PWS_Sections_A-K_-_ID04140085_-_rev1.doc

SOLICITATION NUMBER: ID04140085

SERVICE:

BUILDING OPERATIONS AND MAINTENANCE AND RELATED SERVICES

LOCATIONS:

John A. Campbell USCH, Mobile AL

Mobile Federal BLDG

GSA Combined Parking Facility, Mobile AL

Hannah House, Mobile AL

PERIOD OF PERFORMANCE:

Startup/Transition: 1 Oct 2014 – 31 Oct 2014

Base Year:

1 Nov 2014 – 30 Sep 2015

Option Year 1:

1 Oct 2015 – 30 Sep 2016

Option Year 2:

1 Oct 2016 – 30 Sep 2017

Option Year 3:

1 Oct 2017 – 30 Sep 2018

Option Year 4:

1 Oct 2018 – 30 Sep 2019 SOLICITATION ISSUE DATE: 22 Jul 2014

OFFER RECEIPT DATE and TIME: 22 Aug 2014 4:00 P.M. CST

NOTE: Summary of changes begins on page 2.

Summary of Changes

SOLICITATION TABLE OF CONTENTS

(Sections A through M)

11A.

SOLICITATION/CONTRACT FORM

A.1. Standard Forms

B. SERVICES, ORDERING AND PRICES

B.1. Description Of Services B.2. Reserved B.3. Over and Above O&A) Services B.4. Pricing Of Options For Contract Services b.5 PRICE SCHEDULE

C. DESCRIPTION/SPECIFICATION/STATEMENT OF WORK

introduction C.1. Scope Of Work C.1.1 The Contractor Shall (Management, Supervision, Labor, Materials, Equipment, and Supplies) C.1.2 The Contractor Shall:

C.1.3 Excluded from this scope are:

C.2. Definitions C.2.1 Acceptance C.2.2 Above Standard Services C.2.3 Acts Of God C.2.4 Advance Meters C.2.5 Advance Metering Systems C.2.6 Approval C.2.7 Architectural and Structural C.2.8 Basic Services C.2.9 Building C.2.10 Building Automation System (BAS) C.2.11 Building Operating Plan C.2.12 Calendar Days C.2.13 Commissioning C.2.14 Commissioning (Ongoing) C.2. 15 Computerized Maintenance Management System (CMMS) C.2.16 Consumable Parts C.2.17 Contracting Officer (CO) C.2.18 Contracting Officer Representative (COR) or Designee C.2.19 Contract Award Date C.2.20 Contract Services Start Date C.2.21 Contract Phase-in/ Transition Period C.2.22 Contractor C.2.23 Contractor’s Other Than Normal Working/Duty Hours C.2.24 Controls and Control System C.2.25 Critical Equipment C.2.26 Defective Services C.2.27 Emergency C.2.28 Emergency Callback C.2.29 Environmentally Sustainable C.2.30 Existing Deficiency List Report C.2.31 Exterior C.2.32 Federal Holidays C.2.33 Federal Executive Holiday, Unanticipated C.2.34 Fire Protection and Life Safety Systems C.2.35 GSALink C.2.36 Guiding Principles for Sustainable Existing Buildings C.2.37 GSA Green Purchasing Program (GPP) C.2.38 Government Furnished Equipment (GFE) C.2.39 Reserved C.2.40 Maintenance Repair C.2.41 Miscellaneous Work C.2.42 Modification of Contract C.2.43 Negligence C.2.44 Non Agency Specific Equipment C.2.45 Non-Reimbursable Repair C.2.46 Normal Working Hours C.2.47 Occupant Emergency Plan (OEP) C.2.48 Open System C.2.49 Operations C.2.50 Over & Above Services C.2.51 Performance Based Contracting C.2.52 Performance Work Statement (PWS) C.2.53 Phase in C.2.54 Phase out Transition Period C.2.55 Predictive Maintenance C.2.56 Preventive Maintenance (Scheduled and Unscheduled) C.2.57 Product Preference C.2.58 Quality Assurance Surveillance Plan (QASP) C.2.59 Quality Control Plan C.2.60 Repair C.2.61 Reimbursable Repair C.2.62 Sequence of Operations C.2.63 Service Request C.2.64 Standard Services C.2.65 Stewardship C.2.66 Supervisor, On-site C.2.67 Technical Proposal C.2.68 Tour C.2.69 Vertical Transportation Systems C.2.70 Watch C.2.71Acronyms C.3. References C.4. Existing Deficiency Inspection/Initial Deficiency List C.4.1 Initial Inspection C.4.2 Initial Deficiency List C.5. Startup Phase/Transition Phase C.5.1 Transition Phase Startup C.5.2 Start up Phase Schedule C.6. Phaseout Transition PerioD C.7. Punch List CompLetion And Withholding Of Final Payment C.8. General And Administrative Requirements - staffing C.8.1 Minimum Staffing and Ability to Contact and Communicate with the CO or their designee C.8.2 Contractor Communication Equipment C.8.3 Onsite Records C.8.4 Service Request and Administrative Support C.8.5 Use of CMMS C.8.6 Quality Control Program C.8.7 Government Quality Assurance Program C.8.7.1 Contract Performance C.8.7.2 Methods C.8.7.3 Records and Files C.8.7.4 Cooperation – Inspections C.8.7.5 Contractor Performance Assessment Reporting System (CPARS) C.9. Building Operating Plan (See attachment j.7) C.9.1 Building Operating Plan C.9.2 Reserved C.10. Equipment Inventory (SEE Attachment J.16) C.10.1 Occupant Agency Program Equipment C.11. Monthly Progress Reports (See attachment j.6) C.12. Performance Evaluation And Review C.12.1 General:

