SOL-Part I - Nakamura.doc

OPERATIONS & MECHANICAL MAINTENANCE SERVICES

INDEFINITE DELIVERY, INDEFINITE QUANTITY CONTRACT

THIS PROCUREMENT IS a Total Small Business Set Aside

1010 5th Avenue Seattle, Washington

NOTE: ANY QUESTIONS REGARDING THIS SOLICITATION MAY BE DIRECTED TO:

General Services Administration

PBS, Property Development Division

Facilities Operations Support Branch

O & M Team (10PCS)

400 15th Street SW

Auburn, WA 98001-6599

Solicitation Package:

Barbara Roberson, Contract Specialist

Technical: Fred Moorehead, Building Management Specialist

GSAM 514.201-1 Uniform contract format.

The information collection requirements contained in this solicitation/contract are either required by regulation or approved by the Office of Management and Budget pursuant to the Paperwork Reduction Act and assigned OMB Control No. 3090-0163.

· GSA’s hours of operation are 8:00 a.m. to 4:30 p.m. Requests for debriefings postmarked or otherwise submitted after 4:30 p.m. will be considered submitted the following business day. All request of debriefing, pre-award or post-award, delivered after 4:30 p.m. will be considered received on the following business day.

· This is a Request for Proposal using Commercial Item Acquisition Procedures, as set forth under Federal Acquisition Regulation Part 12 Acquisition of Commercial Items & Part 15 Contracting by Negotiations.

Pre-Proposal Conference will be held on 5/13/2008 at 10:00am PDT at the William K. Nakamura Courthouse, 1010 5th Avenue, Seattle. A building walk-thru will be conducted after the conference. If you plan to attend either of these, you must contact Chuck Eddington on 206 553-1363 or chuck.eddington@gsa.gov . Advance notification and picture ID will be required to be allowed access to facilities

TABLE OF CONTENTS

STANDARD FORM 1449 (SF 1449) SOLICITATION/CONTRACT/ORDER FOR COMMERCIAL ITEMS

ADDENDUM TO STANDARD FORM 1449

SCHEDULE OF SUPPLIES & SERVICES

PERFORMANCE WORK STATEMENT/SCOPE OF WORK

Section I – Operations & Maintenance Services

TABLE OF CONTENTS (Continued)

· FAR 52.215-20 Requirements for Cost or Pricing Data or Information Other

PROPOSAL SUBMISSION CHECKLIST

· Offerors should carefully read the entire solicitation in order to be fully aware of all requirements. Offerors should review the following checklist carefully in order to verify that all required information has been included with the offeror’s proposal.

· SF 1449, Solicitation/Contract/Order for Commercial Items completed and signed (3 original copies)

· Acknowledgement and signed copies of amendments, if applicable

· Four (4) copies of the technical proposal

· Pricing Information, pages 4 through 7 (1 original)

CURRENT CONTRACT INFORMATION:

This building has been closed and under renovation for over two years. O&M services have not been performed during this period. GSA normally provides information on the incumbent contractor and the price of the previous contract. This information will not be given for this contract as the building and equipment are considerably different than the previous contract.

PRE-PROPOSAL MEETING/SITE VISIT:

See the bottom of the “Request for Proposal” cover sheet for the Pre-Proposal Meeting information.

All questions shall be submitted in writing to the Contracting Officer. An amendment with responses to questions submitted will be downloaded onto www.fedbizopps.gov.

NOTE: Advance notification and picture ID will be required to be allowed access to facilities. This is a construction site – appropriate clothing and shoes are required. If you plan to attend the Pre-Proposal Meeting and/or the walk through, you must contact Chuck Eddington on 206 553-1363 or chuck.eddington@gsa.gov .

OFFEROR TO COMPLETE BLOCKS 12, 17, 23, 24 & 30

DATE

DATE

7.

FOR SOLICITATION

INFORMATION CALL:

calls)

8. OFFER DUE DATE/

LOCAL TIME (PST)

FOB DESTINATION

GSA PBS Property Development Division

Facilities Operations Support Branch

O & M Team (10PCS)

SEE SCHEDULE

400 15th Street SW

HUBZONE SMALL

Auburn, WA 98001-6599

BUSINESS

13a. THIS CONTRACT IS A RATED

8(A)

ORDER UNDER DPAS (15 CFR 700)

13b. RATING

RFQ

1010 5th Avenue

Seattle, Washington 98104-1195

17a. CONTRACTOR/

CODE

FACILITY

OFFEROR

CODE

GSA, Finance Division, BCFA

P. O. Box 17181

Ft. Worth, TX 76102

TELEPHONE NO.

