Attachment_I_-_Statement_of_Work_(Revised).pdf

OPERATIONS AND MAINTENANCE (O&M) SERVICES AT THE TSA SYSTEMS

INTEGRATION FACILITY (TSIF) AND FREEDOM CENTER (FC)

STATEMENT OF WORK

1. Introduction

1.1 Organization Address:

Transportation Security Administration 601 South 12th Street Arlington, VA 20598-6017

Services to be provided at:

Freedom Center (FC) 13555 EDS Drive Herndon, VA 20171-6104

Transportation Security Administration System Integration Facility (TSIF) 3701 Post Office Road Ronald Reagan Washington National Airport Arlington, VA 20598-6016

2. Project Background and Objectives:

The Transportation Security Administration System Integration Facility (TSIF) is located in Arlington, VA at the Reagan Washington National Airport. It is a 128,000 sq. ft. two story building with three elevators. The TSIF building was purchased by the TSA in October 2010 from the United States Postal Office and resides on Metropolitan Washington Airport Authority (MWAA) property.

The Freedom Center is housed in Herndon, VA and consists of 104,014 rentable / 103,502 usable (BOMA) sq. ft. in a single story building. The Freedom Center (FC) was established in response to the direction provided by the National Strategy for Combating Terrorism, as part of the President’s Management Strategy. The Freedom Center became operational in July 2003 and serves as the 24 hours a day/7 days a week coordination center for transportation security-related operations, incidents, or crises for TSA within the Department of Homeland Security.

The Freedom Center correlates and fuses real-time intelligence and operational information, ensuring unity of command and action in the prevention of, and response to, terrorist-related incidents across all transportation modes, (maritime, land, and aviation).

Occupancy:

- TSIF: Approximately 256 employees.

- Freedom Center: Approximately 450 employees assigned but only 200 – 250 on a daily basis.

Scope of Work

This Statement of Work (SOW) is for complete Operations and Maintenance of the above referenced facilities, ensuring that all required and necessary Project Management, Mechanical, Electrical, Plumbing, and Housekeeping (janitorial, equipment and systems tests/inspections, preventive/predictive maintenance, corrective maintenance/repair, and 24/7 emergency services) are completed to provide a comfortable and safe work environment for the building occupants. The contractor must provide management, supervision, labor, materials, equipment and supplies to ensure satisfactory operation of both facilities.

This SOW also ensures that the building operates in an efficient manner. Freedom Center operational hours; 24/7/365 (normal hours: Monday – Sunday 6:00 am – 6:00 pm), TSIF operational hours: Monday – Friday 6:00 AM to 6:00 PM.

• The contractor must provide 10 days of transition startup services, after the vetting process is completed and prior to full contract performance, to assist transitioning between contractors. The purpose of this phase is to permit a transition that is seamless to the occupants and to assess the condition of the building and incomplete maintenance work at the time of contractor transition. TSA will provide escorting during the transition period during normal business hours only. During this period the Contractor must:

a. Develop an updated building operation plan (if needed).

b. Inspect the condition of all equipment and systems for which the Contractor will assume responsibility. Conduct site assessment of equipment.

c. Review work order history and equipment inventory information.

d. Develop the initial deficiency list report, as described under Section 3.2, subsection “Existing Deficiency Inspection/ Report”.

e. Develop the safety plan in accordance with Section 3.1.5.6.

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

a. The building operating plan (to be submitted 5 working days prior to start of the contract performance).

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

c. The safety plan.

d. The Schedule and updated (final) Staffing Plan (to be submitted during the first week of the transition period) in accordance with Appendix B.

The Contractor must invoice the Government for work completed during the Transition Phase, upon deliverables inspection and acceptance by the Government.

• Space temperature shall be maintained according to ASHRAE guidelines and shall meet or exceed a level of comfort between 70° F and 74° F during the heating season and the cooling season.

• Lighting –the Contractor shall meet the following requirements, "Except where special circumstances exist, premises shall maintain illumination levels at:(a) 50 foot-candles at work station surfaces, measured at a height of 30 inches above floor level, during working hours (for visually difficult or critical tasks, additional lighting may be authorized by the buildings manager);(b) 30 foot-candles in work areas during working hours, measured at 30 inches above floor level;" Exterior lighting to follow the local (Fairfax County/Metropolitan Washington Airport Authority) and state codes for illumination.

Light Bulbs Specifications:

Compact fluorescent lamp types include T5- 16mm 4’, 13w – 2700K and Dulux L 18W FT18DL/835. (Site verification required)

• Ventilation –the Contractor shall meet the following requirements, "During working hours in periods of heating and cooling, premises shall provide ventilation in accordance with ASHRAE Standard 62." ASHRAE 62 states that a minimum of 20 cubic feet per minute (cfm) per person is required in an office space. This satisfies the fresh air requirement;

however, heating and cooling may require significantly more cfm to maintain acceptable temperatures dependent on the amount and type of equipment installed.