C.12.2 GSA/Contractor Meetings:

C.12.3. GSA/Contractor/Tenant Meetings:

C.13. Equipment Condition Assessment C.14. reserved C.15. Reference Library C.16. Review Of Design Documents C.17. Building Management Support Services C.18. Inspection Assistance For Space Buildouts C.19. Emergency Shutdown Instructions And Tour Checklists C.20. Labeling of Electrical Circuits C.21. Operational Requirements C.21.1 General C.21.2 Reserved C.21.3 Continuity Of Operations (Coop) C.21.4 Emergency Operating Plan C.21.5 Tenant Environment C.21.6 Energy and Water Efficiency (See Attachments J.11 & J.13) C.21.7 Reserved C.21.8 Normal Tenant Working Hours C.21.9 Building Information C. 22. System Performance Standards Or Procedures C.22.1 Smart Buildings (Federal Building AL0076AB and John A. Campbell CT AL0039AB) C22.2 Integrated Building Systems C.23. Service Requests C.23.1 General C.23.2 Emergency Service Request C.23.3 Emergency Call Back (after hours) C.23.4 Urgent Service Request Response C.23.5 Routine Service Request Response C.23.6 Overtime Services C.24. Tours C.24.1 General C.24.2 Operating Logs and Tour Check Sheets C.24.3 Tour Frequencies C.24.4 Condensate Drip Pans C.24.5 Monitoring Of Central Plant Equipment C.25. Demand Response Programs C.26. Reserved C.27. BAS Alarm Response C.28 Advance Metering Program (AMP) C.28.1 Verification and Calibration C.29. Protection And Damage C.30. Negligence C.31. Key Control C.31.1 Locksmith Services C.32. Disruptive Or Hazardous Tools C.33. Disruption To Utilities, Lighting, Or Space Conditioning C.34. Plumbing and Restrooms C.35. Maintenance Program C.35.1 General C.35.2 Maintenance Standard C.35.3 Application of Diagnostic Software C.35.4 BAS Control Systems C.35.5 Smart Building Technology (Federal Building AL0076AB and John A. Campbell CT AL0039AB)(See Attachment J.8) C.35.6 Reserved C.36. Water Treatment C.36.1 General C.36.2 Tolerances C.36.3 Initial Report and Development of Program C.36.4 Cooling Tower Management Plan C.36.5 Corrosion Monitoring C.36.6 Monthly Testing C.37. Diesel Fuel, Oil Analysis And Oil Changes C.37.1 Periodic Oil Analysis C.37.2 Oil and Refrigerant Additives C.37.3 Generator Oil C.37.4 Diesel Fuels C.38. Lamps And Ballasts C.39. Architectural And Structural Systems Maintenance C.39.1 General C.39.2 Maintenance and Repair C.39.3 Repair and Replacement Work C.39.4 Painting C.39.5 Interior Signage and Directories C.39.6 Finishes Maintenance C.39.7 Historic Building Preservation C.39.8 Vertical Transportation and Associated Elevator Equipment C.39.9 Flag Procedures C.40. Repairs C.40.1 General C.40.2 Non-Reimbursable Repairs C.40.3 Reimbursable Repairs C.40.4 Miscellaneous Work C.40.5 Repair Shared Liability Example Immediately upon identification of a reimbursable repair, the Contractor shall create a work order in the CMMS and defer it by putting it in a “hold” status.