SEE ADDENDUM

Provide operations and mechanical maintenance services at William K. Nakamura U.S. Courthouse located at 1010 5th Avenue, Seattle, Washington in accordance with the terms of this contract.

ARE NOT ATTACHED

ARE NOT ATTACHED

OFFER

COPIES TO ISSUING OFFICE. CONTRACTOR AGREES TO FURNISH AND

DATED

. YOUR OFFER ON SOLICITATION

DELIVER ALL ITEMS SET FORTH OR OTHERWISE IDENTIFIED ABOVE AND ON ANY

(BLOCK 5), INCLUDING ANY ADDITIONS OR CHANGES WHICH ARE

ADDITIONAL SHEETS SUBJECT TO THE TERMS AND CONDITIONS SPECIFIED HEREIN

SET FORTH HEREIN, IS ACCEPTED AS TO ITEMS:

AUTHORIZED FOR LOCAL REPRODUCTION

STANDARD FORM 1449 (REV. 04/2002)

PREVIOUS EDITION IS NOT USABLE

Prescribed by GSA - FAR (48 CGR) 53.212

19.

ITEM NO

20.

SCHEDULE OF SUPPLIES/SERVICES

21.

QUANTITY

22.

UNIT

23.

UNIT PRICE

24.

AMOUNT

See Part I Schedule of Supplies and Services located on pages 4 through 7.

ACCOUNTING & APPROPRIATION DATA:

32a. QUANTITY IN COLUMN 21 HAS BEEN

RECEIVED

INSPECTED

ACCEPTED, AND CONFORMS TO THE CONTRACT, EXCEPT AS NOTED:

REPRESENTATIVE

REPRESENTATIVE

32g. E-MAIL OF AUTHORIZED GOVERNMENT REPRESENTATIVE

CORRECT FOR

PARTIAL

FINAL

COMPLETE

PARTIAL

FINAL

42b. RECEIVED AT (Location) h

STANDARD FORM 1449 (REV. 4/2002) BACK

ADDENDUM TO STANDARD FORM 1449

· Block 17b REMITTANCE ADDRESS

When the Contractor wishes payments to be mailed to an address other than that shown on the Standard Form 1449, Solicitation/Contract/Order for Commercial Items insert the proper remittance address in the space provided below:

· PERFORMANCE BASED SERVICE CONTRACT

This solicitation contains a performance work statement for a performance-based service. This means that the Government has described WHAT is to be accomplished, not HOW to accomplish it, and states a basis for determining whether finished work meets the Government quality requirements. It does not state detailed procedures for accomplishing the work unless there are safety, security or communication requirements.

It is the responsibility of the Contractor to ensure that they build into their bid/proposal price the necessary hours that it will take to meet the performance standards specified.

The Contractor will be required to maintain a performance plan/quality control plan to ensure that the requirements of this contract are met. This program shall be created for identifying and correcting deficiencies in the quality of services before the performance becomes unacceptable.

I – THE SCHEDULE

SCHEDULE OF SUPPLIES & SERVICES

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 Operations and Mechanical Maintenance Services described herein for the following building:

William K. Nakamura Courthouse (WA0035ZZ) 1010 Fifth Avenue Seattle, Washington

PRICING INFORMATION

Base Period (October 1, 2008 - September 30, 2011)

Option Period I

Option II

NOTES TO ALL OFFERORS

1.

Pricing of Option Years:

Offerors shall price the option period by assuming that the minimum hourly wages and fringe benefits established by the Administrator, Wage and Hour Division, U.S. Department of Labor, for the initial twelve month period of performance will apply to all additional twelve-month periods of performance are included on Exhibit C – Wage Determination.

In the event the options are exercised by the Government, the contract price(s) will be adjusted upward or downward at the time the option is exercised in accordance with the FAR clause 52.222-43 Fair Labor Standards Act and Service Contract Act – Price Adjustment (Multiple Year and Option Years).

2.

Reimbursable Services and Additional Task Orders:

When specific requirements are identified with a scope of work and schedule, the Contractor will submit a proposal for the work. Following negotiations, a sequentially numbered task order will be issued authorizing performance. Upon completion of the work, the Contractor will invoice separately from the monthly recurring services. The invoice needs to identify the task order, PDN #, description of services and the amount charged. GSA reserves the right to procure these services from others.

3.

Basis for Award of Option Periods:

It is anticipated that a contractor who has performed successfully during the base period of this contract will be awarded an option period, which extends the performance period an additional 12, 24 or 36 months.