• Indoor air/water quality shall be maintained to the most stringent standards – water tests for Legionella (to include all drinking fountains).

• Energy Management Program –water, electric, and gas consumption reduced as part of the contractor’s energy management program. (See section 3.15.2)

• Preventive Maintenance completion in a timely and efficient manner. (See section 3.1.2)

• Landscaping to include snow removal – response to snow emergencies within 4 hours, keep lawn nice and trim bushes (see section 3.14 for detailed requirements)

• The contractor shall be on the job site with the proper trade(s) personnel during all contractor supported efforts.

• The contractor shall provide a full-time project manager (a minimum of 40 hours per week) for each location (See Appendix B). The Project Manager must possess at a minimum at least 5 years of recent (within the past 7 years) federal project management experience in the management and supervision of building mechanical maintenance operations for buildings of the approximate size and characteristics of the buildings to be covered by this contract. The government will review and approve the contractor’s proposed personnel submission for this key contractor positions. These individuals must be full agents of the prime contractor. (See section 3.31).

• Responsiveness to routine work orders within three (3) business days.

• Housekeeping Program – Floors cleaned routinely, no scuff marks on walls or floors, restrooms clean at all times with toilet rolls and paper towels maintained (see section 3.13 for more details)

• Integrated Pest Management – zero tolerance policy for pests, use of “green” products to monitor and control pests, organic exterior applications. (See section 3.13.5)

• Zero safety incidents/Safety Program training plan. (See section 3.1.4)

• Organization of completed tests, inspections, preventive maintenance reports, incident reports, etc., in binders neatly labeled with electronic back-ups. (See section 3.16.1)

Classification Response Time Completion Time Emergency/Mission Critical Within 30 minutes from receipt Arrest Emergency Urgent Within 4 hours from receipt Service Call completed prior to departure Routine N/A Complete within three business days

• Environmental friendliness – complies with “green” products for cleaning/housekeeping, integrated pest management, exterior applications, and follows TSA Environmental Management Systems (EMS) policy for Government. (See section 3.15)

• Elevator Services. (See section 3.7)

• The Contractor must provide key operational personnel (as determined by the Contractor) with portable electronic means to communicate with the Government for service requests, emergencies, status of projects, etc.

• 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.

• The TSIF roof anchor system will require annual inspection per OSHA code by the contactor.

3. Contract Administration

3.1 Other Contracts, Notifications, Risk Plans, Quality Control Plan and Safety Plan

3.1.1 Other Contracts

The Government may undertake or award other contracts or have lease holders, volunteers, or Government employees performing certain work, and the Contractor shall fully cooperate with such others and carefully fit their own work to other work as directed by the COR. The Contractor shall not commit or permit any act which will interfere with the performance of work by another contractor, by a lessee, volunteer or by Government employees. The COR can alter the work schedules of the other contractor, lessee, volunteer, Government employees or the Contractor to avoid possible conflicts. Any such change or failure to make such a change by the COR shall not be the basis for a claim by the Contractor.

3.1.2 Inclement Weather and Holiday Work

The Contractor shall maintain the schedule of services regardless of inclement weather.

Exceptions can be approved by the COR when severe conditions make it impracticable or dangerous to perform the work. Routine services shall be performed on holidays as scheduled in the specifications or as approved by the COR. The Premises are a 24/7/365 operations centers.

Personnel may be recalled to work and/or need to remain on site during a crisis or special event in order to support the facility and its occupants. Such requirements will be coordinated by the COR with as much advanced notice to the Contractor as possible, circumstances (i.e., security threat, terrorist activity) notwithstanding.

3.1.3 Communications Plan and Risk Management Plan

The contractor is to submit a Communications plan to address the status reporting of each item listed on the technical specifications. Indicate method and frequency of reporting based on these specifications (review each specification item for required frequencies of reporting) including, but not limited to CMMS (Computerized Maintenance Management Software), weekly/monthly reports, invoice copies, personnel sign-in logs, daily work reports, test/inspection reports, etc.

Test/inspection reports shall be submitted within a week in which they are conducted with results reported the same day to the Contracting Officer’s Representative (COR).

Include a risk management plan with the communications plan to indicate how the Contractor will address resource/material shortages, force de majeure (Acts of God), subcontractor going out of business, service interruptions, etc. As far as documenting, reporting, and communicating information on the contract, the following items are required under contract:

• Completed log cards shall be placed at each piece of equipment with space for noting the date of last service and any new parts that were installed. Details on the work that was completed shall be indicated on this card.

• For contractors using handheld electronic recording devices, a copy of the data is required to be entered in the on-site computer and an electronic copy is to be sent to the Premises Facility Managers on a weekly basis.