C.40.6 Approval of Work C.40.7 Invoicing C.40.8 Ordering Repairs from Outside Source C.40.9 Force Majeure (Uncontrollable Events) C.40.10 Warranties C.40.11 Quality of Materials and Replacement Parts C.41. Safety And Environmental Management C.41.1 General C.41.2 Scheduling and Recordkeeping C.41.3 Refrigerants C.41.3.1 Control and Certification C.41.3.2 Certified Handlers C.41.4 Air Quality Management District (AQMD) Operating Permits C.41.5 Fuel Storage Tanks C.41.5.1 Underground and Above Ground Storage Tanks C.41.5.2 Underground Storage Tanks C.41.5.3 Who Needs to be Trained C.41.6 Reserved C.41.7 Polychlorinated Biphenyl (PCB) Control C.41.8 Facility Hazards C.41.8.1 Hazardous Waste C.41.9 Workplace Safety C.41.10 Electrical Safety C.41.11 Fall Protection C.41.12 Powered Platforms C.41.13 Lockout/Tagout C.41.14 Confined Spaces C.41.15 Asbestos Management C.41.16 Hazardous Materials

C.41.16.1 MSDS

C.41.16.2 Reserved C.41.16.3 Environmental Report C.41.16.4 Reserved C.41.16.5 Reserved C.41.16.6 Reserved C.41.17 Boiler/Pressure Vessel Operation and Inspection Standards C.41.17.1 Boiler operation and Inspections C.41.17.2 Inspections and Tests C.41.17.3 Backflow Prevention Devices C.41.17.4 Potable Water Systems C.41.18 Labeling and Signage C.41.19 Roof Anchorage Points C.42. Fire Protection And Life Safety Equipment And Systems C.42.1 General C.42.2 Fire Alarm System Services C.42.3 Fire Alarm System Testing C.42.4 Fire Alarm System Maintenance C.42.5 Fire Alarm System Central Station Monitoring C.42.6 Water-Based Fire Suppression Systems C.42.7 Fire Doors and Other Opening Protective C.42.8 Fire and Combination Fire/Smoke Dampers C.42.9 Smoke Doors and Other Opening Protective C.42.10 Smoke Dampers C.42.11 Portable Fire Extinguishers C.42.12 Non-Water-Based Fire Extinguishing Systems C.42.13 Smoke Control Systems C.42.14 Emergency and Standby Power Systems C.42.15 Emergency Lighting Systems and Exit Signage C.42.16 Tritium Signs C.43. Maintenance And Repair Of Vertical Transportation SystemS C.44. Submittals chart (Contractor Deliverables) C.45. Federal REquirements – the contractor shall be familiar with these references