Each option period (total 2 Option Periods) will include 3 alternative time frames (A=12 months, B=24 months and C=36 months). Selection of the alternate award time will be based on the performance rating of the contractor. Contractors performing under this contract in the lower rating range will be awarded 12 additional months, while contractors with superior performance will be awarded the alternate for 36 months.

4.

Other Notes:

Offerors are cautioned that any bid/offer may be rejected as non-responsive if it is materially unbalanced as to the price for option and the initial contract period. A bid/offer is unbalanced when it is based on prices significantly less than cost for some work, and prices that are significantly overstated for other work.

5.

Phase In Period:

The Lead Building Engineer will be brought on board 3 months prior to building occupancy for the purposes of observing system operations, verifying and updating equipment inventories, establishing a preventive maintenance program, obtaining training and to participate in (observing) building commissioning to familiarize the Lead Engineer with the facility.

For purposes of evaluating the proposals, the contractor needs to price this phase in period separately. If this period changes, a modification will be made to the contract.

SERVICE CONTRACT ACT PRICE ADJUSTMENT INFORMATION

GS-10P-08-LS-D-0036

Please provide the following information to Contract Specialist or Contracting Officer in accordance with FAR 52.222-43, Fair Labor Standards Act and Service Contract Act – Price Adjustment (Multiple Year and Option Contracts):

When computing your bid, what payroll tax rates were used for the following?

In your monthly bid price, what was the percentage for direct labor (productive time including fringe benefits and payroll taxes)?

The above rates will be used throughout the life of this contract.

PLEASE COMPLETE AND RETURN THIS SHEET TO:

Barbara Roberson

General Services Administration

PBS, Property Development Division

Facilities Operations Support Branch

O & M Team (10PCS)

400 15th Street SW

Auburn, WA 98001-6599

PERFORMANCE WORK STATEMENT

OPERATIONS, MECHANICAL MAINTENANCE AND RELATED SERVICES

Introduction

1.1 Service Requirements. This Performance Work Statement (PWS) provides for operations and maintenance service including all management, supervision, labor, sub-contractors, materials acquisition and disposal, supplies, tools, repair and replacement parts for the following services:

· Operations

· Maintenance

· Customer service

· Work orders

· Repairs

· Testing & inspection

· Quality control

· Warranty management

· Information systems/Records keeping management

· Locksmithing Service

1.2 Expertise and Trade Disciplines: The types of expertise and trade disciplines include, but not limited to, electrical, mechanical, HVAC/R, plumbing, Building Energy Management System (EMS), water systems, fire protection system, architectural, and structural systems.

1.3 Exclusions*: The Contractor is not responsible for operation or maintenance of the following equipment or systems:

· Vertical Transportation System maintenance and operation. Elevator equipment shown in the Equipment Inventory Exhibits is for information only and it is not part of this contract.

· Fire Alarm Monitoring Services (monitoring only)

· Entrance control system field panel(s), system software and software programming, and issuance of electronic entrance control system access cards.

· Tenant agency equipment, not installed as part of the building, including but not limited to:

* Unless authorized.

2.

Objectives

2.1 Agency Mission. The U.S. General Services Administration, mission is helping federal agencies better serve the public by offering, at best value, superior workplaces, expert solutions, acquisition services and management policies.

Our goals are providing best value for customer agencies and taxpayers, achieving responsible asset management, operating efficiently and effectively, ensuring financial accountability, and maintaining a world-class workplace.

The objective of this requirement is to obtain building operation, maintenance, repair, service calls, testing, inspection and tenant and project related services at federal assets. Evaluations of the requirements will concentrate on quality of service, ensuring customer satisfaction, and competitive pricing.

Asset Standard of Performance Definitions

3.1 Standard of Performance. Buildings under this contract are categorized into one of three performance standards. The Contractor shall consider each individual building’s category when determining the level of effort the Contractor will provide while ensuring an acceptable level of maintenance. “Acceptable level” of maintenance is defined as the level of maintenance, which will preserve the equipment at its designed characteristics and capacity and in unimpaired operating condition. Refer to the Building Information and Asset Detail for each building’s established performance standard.

3.2 The three Performance Standards are:

Maximum Standard of Performance:

The contractor will be required to take all measures, which would be taken by a prudent building owner to maximize the life expectancy of systems or equipment.

Reliable Standard of Performance:

The contractor will be required to take all measures, which would be taken by a prudent building owner to realize an acceptable life expectancy of systems or equipment.

Prolonged Standard of Performance:

The contractor will be required to take all measures, which would be taken by a prudent building owner to extend the operable life of systems or equipment.