• Regarding the contractor provided CMMS, service data shall be entered into the software after each service call. Also, a bar-coded PM system will be preferred to be in place to track PM work. The CMMS may be a Commercial Off-The-Shelf software, as long as it meets the requirements of the SOW. The contractor’s CMMS shall provide:

• Accountability

• Visibility

• Increase service levels

• Implement and monitor standards

• Risk Mitigation

• Maintenance Task Completions

• Electronic Reporting

• Act as central point of contact for the Government and Building occupants to take service requests.

• Performance Trending.

The Contractor must provide all hardware and software to support and maintain an automated database of building maintenance and repair activities using a CMMS.

The contractor’s CMMS shall be a contractor stand-alone onsite software to be maintained in a contractor’s computer not configured to the DHS/TSA network. The Contractor must use the CMMS to identify, control, track, and schedule preventive maintenance work, service requests, and equipment inventory. The Contractor must track historical maintenance and repair activities (including tasks, man-hours, materials, and other costs associated with work completion) for each work order received during the performance of the contract. All work done by the Contractor must be accomplished under a CMMS work order. The Contractor will be required to transfer all data from the CMMS system database to the Government at least annually, on a date specified by the COR. In addition, the COR may require the Contractor to transfer data on up to 3 more occasions per year. All data is to be delivered via CD, MS Word, Excel and/or PDF Format. Contractor must provide reports to the COR as requested and in a format and media as requested. The CMMS shall be utilized by the contractor only (the Government does not need access to the system). However, the Government retains ownership of all information and other materials received or developed by the Contractor in support of this contract at all times.

The Contractor must respond to service requests and initiate corrective actions and identify any repair requirements during normal working hours. The Contractor must respond to emergency service requests and callback response work requests at all times. The Government may transmit work orders to the Contractor for service request or emergency service request and callback response orally, by e-mail, by creation of a work order by a Government employee or representative, or by generating an automated work order. The Contractor must respond promptly to conditions indicating deficiencies in environmental conditioning, lighting, or condition of the facility or equipment. The Contractor must respond immediately upon receipt of notice of any condition that may negatively impact the operation of the facility.

• All subcontractors, service technician shall sign a log when entering and leaving the facilities. This log shall be maintained by the contractor.

• A forms-based service ticket will be required. This includes a complete task sheet listing the equipment serviced and explaining exactly what was done for every scheduled service call along with recommendations for improvements, repairs, and replacements. At minimum, one copy shall remain with the Government Facility Manager (preferably in a ring binder) and one with the contractor.

• Measurements, such as motor amps and volts, temperatures, and pressures will be required to be taken and documented for each piece of equipment, either on the equipment’s log card or on a separate service sheet. This data shall be used to observe how the measurements change over time, thus helping to predict or reveal problems affecting efficiency and reliability.

• All personnel whether subcontractor or contractor shall report any safety hazards or possible environmental quality problems directly to the Government Facility Manager.

• A copy of any test analysis results, such as oil analysis (chillers/compressors in accordance with the equipment manufacturer’s manual), water treatment analysis, or boiler combustion analysis, etc. shall be provided to the Government Facility Manager for review.

• A bi-weekly meeting with the contractor and Government Facility Manager will be held to go over the objectives and to let the contractor know how they are doing in regards to the quarterly report card. The Government Facility Manager will be responsible for taking the meeting minutes and will distribute the final meeting minutes with any corrections to all required parties.

Reporting

Task/Issue Report: Contractor shall identify tasks or issues as to their status for any services under this SOW. Status shall be identified as: Working, Pending or Completed with a narrative explanation. This report is due weekly.

Preventive Maintenance Plan: The Contractor shall provide a Preventive Maintenance Plan which incorporates a daily, weekly, monthly and annual preventive maintenance schedule for all systems and their components. The plan shall address the Contractor’s approach and schedule for conducting the appropriate maintenance and testing for mechanical, electrical, plumbing and other miscellaneous systems and components. In addition, the plan shall identify warranty information on all systems within the facility and their components or parts. The plan should detail fallback plans in the event the equipment must be taken off-line or out of service and must be approved by the COR.

Major Replacement/Repair Report: Contractor shall identify any projected equipment replacement/repair necessary for the following quarter to ensure scheduled downtime

(if any) is identified.

Special Events Report: Contractor shall report on any special events, which will impact or require additional facility management attention as soon as known. Details of this report content will be coordinated with the COR.

3.1.4 Quality Control Plan

The contractor is to submit a Quality Control plan indicating methods to ensure materials and work conducted meet or exceed quality requirements in the specifications. Issues or Deficiencies raised shall be addressed immediately with no impact to the Government. A Quality Assurance Assessment will be conducted by the COR to ensure that the Contractor is following the quality requirements of the specifications (see section on “Government Quality Assurance Assessment” for more details). Any materials or building components observed damaged shall be tagged with date, time, name of person and contact, and details of damage with individual reporting this immediately to the COR.