C.46. RESERVED

D. PACKAGING & MARKING

D.1. Payment Of Postage And Fees D.2. Marking

E. INSPECTION & ACCEPTANCE

E.1. The Role Of Government Personnel And Responsibility For Contract Administration E.1.1 Contractor Responsibility E.1.2 Contracting Officer E.1.3 Contracting Officer’s Representatives (COR) E.1.4 Government Quality Assurance E.2.Failure to Perform

F. DELIVERIES OR PERFORMANCE

F.1 Place Of Performance F.2. Term Of Contract F.2.1 Term of the Contract F.3. Reporting Requirements F.3.1 Plans, Schedules and Report Format Submission Requirements F.3.2 Other Reports

G. CONTRACT ADMINISTRATION DATA

G.1. Payments G.1.1 Payment Information G.1.2 Invoice Information G.1.3 Invoice Information G.1.3.1 G.1.3.2 G.1.3.3 G.1.4 Payment Schedule G.1.5 Final Invoice

G.2. RESERVED

G.3. reserved G.4. reserved G.5. reserved G.7. Additions and Deletions of Buildings

H. SPECIAL CONTRACT REQUIREMENTS

H.1. Security (Refer to clause in section i) H.1.1 Reserved H.1.2 Suitability Determinations H.1.3.Compliance with security requirements H.1.4. Standards of Conduct H.2. Identification Credential H.3. Escort Requirements H.4. Standards Of Conduct H.5. Removal From Contract Work site H.6. Sensitive But Unclassified (SBU) Building Information H.7. Recording Presence H.8. Government Forms H.9. Other Contractors H.10. Ordinances, Taxes, Permits, and Licenses H.11. Discrepancy In The Specifications H.12. Affirmative Procurement Program (APP) H.12.1 Standards H.12.2 Reporting H.12.3 Recycle Content Certification H.13. Reserved H.14. Uniforms H.15. Personnel Qualifications For Mechanical Personnel H.15.1 Personnel Training H.15.2 Key Personnel Qualifications (On-site Supervisory Personnel) H.15.3 Qualifications of Technicians H.15.3.11 Qualifications of Fire-rated and Smoke Door Assemblies Technicians H.15.3.12 Qualifications of Portable Fire Extinguisher Technicians H.15.3.13 Qualification of Emergency and Standby Power System Technicians H.15.3.14 Qualifications of Emergency Lighting Equipment and Exit Signage Technicians H.15.3.15 Qualifications of HVAC Technicians H.15.3.16 Qualifications of AMS, BAS Technicians H.15.3.16.1 Qualifications of AMS, BAS, Smart Buildings Technicians H.15.3.16.1.1 Smart and Sustainable Building (SSB) Training H.15.3.17 Qualifications of Electrical Technicians (See Attachment J.14) H.15.4 Reserved H.15.5 State Licensing H.15.6 Compliance with Federal, State, and Local Codes H.16. Government-Furnished Materials H.16.1 Requirements for Network Connection H.17. Contractor-Furnished Materials H.18. Reserved H.19. Reserved H.20. Strike Contingency Plan (SCP) H.21. Occupancy Emergency Plan (OEP) H.22. Contractor Pandemic Plan H.23. reserved H.24. Insurance H.25. Kickoff meeting