Work Items 4.1 General

4.1.1 Services. The Contractor shall provide all management, supervision, labor, sub-contractors, materials, supplies, tools, repair and replacement parts, all necessary equipment to provide operations and maintenance service which includes: planning; scheduling; coordinating; inspection, to assure effective and efficient completion of all work and related services described herein.

4.1.2 Minimum Level of Work. This performance work statement provides the minimum level of work and services that are required to be provided in specific areas under this contract. It is not intended to, nor shall it be construed as limiting the Contractor’s responsibilities. At a minimum, the Contractor shall be required to take all steps and measures that would be taken by a prudent Building Owner or Property Manager to maximize the safe and efficient operability of systems in the building(s) under this contract.

4.1.3 Performance Plan & Monthly Reporting.

a.

The Contractor shall prepare and maintain a performance plan tailored to each assigned building for the work being performed under this contract. A final version of each plan shall be submitted within 30 calendar days after contract award. The plan shall include detailed information that was provided with the initial proposal used as a basis for selection. The plans shall be continuously updated to reflect any changes while remaining in compliance with the original performance plan.

b.

On or before the fifth of each month, the Contractor shall submit a summary report in narrative form describing the items listed below. The monthly report shall be submitted prior to submitting the monthly invoice to Finance (i.e. if monthly report is submitted on the 5th of the month, the earliest day invoice can be submitted to Finance is 5th). Invoices submitted prior to the monthly report will be rejected.

(1) Activities of the previous month

(2) Activities planned for next month

(3) Results of inspections

(4) Identification and submission of any analysis, inspection or testing reports that has taken place by third party vendor i.e. Fire Protection, Electrical Switch Gear, Non-Destructive Chiller tube analysis and Flue gas analysis. Shall be submitted electronically 30 days after testing to the CO

(5) Identification of any repairs, failed equipment, and operable/repair status

(6) Any changes to current inventory

(7) Status of any issued task assignments

(8) Monthly Performance Self Rating

(9) Issues that GSA should be made aware of

(10) Concerns which could impact performance

(11) Updates to the performance plan and/or confirmation that the plan is current

(12) Recommendations to the CO

4.1.4 Equipment Failure Notification: The Contractor shall notify the CO or his/her designee (verbally) with a written follow-up notice when there is an equipment failure of such nature that it may cause tenant discomfort or threaten the safety of Government property or tenants.

4.1.5 Equipment Inventory: On or before, ninety (90) calendar days after the contract start date, the contractor will provide a revised equipment inventory. The Contractor shall be responsible for updating and maintaining a current on-site equipment inventory list. The Contractor will perform maintenance on all equipment, even if the equipment is missing from the Government’s furnished inventory. If errors are discovered in the building inventory or if there are changes in equipment (e.g. additional or new equipment) during the performance period of the contract more than 90 days after post-award, the contract price will be adjusted from receipt date of written notification. The Contractor is responsible for recording all available data plate information upon installation of equipment.

4.1.6 Contract, Performance Plan and Documentation. The Contractor shall establish and maintain a complete set of the following documentation at a central on-site location. The documentation, while not the official record, shall be made available for review and use by all parties.

a.

Contract (including all modifications) for work being performed at the asset.

b.

Performance Plan (incorporating all updates).

c.

Copies of all documentation (including but not limited to oil, water, water treatment, load bank, chiller, flue gas, boiler, switch gear, fire alarm, pressure vessel testing and inspection reports. At contract completion, this documentation will become the property of the Government.

d.

GSA Form 139, “Record of Time of Arrival and Departure from Building”.

4.1.7 Miscellaneous Work During Core Coverage Hours. When directed by the CO or his/her designee, the Contractor will provide qualified personnel to accomplish miscellaneous work during Core Coverage Hours.

a.

The purpose of these services is to facilitate tenant relations and includes, but is not limited to, moving/hanging pictures, maps, and bulletin boards, and moving furniture and other miscellaneous task. The Contractor shall provide eight (8) hours per month for this category of work as part of the basic work effort under the contract at each asset.

b.

Additionally, the Contractor shall provide four (4) hours per month for escorting services as required for meter readers, utility representatives, and/or other contractors at each asset.

4.1.8 Computerized Maintenance Management System

a. The Contractor shall utilize the Service Call Center Dispatch System (SCCDS) and the Government owned Computerized Maintenance Management System (CMMS) for preventative maintenance (PM), repairs, work orders, and operational tasks. All service calls received from the Service Call Center Dispatch System must be entered and closed in SCCDS by the Contractor.

b.

At all locations:

(1) The contractor will provide one (1), dedicated desktop personal computer (PC), loaded with the appropriate software and high speed internet service (HSIS). The PC shall be located at one asset and used for all locations covered by this contract.

