Buildings Maintenance Standards (October 1, 2012 version), the Facilities Standards for the Public Buildings Service (PBS P100), and the U.S. Courts Design Guide, which will be provided by the Government.

• Public Buildings Service Operations and Maintenance Standards (2012)

• Facilities Standards for the Public Buildings Service (PBS P100)

• U.S. Courts Design Guide

• SMACNA Sheet Metal and Air Conditioning Contractors National Association

HVAC Systems Testing, Adjusting & Balancing

• AHERA Asbestos Hazard Emergency Response Act

• ASHRAE Guideline 1HVAC Commissioning Process

• ASHRAE Guideline 4 Preparation of Operating and Maintenance Documentation for

Building Systems

• ANSI/ASHRAE Standard 15 Safety Code for Mechanical Refrigeration

• ANSI/ASHRAE Standard 34 Number Designation and Safety Classification of Refrigerants

• ANSI/ASHRAE Standard 55, Thermal Environmental Conditions for Human Occupancy

• ANSI/ASHRAE Standard 62, Ventilation for Acceptable Indoor Air Quality

• ANSI/ASHRAE Standard 100, Energy Conservation in Existing Buildings/Commercial

• ANSI/ASHRAE Standard 111, Practices for Measurement, Testing, Adjusting, and

Balancing of Building Heating, Ventilation, Air-Conditioning, and Refrigeration Systems;

• ASME Boiler and Pressure Vessel Code

• ASME CSD-1 Control and Safety Devices of Automatically Fired Boilers

• National Board of Boiler and Pressure Vessel Inspectors, National Board Inspection Code

• OSHA 29 CFR 1910 and 29 CFR1926

• CSI Master Format

• Clean Air Act

• Clean Water Act

• EPA Green Book

• EPA Purple Book

• FMR Federal Management Regulations

• GSA SEMS Sustainable Environmental Management System (GSA.GOV/SEMS)

• International Building Code

• International Fire Code

• International Plumbing Code

• International Mechanical Code

• NETA Maintenance Testing Specification for Electrical Power Distribution

Equipment and Systems

• NFPA 10, Standard for Portable Fire Extinguishers

• NFPA 12, Carbon Dioxide Extinguishing Systems

• NFPA 12A, Standard on Halon 1301 Fire Extinguishing Systems

• NFPA 13, Installation of Sprinkler Systems

• NFPA 17, Dry Chemical Extinguishing Systems

• NFPA 17A,Wet Chemical Extinguishing Systems

• NFPA 25, Standard for the Inspection, Testing, and Maintenance of Water-Based Fire

Protection Systems

• NFPA 70, National Electrical Code (NEC)

• NFPA 70E,Standard for Electrical Safety in the Workplace

• NFPA 72, National Fire Alarm Code

• NFPA 80, Standard for Fire Doors and Other Opening Protectives

• NFPA 85, Boiler and Combustible Systems Hazards Code

• NFPA 92A, Standard for Smoke Control Systems Utilizing Barriers and Pressure

Differences

• NFPA 92B, Standard for Smoke Management Systems in Malls, Atria, and Large

Spaces

• NFPA 96, Standard for Ventilation Control and Fire Protection of Commercial

Cooking Operations

• NFPA 101, Life Safety Code

• NFPA 105, Standard for the Installation of Smoke Door Assemblies and Other

Opening Protectives

• NFPA 110, Standard for Emergency and Standby Power Systems

• NFPA 111, Standard on Stored Electrical Energy Emergency and Standby Power Systems

• NFPA 2001, Standard on Clean Agent Fire Extinguishing Systems

• NICET National Institute for Certification in Engineering Technologies publications and issuances

• NIOSH National Institute for Safety and Health publications and issuances

• DOE/EE-0157, International Performance Measurement and Verification Protocol

• R.S. Means Facilities Construction Cost Data

• USGBC LEED for Existing Buildings (LEED-EB)

• NEMA TP-1, National Electrical Manufacturers Association, Guide for Determining Energy Efficiency for Distribution Transformers

• NEMA MG-1. National Electrical Manufacturers Association, Motors and Generators

• NEMA Application Guide for AC Adjustable Speed Drive Systems

• ANSI/IWCA I-14.1, Window Cleaning Safety Standard

• Safe Drinking Water Act, PL 99-339, as amended

• Title 40 CFR, Part 761, PCBs in Electrical Transformers

• Title 40 CFR, 141.43, Sections A and D, Environmental Protection Agency Safe

Drinking Water

C.4. INITIAL DEFICIENCY INSPECTION AND LIST

QASP: performance is satisfactory if the new IDL is submitted on time, is substantially complete and requires only modest corrections subsequent to GSA comment. Note that an incomplete IDL is less for GSA's benefit than to protect the Contractor;

incompleteness increases the Contractor's liability.

The Contractor and the COR or designee must make a complete and systematic initial inspection together during the startup or transition phase of the contract that will include all mechanical, electrical, fire protection, and utility systems and equipment, windows, doors, and other structural features for which maintenance and repairs are covered by this performance work statement. The purpose of this inspection shall be to discover and list in an initial deficiency list report all deficiencies that may exist in the equipment and systems covered by this performance work statement, as well as the Contractor's itemized price (including, but not limited to labor, materials, overhead, and profit) for correcting each deficiency. The Government may elect to have all or any part of this work performed by the Contractor (at the price or prices quoted), by Government employees, or by other contractors.

The initial deficiency list report must not include any items that would be replaced, repaired, or adjusted during the performance of normal preventive maintenance. The Contractor shall be responsible for making immediate adjustments or corrections that fall within the scope of routine preventive maintenance required by this contract at no additional cost to the Government. This includes but is not limited to making adjustments to controls; adjusting the BAS software, e.g., correcting set points; reloading programs; restoring equipment being operated manually to automatic operation (this does not include changing established sequences of operation or programming sequences); applying lubricants;

cleaning fan housings, fans, coils, dampers, air handling unit (AHU) sections, and equipment rooms and replacing consumable parts or components.