H.26. TRAVEL

H.27. personal serviceS

H.28. LEASING OF PROPERTY

i. Contract Clauses J. List of Attachments (List of documents, exhibits and Other Attachments) J.1. Reserved J.2. Green Purchase Report J.3. Reserved J.4. Summary of Environmentally Preferable Product Attributes J.5. Building Information Sheets-Reserved J.6. Monthly Report Template J.7. Building Operating Plan Template J.8. Smart Building J.9. Water Treatment Standards J.10. Energy & Water Operational PErformance Targets J.11. Energy & Water Efficiency Use Plan J.12. reserved J.13. Annual Energy and Water Efficiency Report J.14. Qualifications of Electrical Testing Technicians (FTT) J.15 reserved J.16 Equipment Inventory/CMMS J.16.1. John A. Campbell USCT, Mobile, AL (AL0039AB) J.16.2. Federal Building, Mobile, AL (AL0076AB) J.16.3. Combined Parking Facility, Mobile, AL (AL0077AB) J.16.4. Hannah House, Mobile, AL (AL0012ZZ) J.16.5. John A. Campbell USCT, Mobile, AL (AL0039AB)- Tenant Specific Equipment J.16.6. Federal Building, Mobile, AL (AL0076AB)-Tenant Specific Equipment J.16.7. Combined Parking Facility, Mobile, AL (AL0077AB)-Tenant Specific Equipment J.16.8. Hannah House, Mobile, AL (AL0012ZZ)-Tenant Specific Equipment J.17 Preventive Maintenance Guide J.18. Elevator Tour Log J.19. reserved J.20. On-boarding and Off-BoardingContract Employees Requiring Access to GSA IT Systems Procedures – Contractor Information Worksheet (CIW) J.21. Collective bargaining agreement (cba) J.22. Technology policy for pbs-owned building monitoring and control systems J.23. refrigerant log J.24. reserved J.25. Wage determination

K. REPRESENTATIOINS, CERTIFICATIONS, AND OTHER STATEMENTS OF BIDDERS/OFFERERS

K.5. 52.223-1 BIO-BASED PRODUCT CERTIFICATION

A. SOLICITATION/CONTRACT FORM

A.1. Standard Forms

END OF SECTION A

B. SERVICES, ORDERING AND PRICES

This solicitation contains a work statement for a performance-based service. This means that the Government has generally 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 or as otherwise specified in Section C.8.

The contractor will be required to maintain a quality control program 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 B.1. Description Of Services

The Contractor shall provide all management, supervision, labor, materials, supplies and equipment (unless explicitly described as “Government Furnished”), and shall plan, schedule, coordinate and assure effective performance of all services described herein. The Contractor will be required to provide management, operations and maintenance related services during the initial eleven (11) months of service in accordance with the requirements of this solicitation and prices for basic and alternate services.

Provision for the exercise of _4_ additional twelve month periods, which may be exercised upon 60 days written notice to the Contractor at the Government’s option and shall be contained in the resulting contract awarded. Evaluation of options does not obligate the government to extension of the contract term past the initial year (s) of service.

B.2. Reserved B.3. Over and Above O&A) Services

Offerors shall quote a price per man-hour for providing additional services when ordered by the Contracting Officer’s Representative in addition to the services specified as “basic services” in Section C. Additional services will be billed against the Over & Above (O&A) time and materials (T&M) contract line item number (CLIN). This additional services provision is to be used to satisfy the Government’s short-term non-recurring need for service to include emergency services.

B.4. Pricing Of Options For Contract Services

Offerors shall price the option requirements for the four (4) additional 12-month periods.

Wage Determination No. 2005-2009 Rev 17 6/19/2013 (See Attachment J.25) The following Occupation Codes and Titles apply –

23411 – Heating, Ventilation and Air Conditioning Mechanic Research Facility

23160 - Electrician

23810 - Plumber

23370 – General Maintenance Worker

23470 – Laborer

There is a collective bargaining agreement (CBA) in place for the following locations:

John A. Campbell USCH (AL0039AB), Mobile AL

Mobile Federal BLDG & USCH (AL0076AB), Mobile AL

GSA Combined Parking Facility (AL0077AB), Mobile AL

Hannah House (AL0012ZZ), Mobile AL

Located in Section J.21 as an exhibit to this solicitation:

Collective Bargaining Agreement dated: October 1, 2013 International Union of Operating Engineers Local 653 b.5 PRICE SCHEDULE

(a) The contractor shall provide their total proposed amounts for the base year, option years and associated totals.