3.1.4.1 The Contractor shall establish a complete quality control program to assure the requirements of the contract are provided as specified. This program shall be submitted annually (5 business days prior to start of new option periods, as applicable) and shall include but not be limited to, the following:

a) A system for identifying and correcting deficiencies in the quality of services before the level of performance becomes unacceptable and/or the Government inspectors point out the deficiencies.

b) A file of all inspections conducted by the Contractor and corrective actions taken. This documentation shall be made available on demand or on a scheduled basis to the Government during the term of the contract.

c) Procedures for documenting and responding to service calls and Government complaints.

d) A training program to ensure all employees meet the contract requirements.

The Contractor shall designate a coordinator for the overall quality control program.

3.1.4.2 The Contractor shall maintain a record of all Quality Control Inspection

Reports conducted by the Contractor inspectors and shall furnish copies monthly to the COR. This daily record of inspection shall cover all work items scheduled to be performed, shall be signed by the Quality Control Inspector and shall include the following items as a minimum:

(a) Inspector's name

(b) Facility location

(c) Date

(d) Weather conditions

(e) Time in/out of facility area

(f) Items inspected

(g) Defects encountered

(h) Corrective actions taken

(i) Safety violations

(j) List of damaged, inoperable, or vandalized equipment

3.1.4.3 Quality Assurance

The Government will monitor the Contractor's performance in each functional area under this contract and reserves the rights to use whatever additional surveillance procedures are deemed appropriate. If the Contractor fails to perform according to the deliverables, a Notification of Contract Deficiency or Contract Deficiency Report will be issued by the CO. The Contractor shall explain, in writing, why performance was not satisfactory and how recurrence of the problem will be prevented in the future.

TSA intends to monitor and evaluate the Contractor's performance based on any or all of the following methods:

Periodic Surveillance Inspections: This method consists of selected surveillance tasks by the Government that do not require 100 percent inspection, or are performed on a random basis. The COR will evaluate the Contractor’s reports, surveys, etc. on a weekly, biweekly, -monthly, or quarterly basis.

Government Interviews: All Government concerns received through the COR will be documented and evaluated on a planned schedule developed by the COR. This method may help the COR focus on areas that may require further action from the CO.

Service Request Documentation: This method of surveillance will provide information to the COR, such as identification of the types of service requests received, the frequencies of service requests, corrective action taken, timeliness of completion, and any other pertinent data. At a minimum, this method must be performed on a monthly basis.

Government Satisfaction Surveys: TSA conducts surveys for one-third of TSA’s Governments in Government-owned and leased buildings. These surveys gather important data in many areas, including specific categories pertaining to the operation and maintenance of TSA's buildings. The surveys provide the COR with satisfaction scores that can be further evaluated to determine if there are any weaknesses within the various programs. There are various measures that can be taken, such as reviewing the survey’s comments, obtaining further feedback from the Governments, or sharing the scores with the Contractor to establish a plan of action.

The Government reserves the right to alter or change the type of inspection plan at its discretion at any time, and to make deductions accordingly. Shall the Contractor fail to satisfactorily perform any routine service (i.e. litter pickup, trash removal, restroom cleaning, etc.) that is required on a daily basis or at a -specific time, a deficiency notice will be issued.

TSA uses the Contractor Performance Assessment Reporting System (CPARS) or similar performance measuring system to formally evaluate the Contractors performance. Evaluations are generally conducted annually or more frequently on or about the anniversary date of the contract and also at the end of the contract period.

3.1.5 Safety Plan

3.1.5.1 The contractor shall submit a quarterly safety/incident report. This shall include the number of “lost day cases” for that period. As part of the safety plan, the contractor shall submit weekly reports that regular safety meetings are held with its staff technicians. The contractor shall provide all personal protective equipment (PPE) such as harnesses, hardhats, safety glasses, and breathing protection, and all contractor personnel are to be trained and qualified in their use. Certified training/licensing documents for each associated task are to be provided with the safety plan along with MSDS sheets. Indoor air/water quality monitoring shall also be included in this plan.

3.1.5.2 The contractor shall also provide the following safety training (but not limited to):

ARC Flash Training Blood borne Pathogens Chemical Handling Confined Space Safety (The contractor must identify and label all confined spaces in accordance with OSHA requirements.)

Drug and Alcohol Abuse Electrical Safety including NFPA 70E Fall Protection (The contractor shall develop fall protection procedures for work on areas at elevation. The contractor shall ensure fall protection equipment is provided to their employees and that employees are adequately trained)

Fire Safety First Aid Lifting Equipment Hazard Communication Heat stress Lock-out/Tag-out (The contractor must develop a lock-out/tag-out program. This program must include all anticipated energy sources, including but not limited to, electricity, steam, pressurized fluids, and mechanical energy. The contractor must communicate the lock-out/tag-out program to all other affected contractors.)