The Contractor must submit an initial deficiency list report not later than 30 days after award of the contract to the COR or designee. Any dispute between the Government and the Contractor as to classification of initial deficiency list report items will be resolved under the Disputes Clause in this document. The Contractor’s itemized estimates for correcting each deficiency must remain in effect for 120 days after submission of the initial deficiency list report. Deficiencies discovered after the submission of the initial deficiency list report will not be considered pre-existing for purposes of this contract, unless http://www.nema.org/stds/tp1.cfm#download� http://www.nema.org/stds/tp1.cfm#download� equipment is operational and cannot be secured and inspected. Any piece of equipment or system that cannot be inspected must be highlighted at the beginning of the deficiency list stating why it cannot be secured and inspected. An estimate of when the Contractor reasonably expects to be able to inspect the piece of equipment must be provided.

When an existing deficiency in an item is corrected, the Contractor must assume full responsibility for the subsequent repair of the item as covered under the terms of this contract at no additional cost to the Government. Nothing in this existing deficiency inspection/initial deficiency list clause must be construed as diminishing the obligations imposed by this contract upon the Contractor to operate any deficient item (to the extent operable) or to adjust or maintain any such item.

C.5. TRANSITION PHASE

C.5.1 Transition Phase Startup The Contractor must provide 30 days of transition startup services prior to the contract start date to assist transitioning between contractors, so long as award is at least 45 calendar days prior to contract start. If there is less time than this startup services must be compressed into a shorter time period, but the same tasks must be accomplished. The purpose of this phase is to permit a transition that is seamless to the tenants and to assess the condition of the building and incomplete maintenance work at the time of contractor transition. During this period the Contractor must:

1. Develop a new, updated building operating plan.

2. Inspect the condition of all equipment and systems for which the Contractor will assume responsibility.

3. Review work order history and equipment inventory information.

4. Develop the initial deficiency list report, including an itemized estimate for correcting each deficiency as described in section C.4., Existing Deficiency Inspection/Initial Deficiency List.

Not later than the end of the transition startup phase and the concurrent beginning of operations and maintenance services, the Contractor must submit for GSA’s approval:

1. The new building operating plan.

2. The initial deficiency list report, as described elsewhere in this document.

Within the first week of the startup phase the Contractor must submit a schedule and staffing plan for the startup phase. This plan must describe, by week, work to be accomplished. At the end of each week during the startup phase the Contractor must submit a letter report describing work accomplished.

As with other work required under this contract, all work performed during the startup phase must be recorded by the Contractor as work orders in the CMMS (if applicable), to include recording hours of time and costs.

C.6. PHASEOUT TRANSITION PERIOD

Prior to the expiration of this contract or is otherwise terminated, the Contractor must cooperate with the incoming contractor during a phaseout period. For planning purposes, the Contractor must assume a phaseout period of 30 days.

During this phaseout period, the Contractor must assist the COR or designee and incoming contractor for a seamless transition in operations and maintenance with no adverse affect on the building tenants; provide the successor contractor with access to all records and official documentation (both hard copies and electronic as applicable) required by this contract; provide training to the successor contractor on methods of accessing and programming the building automation system (BAS) and other control systems; and show the successor contractor where all archived programs and systems literature are maintained. On the last performance day of the contract, the Contractor must turn over to the COR or designee all keys and identification badges or cards.

C.7. PUNCH LIST COMPLETION AND WITHHOLDING OF FINAL

PAYMENT

The Government may create a punch list of deficiencies or unmet contractual requirements at or near the time of termination of the contract. The Government may employ the services of another contractor in the development of such punch list and upon completion provide the Contractor with a copy of work not completed, to include the monetary value the Government has assigned for each item. The Government retains sole discretion over whether to charge the Contractor for the monetary value of the punch list in whole or in part or to request corrections by the Contractor. If the Government elects to request corrections by the Contractor, the Contractor shall have until the end of the contract period to perform such corrections and may invoice for funds withheld on acceptance of the corrections by the Government. Nothing in this section must be construed to limit the Contractor’s liability or restrict the Government from reporting unsatisfactory or problematic performance by the Contactor.

C.8. GENERAL AND ADMINISTRATIVE REQUIREMENTS

C.8.1 Minimum Staffing and Ability to Contact and Communicate with the COR

QASP: There should not be any systemic problems with short staffing, misconduct of staff, or failure to adhere to security requirements. An occasional short-term issue may develop; satisfactory performance entails quick resolution of the problem. The Contractor’s performance is unsatisfactory if there is more than one incident per month in which GSA is unable to reach a representative of the Contractor, on site, during Normal Working Hours and outside of scheduled lunch periods. Performance is not unsatisfactory if a representative on-site responds to a recorded message within 15 minutes. While GSA does not dictate staffing levels beyond this minimal requirement, staffing levels should be monitored for inadequacy. If staffing appears inadequate, likely all requirements are not being met and so surveillance of contract performance should be increased. Likewise, if staff necessary to carry out basic contract requirements is being diverted to perform reimbursable work, increased surveillance may be called for.

The Contractor must provide staff to ensure services are continued without disruption to the tenant. The Contractor must ensure employees maintain communications access with the COR to allow contact by the Government at all times during normal working hours and to effectively communicate with Government personnel (See section C.8.2, Communication Equipment).

The Contractor must immediately notify the COR or other designated Government representative of any recognized safety hazard that might severely affect the building occupants.

The onsite technicians must have sufficient skills to immediately respond to a variety of service requests involving multiple trades,…