(2) GSA will provide one (1) session of basic training for the CMMS and the SCCDS programs. Should the Contractor desire additional training, it shall be obtained at contractor's own expense.

(3) GSA will provide one (1) VPN account for access into the CMMS, in and one (1) account for logging into the SCCDS.

(4) The contractor will provide to GSA CMMS Program Manager the PM schedule for each location covered by this contract 30 days prior to the start date of the contract.

(5) If the contractor discovers that HSIS is not available to the site the contractor may select an alternate location where HSIS is available for accessing the CMMS and SCCDS systems. Contractor shall ensure that all work requests and PM orders are delivered to the assets and closed per this contract.

(6) All CMMS PM Work orders shall be closed by the last day of the month that work was scheduled in. If PM were not completed per the agreed upon schedule the contractor shall request additional time in writing from the COR.

(7) All SCCDS work orders shall be closed with in 24 hours (except for weekends and holidays) of receipt of work request. If the contractor is unable to close the work request within 24 hour, the contractor shall provide documentation to the work order in SCCDS on the status of completion.

(8) Contractors staff shall ensure that all service/repairs are recorded by work order ticket in SCCDS. This includes work request from building tenants made to the contractor’s staff and work discovered by the contractor’s staff.

c.

The Contractor shall be responsible for generating (as appropriate) and closing out all work orders using SCCS system.

d.

Work Request Tracking System. A work request & repair tracking system will be maintained on-site for the Government’s review, which will contain, as a minimum, the following data:

(1) Equipment ID number or location of deficiency

(2) Description of repair (significant components installed or replaced)

(3) Cost of repair

(3) Work request number

4.1.9 building Automation System (BAS) and Energy Management System (EMS) a.

BAS/EMS is a critical element for successful operation of the building. The Contractor shall ensure that the technician(s) responsible for operating, maintaining and repairing these systems have the fundamental combination of experience, knowledge, Manufacturer’s approved training, and any required follow-on training during the performance period of this contract. Upon request from GSA the contractor shall set up trend logs and provide trended information to GSA or an agent of GSA.

4.1.10 Contract Phase-in and Phase-out a.

Initial Deficiencies:

(1) Inspection: Within thirty (30) calendar days after the contract award date, the in-coming Contractor, the out-going Contractor, and the CO or designee, together, will make a complete and systematic inspection of all mechanical, electrical, plumbing, utility systems, architectural, structural and other equipment in the building covered by this contract.

(2) Submission of Initial Deficiency List: The in-coming Contractor will prepare and submit to the CO, within fourteen (14) calendar days after the Initial Deficiency List (IDL) inspection, a report listing all deficiencies noted during the joint inspection that require corrections to bring the equipment up to an acceptable and satisfactory condition.

(3) Follow-up Inspection: Within Seven (7) calendar days prior to the contract start date, the in-coming Contractor and the CO or designee, together, will make a second complete and systematic inspection of all mechanical, electrical, plumbing, utility systems, architectural, structural and other equipment in the building covered by this contract. This inspection is to verify that deficiencies noted from the first inspection have been corrected.

(4) Submission of Follow-up Deficiency List: The in-coming Contractor will prepare and submit to the CO, within fourteen (14) calendar days after the Follow-Up IDL inspection a report listing all remaining deficiencies that require corrections to bring the equipment up to an acceptable and satisfactory condition. The in-coming contractor will also provide a cost proposal, within thirty (30) calendar days after submission of the follow-up IDL, for correction of each deficiency listed.

(5) Correction of Initial Deficiencies: The in-coming Contractor will be responsible for making corrections of initial deficiencies that fall within the scope of routine maintenance required by this contract, (e.g. would be corrected as part of scheduled preventive maintenance or easily corrected through a Work Request). The CO will review the report to determine which initial deficiencies are within the scope of the contract, and will notify the in-coming Contractor of the determination. All other Initial deficiencies will be corrected by the government, or the correction will be deferred if it is non-critical.

(6) Items not Identified on the Initial Deficiency List: Deficiencies discovered after the submission of the list (not noted on the IDLs submitted) are not considered pre-existing. The in-coming Contractor is liable for the correction of these deficiencies. Operational requirements which hinder inspection of specific systems or areas will be noted on the IDL and the CO may grant exceptions for discoveries post-submission.

b.