Defensive Driving

MSDS

OSHA Inspection Personal Protective Equipment Respiratory Protection Static Electricity Workplace violence

3.1.5.3 The Contractor shall follow the TSA’s Environmental Management System

Directive: MD 2410.1 to ensure that all environmental laws are being enforced on the facilities. The OSHE Spills Policy addresses chemical spills and clean up procedures. This EMS Directive includes but is not limited to:

Federal Facility Compliance Act of 1992 Hazardous Transportation Act of 1990, as amended Emergency Planning and Community Right to Know Act of 1986, as amended.

Comprehensive Environmental Response, Compensation, and Liability Act of 1980, as amended Toxic Substances Control Act of 1976, as amended Safe Drinking Water Act of 1974, as amended Federal Insecticide, Fungicide and Rodenticide Act of 1972, as amended Federal Water Pollution Control Act of 1972, as amended Clean Air Act of 1970, as amended National Environmental Policy Act (NEPA) of 1969, as amended

Under the TSA’s Environmental Management System (EMS) the Contractor shall establish a Green Procurement Program and submit a plan to enforce this Directive with all sections of this contract. This includes but is not limited to:

Facilities, Electronics, Office Supplies, Copy Paper, Cleaning Products, Painting Products, Landscaping, and Pest Management.

3.1.5.4 TSA Form 2401 shall be used when the following occurs:

Investigating, in accordance with TSA MD 2400.1, a report given orally or in writing by an employee of an unsafe or unhealthful working condition.

Investigating, in accordance with MD 2400.1, a mishap resulting in an injury, illness, or property damage; or an incident that, if not investigated, could lead to a mishap.

Create report, in accordance with TSA MD 2400.1.

3.1.5.5 Permit and Licenses

The Contractor shall, at his/her own expense, obtain any and all licenses or certifications required to perform the contract as well as the operating systems and equipment required to be maintained in this contract. All original permits and licenses are to be filed with the on-site Facility Manager.

3.1.5.6 Additional Safety and Security Requirements

Work shall be performed in a safe manner. If the Contractor fails or refuses to promptly comply with safety, security requirements, or manufacturer’s installation instructions, the COR may issue an order stopping all or part of the work until satisfactory corrective action has been taken. No part of the time lost due to any such stoppage shall be subject to claim for extension of time or for excess costs or damages to the Contractor. Also, the Contractor will not be paid for work not performed as a result of the stop order. The Contractor shall comply with all current Environmental Compliance Regulations, provisions of the Occupational Safety and Health Act (OSHA) and GOVERNMENT’s Environmental Management System Policy. The Contractor shall submit a written safety plan (in accordance with TSA Management Directive No 2400.1 “Occupational Safety and Health Program) before the contract begins and an Activity Hazard Analysis (AHA) prior to commencing work on any delivery order or other payment method.

3.1.5.7 Accident Reporting

The Contractor shall maintain an accurate record of, and shall report to the COR, in the manner and on the forms prescribed by the COR, all accidents within 24 hours of the occurrence.

3.2. Building Operating Plan

A final building operating plan outlining their operating and general maintenance procedures for all major building equipment and systems shall be submitted 5 working days prior to start of contract performance. If the proposed building operating plan needs to be revised, the contractor shall ensure submission is completed 5 working days prior to start of contract performance. The Contractor must execute the contract requirements in accordance with the approved building operating plan. The Contractor must coordinate with the COR in developing the components of the plan.

The building operating plan must be submitted as an electronic file (MS Word or searchable PDF) and two hard copies with regular updates that reflect current personnel, subcontractors, equipment, systems, and operating procedures. The Contractor must annually review and update the building operating plan and submit an electronic file (MS Word or searchable PDF) and two hard copies of the complete updated building operating plan on the anniversary of the contract start date of each contract year.

Components of the Building Operating Plan:

1. Contact information (local and corporate).

2. Standard operating procedures for operating building systems, to include as a minimum:

a) Startup and shutdown times and procedures relative to various environmental conditions.

b) Peak load demand management procedures (if applicable).

c) Other operating strategies to maximize efficiency and minimize energy consumption.

d) Descriptions of major mechanical equipment and sequences of operations for equipment systems.

e) Locations of all major utility shutoffs, including gas, electric, and water.

f) Locations of all electric rooms and a narrative of the areas served by each.

3. Tour procedures.

4. Maintenance schedules, procedures, and a reference to which preventive or predictive maintenance standards or guides the Contractor will use.

5. List of test equipment to be maintained onsite to support troubleshooting, sensor calibrations, etc.

6. A description of how building equipment data is maintained and updated in the CMMS.

Service request and repair procedures, to include staffing and procedures for the service request function, if applicable.