(b) Base Period:

The contractor shall provide all resources (except as may be expressly stated in this contract as furnished by the Government) required to accomplish the work efforts as specifically set forth in this contract and within the scope of the performance work requirements stated in Section C.

TOTAL

(c) Option Years:

If option years are exercised pursuant to Clause 52.217-9, “Option to Extend the Term of the Contract,” the Contractor shall provide all resources (except as may be expressly stated in this contract as furnished by the Government) required to accomplish the work efforts as specifically set forth in this contract and within the scope of the performance work requirements stated in Section C.

TOTAL

TOTAL

TOTAL

TOTAL

END OF SECTION B

C. DESCRIPTION/SPECIFICATION/STATEMENT OF WORK

introduction

Work is to be accomplished for the GSA Region 4, Public Building Services (PBS), Birmingham Service Center, Birmingham, AL, herein referred to as Client(s), through the General Services Administration (GSA), Federal Acquisition Service (FAS), Assisted Acquisitions Services Division (AASD), Southeast Sunbelt Region.

This is a Performance Based Service Contract which focuses on the needs of the customer rather than on how the contractor meets those needs. The success of the contract depends on the satisfaction of the requirements. Rather than a mere list of activities, this is a written expression of the GSA’s expectation of the service to be performed by the contractor. A higher level of effective communication between the Government and contractor is essential for partnering and performance based service contracting to succeed.

The contractor, through innovation, technology, or other means, shall perform the required maintenance of these facilities by following our Guiding Principles for Sustainable Building (Executive Order 13514 – Existing Building):

I. Employ Integrated Assessment, Operation and Management Principles

a. In conjunction with the CO or his/her designee establish operational performance goals for energy, water, material use and recycling, and indoor environmental quality, and ensure incorporation of these goals throughout the lifecycle of this contract

b. Ensure that operating decisions are carried out with regard to sustainable operations.

c. Meet ASHRAE standards as noted throughout the Performance Work Statement (PWS) for thermal comfort and indoor air quality

d. Use low emitting materials for maintenance. In particular, use products that have low pollutant emissions; adhesives, sealants, and solvents.

e. Use products meeting or exceeding Environmental Protection Agency’s (EPA’s) recycled content recommendations for building maintenance. For other products such as ceiling tiles, use materials with recycled content. For more information see EPA’s Comprehensive Procurement Guideline website.

f. Use materials with the highest content level per United States Department of Agriculture’s (USDA’s) bio based content recommendations ( http://www.biopreferred.gov/ProductCategories.aspx ) for maintenance of or use in the building.

g. Use environmentally preferable products that have a lesser or reduced effect on human health and the environment, See the Federal Green Construction Guide.

h. Provide salvage, reuse and recycling services for waste generated from building operations, maintenance, and repair and discarded equipment.

i. Eliminate the use of ozone depleting compounds where alternative environmentally preferable products are available consistent with the Clean Air Act.

II. Optimize Energy Performance – Operate all equipment to optimize efficiency to reduce energy use and otherwise seek operating costs reductions wherever possible

III. Protect and Conserve Water where possible inside and outside. Metering systems may be already installed or will be installed in government buildings to aid in reducing consumption. Where available use EPA’s Water Sense-labeled products or other water conserving products.

IV. Be aware that the building(s) and management involved with this contract maybe in the process of establishing processes, instituting plans, and operational procedures to meet energy efficiency goals either through receiving an ENERGY STAR rating, Leadership in Energy and Environment Design (LEED) or comparable programs. The contractor will play an integral part of obtaining these goals and should be aware of the programs and processes.