Terminal Deficiencies:

(1) On a mutually agreeable date no less than sixty (60) working days prior to the contract termination date, the out-going Contractor, the in-coming Contractor, and the CO or designee will, working together, make a complete and a systematic inspection of all mechanical, electrical, and utility systems and equipment in the buildings covered by this contract. Based upon this inspection, the out-going contractor will be provided with an existing deficiency list, and will have thirty (30) days from the receipt of the existing deficiencies list to correct all items that fall within the scope of the contract. Deductions may be taken from the out-going Contractor’s payments for all outstanding deficiencies that have not been corrected after the thirty (30) day period. This is in accordance with Federal Acquisition Regulation (FAR) 52.246-4, “Inspection of Services”. Deductions may also be taken for any additional uncorrected deficiencies that develop after the preliminary sixty (60) day closeout inspection and the termination of the contract.

(2) The out-going Contractor shall provide to the CO a detailed phase-out plan at least sixty (60) calendar days prior to the final date of the contract. This plan shall include transition and training plans for implementation during the phase-in period of the in-coming Contractor and list major items required for the orderly transition between the in-coming Contractor, out-going Contractor, and the Government. It is the responsibility of the out-going Contractor to attend to the items listed in the phase-out plan and to provide information and/or instruction to the in-coming Contractor.

4.1.11 Telephone and On-Site Communications

a.

The Contractor is responsible to provide on-site high speed internet services and private telephone service for their use in making calls into or out of the building and a FAX machine for receiving and sending Work Orders and other information.

b.

During core building coverage hours, Contractor staff shall be contactable using electronic means (cell phone, radio, pager, etc.) for response to inquiries or in the event of an emergency or equipment failure.

4.1.12 Supplies, Materials and Workmanship

a.

The Contractor must obtain the approval of the CO or his/her designee before storing anything in the building. Supplies such as packing, lubricants, rags, cleaners, etc., will be properly secured in containers approved by the CO or his/her designee and at a minimum stored in accordance with NFPA fire and safety requirements.

b.

Individual delivery orders will identify Government furnished facilities, space, and property that will be provided to Contractor for its use at a specific asset.

c.

Use of Government Property: Upon transfer of Government Property, the Contractor will take all reasonable precautions to safeguard and protect Government property. Government property will be used only in direct support of work under this contract unless proper consideration for its use is negotiated and authorized by the CO.

d.

The Contractor shall maintain all work areas, machinery spaces, shops and storerooms in a neat, clean, and orderly manner.

4.1.13 Supervision and Personnel/Qualifications a.

It is the policy of GSA, that Government direction or supervision of the Contractor's employees, directly or indirectly, shall not be exercised. Supervision of all staff (including subcontractors) working under this contract is the sole responsibility of the Contractor.

b.

The Contractor shall be responsible for compliance with all laws, rules, codes, regulatory requirements, licensing and/or certification requirements. If and where a conflict arises, the most stringent requirement, in whole or in part, shall apply.

c.

Resumes, including any/all certifications and licenses, of key personnel will be submitted to the Contracting Officer for review twenty (20) days prior to employee start date. Key personnel skills and experience should be substantially the same as those initially identified for the position submitted in the Performance Plan and must contain the following information:

Full name and title of proposed candidate, detailed description of previous five (5) years employment history, name(s) and address(es) of the companies for whom the candidate worked during the past five (5) years along with the name (s) and telephone number (s) of the immediate supervisor(s).

d. Supervisory and Maintenance personnel are required to have the following experience:

(1) Certifications pertinent to the nature of work being performed (e.g., boiler, electrical, refrigerant handling certifications, etc.).

(2) For supervisory personnel, three (3) years of recent (within the past five (5) years) experience in supervising the operation and maintenance functions in buildings of comparable size and complexity.

(3) Journeyman Personnel assigned to operate, maintain, and repair automated systems in buildings, will have three (3) years of recent (within the past five (5) years) experience operating automated control systems (including but not limited to automated HVAC control systems, EMS, BAS, etc.) in buildings of comparable size and complexity.

(4) Within the first thirty (30) days of employment, the Contractor will ensure that the Maintenance Person/Personnel responsible for operating, maintaining, and repairing the automated energy management system (EMS) (both hardware and software) has received formal training specific to the type of EMS control system currently installed for a specific building.

e.

All on-site contract personnel, including supervisors, shall wear a standardized, distinctive blue uniform with the Contractor and employee names easily identifiable and shall present a professional appearance and manner.

4.1.14 Building Operations Standards.

a.

Standards To Be Maintained:

(1) Temperature Standards: Temperature levels in the building will be maintained with the objective of maximizing the comfort of the tenants in the most efficient manner possible and in coordination with the CO or his/her designee.

(2) Ventilation Standards: Under no circumstance should carbon dioxide levels be allowed to exceed 1000 parts per million.