7. Reference the location or incorporate contingency plans for:

a) Loss of the Contractor’s onsite personnel (i.e., strike, walkout, injury, abrupt resignation).

b) Civil disturbance or other major security threat.

c) Natural disasters, bombing, or other event that damages the building’s structure or utilities.

d) Floods, including flooding caused by plumbing breaks.

e) Hazardous materials leaks or spills.

f) Utilities.

g) Inoperability and impairment of fire protection and life safety systems (including fire watch and impairment procedures (e.g., red tags, etc.).

h) Other contingency plans as necessary to support the Government’s continuity of operations planning for the site.

8. Description of Air Quality Management District and other environmental regulatory requirements (e.g., which rules apply to equipment in the building, which permits are necessary, inspection and certification requirements, etc.).

9. Description of demand response or utility curtailment programs in which the building participates, to include communications protocols and curtailment activities.

If the Contractor fails to submit a satisfactory building operating plan 5 work days prior to start of contract performance, the Government may suspend payments until a satisfactory plan is submitted.

3.2.1 Building Engineer and Maintenance Engineer:

3.2.1.1 Building Engineer - Qualifications:

The Building Engineer shall either:

Have completed a minimum of 10 years certified plant maintenance engineer

(CPE) training, CPMM (Certified Plant Maintenance Manager), or possess active trade credentials from the International Facility Managers Association (IFMA) or Association of Facilities Engineering (AFE);

In addition, the Building Engineer shall possess facilities management or facilities technician experience directly dealing with and operating commercial level “Class A” facilities electrical, mechanical, plumbing, HVAC, HAZMAT and planned preventative maintenance systems and sub-systems; or Equivalent qualifications.

In addition, they shall:

Possess knowledge of fire codes (e.g. Federal, state, local and MWAA standards), Health and safety (OSHA) and building codes (e.g. Uniform Building Codes and International Building Codes);

Have the ability to read, interpret and act according to building/plant blue prints/schematic drawings;

Possess basic computer skills and the ability or aptitude to operate “building control” computer operated programs/software;

Know the contractor preferred CMMS software efficiently to manage inventory, log in service tickets, schedule preventive maintenance, input equipment data and track ongoing work efficiently and effectively;

3.2.1.2 Building Engineer - Performance requirements:

The Contractor Building Engineer is required to provide the necessary services on-site to help sustain the building’s overall profitability by addressing tenant comfort, equipment reliability, and efficient operation 24/7/365. This is a full-coverage service contract which provides 100% coverage of labor, parts, and materials as well as emergency service. They shall oversee all physical and plant operations to include monitoring, predictive maintenance, preventive maintenance, corrective maintenance, repairs and 24/7/365 emergency service for the entire facility including outside perimeter, Security gates, guard booth, the perimeter fence system(s), parking lot areas and the facility’s electrical/mechanical/plumbing equipment. The Building Engineer or Maintenance Engineer shall be onsite at all times during normal hours.

Normal Hours are: Freedom Center: Monday through Sunday 6:00am – 6:00pm.

TSIF: Monday through Friday 6:00am – 6:00pn.

In addition, the Project Manager shall manage all subcontractor personnel and be the primary point of contact (POC) for enforcing the requirements under this contract. However, the Building Engineer will serve as alternate during the absence of the Project Manager.

3.2.1.3 Deliverables:

Daily and Weekly Status reports Preventive Maintenance completed with signed forms in a binder Occupant/Building Issues logged into CMMS daily Calendar of weekly PM and test schedules Service Interruption Forms signed with Risk Analysis Inventory List to include major equipment, stock supplies, materials and associated parts for replacement/repair.

Safety Program Binders with weekly toolbox meeting minutes, training logs for all personnel, applicable permits, MSDS sheets, Emergency Evacuation procedures, copies of licenses/certifications for electricians/mechanics, etc.

Certificates of insurance kept current on file for the Contractor and all subcontractors

Water testing reports Testing/Inspection reports Life Cycle Cost Analysis Permits and Licenses Service Interruption Form with Risk Analysis

3.2.1.4 Maintenance Engineer - Qualifications:

The Maintenance Engineer shall either:

Have completed a minimum of 10 years certified plant supervisor (CPS) training, or possess active trade credentials from the International Facility Managers Association (IFMA) or Association of Facilities Engineering (AFE);

Possess management or facilities technician experience directly dealing with and operating commercial level “Class A” facilities electrical, mechanical, plumbing, HVAC, HAZMAT and planned preventative maintenance systems and sub-systems; or

Equivalent qualifications.

In addition, they shall:

Possess knowledge of fire codes (e.g. Federal, state, local and MWAA standards),Health and safety (OSHA) and building codes (e.g. Uniform Building Codes and International Building Codes);

Have the ability to read, interpret and act according to building/plant blue prints/schematic drawings;

Possess basic computer skills and the ability or aptitude to operate “building control” computer operated programs/software; and

Shall be a US citizen, submit and pass a background investigation and obtain a “secret” clearance.

3.2.1.5 Maintenance Engineer - Performance requirements:

The Maintenance Engineer will act as the secondary lead when the Building Engineer is not available on site to respond to emergency repairs, conduct predictive/preventive maintenance, manage subcontractor personnel, etc.