V. The policy of GSA is to bring existing buildings into conformity with GSA’s Strategic Sustainability Performance Plan (SSPP). The contractor should follow the guidelines set forth in J.4, Summary of Environmentally Sustainable Product Attributes and Offerings, regarding materials and products purchased during the performance of this contract.

VI. The purpose of partnering is to adopt procedures wherein the contract and Government work together in achieving contract objectives. Partnering involves the development of a cooperative management team that seeks to identify compatible interests, and common goals and objectives.

VII. This is a fixed-price contract and while working with the Government in obtaining goals the contractor is motivated to find improved methods of performance in order to increase its profits. Results of an effective partnership should reflect a “mutual win” situation.

C.1. Scope Of Work

C.1.1 The Contractor Shall (Management, Supervision, Labor, Materials, Equipment, and Supplies) The Contractor shall provide management, supervision, labor, materials, equipment, and supplies and shall be responsible for the efficient, effective, economical, and satisfactory operation, scheduled and unscheduled maintenance, and repair of equipment and systems located within the property lines of the John A. Campbell USCH (AL0039AB), Mobile Federal Building (AL0076AB), GSA Parking garage (AL0077AB), and Hannah House (AL0012ZZ) buildings (only limted services are required at the Hannah House location as detailed at the end of this section), to include the following:

a. Air-handling/distribution equipment and systems.

b. Electrical systems and equipment, lighting and switchgear systems.

c. Energy management control systems (EMCS) where applicable,

d. Building Automation System (BAS) where applicable (where BAS/ ECMS systems are connected to the GSA network, the Contractor’s employees will need to obtain a GSA ENT account to access systems) and heating, ventilation, exhaust systems and air conditioning (HVAC) systems and equipment.

e. Heating, ventilation, and air conditioning (HVAC) systems and equipment.

f. Plumbing and domestic water equipment and systems to include domestic water fountains and coolers, decorative ponds and exterior fountains.

g. Sanitary sewage equipment and systems.

h. Storm drainage equipment and systems - reduce storm water pollution by minimizing discharges and runoff to the storm sewer system and environment.

i. Fire protection and life safety systems and equipment including detection, notification, and communication systems as well as monitoring service, including sprinkler systems, standpipes, backflow preventers, water storage tanks, fire extinguishers, etc.

j. Special suppression systems (i.e., wet chemical, dry chemical, FM-200, Inergen, Halon, etc.)

k. All control systems that are within the scope of this Contract. All Building Automation Systems (BAS), Public Address Systems, and Computerized Lighting Systems that are within the scope of this Contract (BAS, and Computerized software maintenance is excluded).

l. Smoke control systems (i.e., building, atrium, stair pressurization, elevator ventilation, etc.)

m. Kitchen hood and exhaust systems

n. Fire doors and windows (including hinges, closers and latching hardware)

o. Non agency security system (locks, gates/arms, hydraulic bollards, keypads, card readers, cameras, magnetic locks, etc…) and its components (hardware only).

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

q. Service request desk operations as identified in Section C.8.4 to include record keeping using a computerized maintenance management system (CMMS) if available or by other means as well as other administrative functions.

r. Maintenance of landscape irrigation systems to include controllers, pumps, timers, and sprinkler nozzles.

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

t. Dock levelers and roll-up and sliding garage doors.

u. Parking Lots, parking lot surfaces, sidewalks and illumination.

v. DSL, Modems, and other information systems periphery used to include the communication and data lines necessary to operate the fire alarm monitoring, building automation system and web based access to CMMS.

w. Locks, keycard systems, vehicle barrier systems and static and dynamic bollard systems

x. Kitchen appliances and equipment (NOTE: kitchen including cleaning and maintenance of ductwork above the ceiling, and any fire suppression or fire alarm equipment are included in the scope).

y. Elevator and vertical transportation systems, including locks and keycard systems. Elevator Service (Changing of Light Bulbs/Ballast in the Elevator Cars is the responsibility of the O&M Contractor as well as Emergency Phone testing. The O&M contractor is NOT responsible for actually changing light bulbs in elevator pits and hoistways however, supplying the bulbs/ballast is required.)

z. The Contractor shall complete roofing system investigations and repairs.

aa. The Contractor shall maintain and repair U.S. flag pole, lighting and pulley system.

ab. The Contractor shall maintain kitchen/concessions area drains and grease traps.

ac. The Contractor shall maintain conveying equipment, parking control equipment, and loading dock equipment.