(3) Lighting levels to be established and maintained IAW 41 CFR 101-20. The Contractor is not expected to replace or retrofit fixtures to attain lighting levels.

(4) Environmental standards must be maintained throughout the building’s normal operating hours and in coordination with the CO or his/her designee. Equipment/System startup must be early enough to fully attain comfortable environmental working conditions at the beginning of the building’s normal operating hours.

(5) Hot Water Standards: Domestic hot water temperature settings will be determined by the CO or his/her designee.

b.

Energy Conservation Standards. Assets under this Contract are subject to the energy conservation requirements mandated by the Energy Independence and Security Act of 2007 (November 2007), Title IV, Subtitle C, Sec 431 (Energy reduction goals for Federal buildings). All equipment must be operated as efficiently as possible, considering both demand and the consumption costs of utilities.

4.1.15 Safety, Environmental, Hazardous Materials and Fire Protection a.

Safety, Environmental

(1) CFC Certifications will be maintained for the Governments review in accordance with EPA standards. The Contractor will be responsible for all records, reports, actions, and regulatory direction required for compliance.

(2) Contractor shall conduct on-site work in a manner that provides for the safety of the public, tenants, and employees.

b.

Hazardous Materials

(1) Safety and Health shall be incorporated into any service the Contractor provides under this contract.

(2) All Contractor personnel working on-site shall be trained, at Contractor expense, in asbestos awareness and hazardous material recognition and control/response.

(3) The Government will inform the Contractor of any known hazardous material in a specific building. If the Contractor discovers or must disturb materials that are known or suspected to contain hazardous material, the Contractor shall immediately report it to the CO or his/her designee with a plan of action. The CO or his/her designee will review the plan of action and provide comments prior to Contractor proceeding with work.

(4) The Contractor shall notify the CO or his/her designee of any potentially hazardous materials being brought on-site for review and approval.

(5) Contractor shall maintain current inventory and Material Safety Data Sheets (MSDS’s) for all hazardous on-site materials.

(6) Contractor shall be responsible for the proper off-site disposal of any and all hazardous materials generated in performance of work under this contract (e.g. fluorescent tubes, lubricants, antifreeze, etc.).

(7) There may be Asbestos Containing Materials (ACM) in the listed buildings. The Contractor will not be required to perform any asbestos abatement work while performing PM’s and repairs. However, prior to performing any work on equipment or systems the Contractor believes may contain ACM, the Contractor will notify the CO or his/her designee immediately. The CO or his/her designee will make the final determination of the most prudent method of resolving the situation. If the Contractor is directed to continue, abatement procedures should be in accordance with the National Institute of Building Sciences’ current edition of Guidance Manual, Asbestos Operations & Maintenance Work Practices.

(8) The Contractor shall be cognizant of, and comply with, all Federal, State and local laws and regulations related to the disposal (landfill, sewer discharge, etc.) of hazardous waste and materials used or removed in the performance of the contract or discharged by the building, and shall comply with all such requirements, to include record keeping requirements.

Fluorescent lamps, batteries, oils, and other items subject to the Universal Waste rules for hazardous waste management and disposal in any quantity must be recycled first or properly disposed.

c.

Fire Protection: Maintenance to National Fire Code Standards: Fire warning and protection systems, and all other applicable equipment, will be maintained for the Governments Review to all relevant National Fire Code standards, or local fire codes, whichever are more stringent.

4.1.16 Other Contracted Work In the Building. The CO may undertake or award other contracts for additional work, and the contractor shall fully cooperate with such other contractors and/or Government employees. The Contractor shall prudently schedule work, in conjunction with the additional work, as may be directed by the CO or his/her designee. In addition, the Contractor shall not commit or permit any act, which will interfere with the performance or work by another Contractor, or by Government employees.

4.2 Operations 4.2.1 Work Included. Operations include, but are not limited to, the work undertaken to plan, organize, partner and communicate with stakeholders, and execute maintenance and project functions as they relate to federal assets.

a. Plan, organize, and direct the execution of the O&M service contract in concert with GSA Property Management Office.

b. Maintain & manage the Performance Plan.

c. Conduct equipment PM and repair program.

d. Documentation, record keeping & reporting.

e. Meetings, communications, collecting information, maintaining reporting systems.

f. Provide for the efficient and professional operation of facility systems & equipment.

g. Ensure all building systems are operational during scheduled occupied times.

h. Direct the operation and servicing of mechanical equipment included in asset inventory.

i. Coordinate & communicate actions with building tenants to insure customer satisfaction.

j. Provide Engineering/Technical support –general information & response to technical questions related to the asset.

k. Maintain updated equipment inventory.

l. Manage warranty compliance & claims for the benefit of the Government.

m. Communication & integration with other building service functions.