3.2.1.6 The Building Engineer and Maintenance Engineer shall also maintain the following:

Where equipment is under warranty, the equipment manufacturer’s representative/technician shall be responsible for necessary preventive maintenance and repair (where non manufacturer’s preventive maintenance will void the warranty).

The Contractor shall conduct a life cycle and cost analysis to see if any equipment under warranty shall be extended or be factored into life cycle analysis.

A list of all subcontractors is to be submitted by the Contractor with a signed agreement by all subcontractors specifying that they abide by all contract requirements.

The contractor will be back charged when they fail to respond to an emergency within the agreed-on time period stated in this contract, causing GOVERNMENT to call in another firm to handle the problem.

The Contractor shall be responsible to the Contracting Officer’s Representative (COR) and ensure necessary work services are prioritized properly.

The Contractor shall develop inspection, preventive maintenance and corrective maintenance procedures, which shall be followed after approval from the COR. These shall provide for the oversight and maintenance (as necessary) of planned plant-wide facility maintenance of machinery and equipment to include changing filters and minor repair of lighting and or lighting fixtures in accordance with standard generally accepted engineering and safety practices. The Contractor is responsible to correct, prevent or minimize emergency repairs for all equipment.

The Contractor shall be responsible for the safe and efficient operation and/or maintenance of the following list given as a reference to help the Contractor (Note: It will be the responsibility of the Contractor to obtain all equipment information during site visit walkthroughs:

Plant heating and air conditioning (HVAC) system (see mechanical systems section 3.3 );

Building automated system

Chiller equipment and total chiller systems (see mechanical systems section 3.3 );

Waste water disposal systems and sub systems (see mechanical systems section 3.3 );

The plant electrical generators (see electrical systems section 3.4 );

All UPS units (approximately 480 batteries for UPS units at Freedom Center). All equipment must be site verified by all vendors;

Electrical switchboard system and sub systems (see electrical systems section 3.4 );

Primary and secondary power distribution systems (see electrical systems section 3.4);

Lightning protection system (see electrical systems section 3.4 );

Shredders (see electrical section 3.4)

Electrical Feeds to the baggage handling testing equipment only (see electrical systems section 3.4)

Interior Lighting (see electrical section 3.4);

Plumbing Systems (see Plumbing Systems section 3.5);

Emergency eyewash station (see Plumbing Systems section 3.5);

Fitness equipment (see Fitness equipment section 3.6 );

Kitchen/deli equipment (see Kitchen/deli equipment section 3.8);

Fire alarm/sprinkler systems (see Fire Alarm System section 3.9 );

Fire alarm monitoring system (see Fire Alarm System section 3.9 );

Telecommunications (rack systems) –see Telecommunications section 3.10;

Facility Public Address/ Audio Visual System (PA/AV) – see Public Address and Audio Visual System section 3.11 );

The interior and exterior structural integrity and preservation repair and

Replacement to include flooring repair, and repair of ceiling tiles (See Exterior and Interior Finishes/Components Maintenance 3.12);

Window treatments (See Exterior and Interior Finishes/Components Maintenance 3.12)

Interior Finishes (See Exterior and Interior Finishes/Components Maintenance 3.12)

Housekeeping (see Housekeeping section 3.13);

Landscape and grounds maintenance (see Landscape and Grounds Maintenance section 3.14 );

Indoor Air/Water Quality (see Environmental Management System section 3.15);

Energy and Environmental Management System (see Environmental Management System section 3.15);

Inventory (see Inventory Management section 3.16)

Furniture Relocation (see Move Services section 3.17)

Overhead Doors (see Overhead Door section 3.18)

Security Front Barrier (see section 3.14.4)

The Contractor shall be responsible for coordination and oversight of approved vendor, contractor, or manufacturer services or repair of plant equipment, systems or subsystems.

3.2.1.7 The following items are excluded from this Statement of Work:

Security system including readers and associated components

All Cargo, Passenger Screening and baggage handling testing equipment (TSIF)

Vending Machines

Copiers/Printers

Telecommunications equipment and cabling

AED kits

Roof Repairs (Excluded at Freedom Center only)

Exterior Finishes (Outside of Building), except for the Chiller Plant, (Excluded at Freedom Center Only).

Asphalt Surface (Excluded at Freedom Center only). However, it should be noted that the contractor will be responsible for cleaning and striping of parking lot, green areas, sidewalks, and exterior lighting.

Audio/Visual Equipment testing and emergency repairs - including projectors, projector screens, TVs, controls, and associated components.

(Excluded at Freedom Center).

Rekeying offices.

Furniture Repairs.

The Contractor shall perform technical work in accordance with applicable publications.

They include but are not limited to:

MANUFACTURER'S RECOMMENDATIONS:

Operating Manuals Repair Manuals Maintenance Manuals Installation Instructions

INDUSTRIAL STANDARDS AND CODES (Latest Editions):

Underwriter's Laboratories, Inc.

National Electrical Code National Warm Air & Air Conditioning Association National Association of Fan Manufacturers National Fire Protection Association American Society of Heating, Air Conditioning & Refrigeration

Institute Sheet Metal Manufacturers Air Moving and Conditioning Association American Welding Society American National Standards Institute American Concrete Institute Portland Concrete Association Asphalt Institute American Institute of Steel Construction National Association of Architectural Metal Manufacturers Architectural Aluminum Manufacturers Association The Aluminum Association American Society for Testing and Materials Flat Glass Marketing Association American Association of Nurserymen, Inc.

OSHA Safety Standards

3.2.2 Damage to Government Property

The Contractor shall use reasonable care to avoid damaging buildings, equipment, vegetation, and other Government property. If the Contractor's failure to use reasonable care causes damage to or loss of any of this property, the Contractor shall replace or repair the damage, at no cost to the Government, as the COR directs. If the Contractor fails or refuses to make such repairs or replacement, the Contractor shall be liable for the cost, which will be deducted from the contract price.

3.2.3 Existing Deficiency Inspection/ Report

The Contractor and the COR shall 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 Statement of Work (SOW). The purpose of this inspection shall be to discover and report all existing deficiencies that may exist in the equipment and systems covered by this SOW, 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 existing 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.

The Contractor must submit an initial deficiency list report during the startup phase of the contract to the COR or designee. Deficiencies discovered after the submission of the initial deficiency list report will not be considered pre-existing for purposes of this contract, unless 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.

3.2.4 Monthly Progress Reports

On a monthly basis, not later than the 5th working day of the subsequent month, the Contractor must submit to the COR or designee a monthly progress report describing the status of maintenance and operations as of the last day of the performance month. This report must include:

1. Status of all work orders that are deferred or otherwise incomplete (itemized list).

2. Summary of work orders completed during the month (summarized data does not need to be itemized by each work order) attached to the monthly report copies of reports from major maintenance activities (e.g., boiler or chiller annual maintenance, electrical testing, fire protection and life safety systems, etc.).

3. Explanation of any equipment, designed to be controlled by the BAS, operating in manual mode as of the end of the performance month, and of any other overrides to sequences of operations in effect as of the end of the performance month. Reference CMMS work orders.

4. Operating schedule changes (manual or programmed).

5. Itemization of all additional services and reimbursable work performed during the performance month or continuing to be in progress. Provide work status and expected completion date for all such work continuing in progress. Reference CMMS work orders.

6. Review of energy performance trends as of the end of the performance month and description of likely causes of significant changes from the same month 1 year prior (if applicable).

7. Explanation of any significant deviations from facilities operations & maintenance industry performance standards (if applicable).

8. Description of corrective actions being taken resulting from findings of water treatment lab reports, major maintenance reports, or other reports. Reference CMMS work orders.

9. Description of any operational or maintenance issues opened longer than the required timeframe as described in this statement of work, to include tenant complaints that derive from unresolved maintenance issues. Reference CMMS work orders.

10. Description of any lost time accidents or other safety problems, including incidents involving hazardous materials that occurred during the performance month.

11. Copies of quality control inspections performed during the month attached to the report. If this is documented using the CMMS, attach a CMMS printout of QC inspection work orders.

12. Miscellaneous hours used for the month. If this is documented using the CMMS, attach a CMMS printout.

13. List of major equipment out of service, including the date and time with estimated completion date. If this is documented using the CMMS, attach a CMMS printout of QC inspection work orders.

14. Copy of arrival and departure reports.

3.2.5 Equipment Condition Assessment

During the performance of the requirements of this contract the Contractor must note the condition and efficiency of building equipment and systems on an ongoing basis. Any equipment or systems that the Contractor determines are reaching the end of their life cycle must be brought to the attention of the COR or designee. When requested, the Contractor must complete and submit to the COR or designee an itemized equipment condition assessment with their recommendation for equipment or system upgrades or replacements, including a text description of each recommended upgrade or replacement and their estimate of project cost.

The equipment condition assessment reports must be produced in Word, Excel, or PDF format, as directed by the COR, and submitted electronically as an e-mail attachment as well as in hardcopy delivered to the COR or designee.

3.2.6 Tours/Operating Logs and Tour Check Sheets

The Contractor must tour major building equipment at set frequencies. Log sheets associated with major operating equipment must be completed at the time of tours. At the commencement of contract performance, CORs may direct the Contractor to include on the log sheets established design condition numbers for reference against actual readings at the time tours are performed.

Paper log sheets need not be used for equipment monitored and data logged by the BAS, if such monitoring and data logging provides a sufficient database of operating data to allow for analysis of trends in equipment performance and troubleshooting. The Contractor must document all tours completed.