4.2.2 Staff Availability. The Contractor will assure that contractor staff is available to the building at all times during the Core Coverage Hours of the building. The technician(s) assigned to the building, the technician(s) providing backup support, and their supervisor must maintain instantaneous communication (cellular telephone, radio, etc.) to allow contact by the Government, 24 hours per day, 7 days per week.

4.2.3 Routine & Urgent Work Requests. Routine work requests or other services covered by this contract will be responded to within one (1) hour of receipt of a work request during the Core Coverage Hours while urgent calls shall be responded to immediately. The Contractor must correct the problem, provide service, or have a plan of action within 24 hours of the call, unless the CO extends time. Routine is considered as an inconvenience but otherwise does not affect usual service while urgent poses or may cause a major disruption of vital services or impact the missions of tenant agencies.

4.2.4 Emergency Work Requests. The Contractor will respond to an emergency immediately during the building’s Core Coverage Hours and within one (1) hour during other than Core Coverage Hours. The time period allowed for correction will be appropriate for the type of request and must be acceptable to the CO or his/her designee. An emergency is where failure presents an immediate danger to the health and safety of building occupants or the general public.

4.2.5 Call Back Services. If callback services are ordered, there will be a minimum reimbursement of two (2) hours for emergency callback services after the Core Coverage Hours billed as prescribed in Section 5-4, “Additional Task Assignments”.

4.2.6 Emergency Diversion of Workforce. When emergency conditions exist, such as flooding, fire, natural disaster, or other circumstances, the Contractor shall divert his/her workforce, or such part thereof as deemed necessary by the CO or his/her designee from their normal duties to meet the condition. When the CO or his/her designee advises that emergency conditions no longer exist, the employee(s) shall be directed by the Contractor to return to their normal duties, and the Contractor shall not be penalized for the portion of the normal daily work which otherwise would have been performed.

4.3 Maintenance 4.3.1 Work Included. Maintenance is the work undertaken to keep a facility premises and its contents in good repair and efficient working order to agreed acceptable standards. Maintenance includes, but is not limited to, the processes/procedures necessary to maximize the efficient operation and the useful life of equipment, systems, and structures. It includes the responsibility for the care, quality, and management of the work undertaken within buildings owned or leased by GSA to ensure services are provided in a way that assures the highest level of tenant customer satisfaction and fiscal responsibility to the taxpaying public.

4.3.2 Equipment and Systems. Facility premises and contents, as defined, includes but is not limited to: HVAC/R systems, emergency generator and electrical switchgear, the interior and exterior of facility (walls, roofing, flashing, soundproofing, floor coverings, ceiling tiles, plumbing and piping systems, electrical systems and equipment, lighting, door hardware), entrance control system (including door hardware, striker/magnet, entrance control system, field panel battery, card reader(s) & control system wiring to entrance control system field panel terminal(s) – refer to section 1.3 for entrance control system component exclusions), monthly fire extinguisher inspection, roll-up doors and docks, cafeteria equipment, daycare equipment, and maintenance painting as required in the accomplishment of normal maintenance as well as painting of equipment, piping and floors in all mechanical spaces.

4.3.3 Maintenance Program. The Contractor shall adhere to the maintenance program that is reflected in the performance plan. Any changes to the maintenance program shall be continually updated in the monthly report and reflected as revisions to the performance plan.

4.3.4 Repair Threshold. Individual operational adjustments, repairs or replacements due to malfunctions, or breakdowns that do not exceed $1,500 per incident for replacement parts and/or material, are the sole responsibility of the contractor. The Contractor shall report any need for a repair which will exceed the $1,500* parts and material threshold, to the CO or his/her designee immediately. Contractor will not start work on any repair where parts and material are above the $1,500 threshold, until ordered to do so by the CO or his/her designee (if the Government chooses to use the contractor as opposed to an outside source).

a. Examples of who is responsible for a repair/work order:

The Contractor is responsible for repair since supplies, parts and materials are $1,500 or less.

The Contractor is responsible for repair since supplies, parts and materials are $1,500 or less.

The Government is responsible for repair since supplies, parts and materials are over $1,500.

b. Determination of type of repair will be made by the CO or his/her designee. In the event of a dispute with the CO’s designee, the Contractor may appeal the decision to the CO.

c. Reimbursable Repairs ($1,501.00 - $25,000.00)

1.

Repairs covered under this category have the same definition as those stated above EXCEPT the cost of supplies, parts, and materials is expected to…