Over & Above Services may be required 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 Hannah House requires specific limited services to be performed, those services are as follows:

1. Quarterly PM service for HVAC units.

2. Repair HVAC units in accordance with repair provisions of this contract.

3. Maintain gutters so that storm water does not accumulate.

C.1.2 The Contractor Shall:

a. Be responsible to make the management and operational decisions to meet the quality standards required under this contract.

b. Use innovation, technology and other means and methods to develop and perform the most efficient services for the building.

c. Implement an approved Quality Control Plan (QCP).

d. Implement a service call system, as specified under the Special Requirements section of this contract that results in prompt, professional, and courteous resolution of tenant concerns.

e. Keep the Contracting Officer (CO) or designee informed of current status of the work being performed, provide work schedules, provide a major equipment and critical system break down or impairment form, and provide other pertinent information needed by the CO or designee.

f. Reduce the environmental impacts of work performed under this contract by using, to the maximum extent, environmentally sound practices, processes, and products.

g. Provide training to employees that will stress stewardship in maintenance practices i.e., the proper use, disposal, recycling of chemicals, dispensing equipment and packaging. Provide documentation that employees are completing training in the core competences and participating in continual educational training according to the Federal Building Personnel Training Act. Ensure that employees are properly licensed and/or certified to operate necessary building systems or equipment for which licensed and/or certified personnel are required by federal, state or local law, codes or ordinances (H.15. Personnel Qualifications).

h. Federal Requirements: The Contractor shall comply with all applicable Federal, state and local laws, regulations and codes, including any supplements or revisions. The Contractor shall obtain all applicable licenses training, and permits.

C.1.3 Excluded from this scope are:

a. Agency installed/specific Security systems (does not include mechanical components of the door ,closers, keepers, hinges, etc)

b. Government telecommunication systems.

c. Equipment owned and operated by tenant agencies.

d. Furnishings, furniture, portable equipment, office partitions and cubicles unless specifically noted in the inventory (not installed as fixtures).

e. Paper, soap, and hand-sanitizer dispensing equipment in restrooms.

f. Kitchen appliances and equipment (NOTE: kitchen except ductwork above the ceiling, grease traps with associated piping, and any fire suppression or fire alarm equipment are included in the scope).

g. Equipment owned by servicing public utilities.

h. Upgrade of supported IT software or software licenses (to include building automation systems (BAS), security systems, advance metering systems and lighting control systems.

i. Fitness center equipment.

j. Additional services as needed by various agencies.

Additional Over and Above 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.

All work required at the Hannah House that is not specified in C.1.1 will be subject to the Over and Above provision of this contract.

C.2. Definitions

C.2.1 Acceptance

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

C.2.2 Above Standard Services

Above Standard Services are services not covered in the monthly price of the contract. Contractor prices include all applicable labor, materials, supplies, equipment (except as otherwise provided), supervision, and management.

C.2.3 Acts Of God

These are unanticipated grave natural disasters or other natural phenomenon of an exceptional, inevitable, and irresistible character; the effects of which could not have been prevented or avoided by the exercise of due care or foresight.

C.2.4 Advance Meters

Advanced meters are those that have the capability to measure and record interval data (at least hourly for electricity), and communicate the data to a remote location in a format that can be easily integrated into an advanced metering system.

C.2.5 Advance Metering Systems

A system that collects time-differentiated energy usage data from advanced meters via a network system on either an on-request or defined schedule basis. The system is capable of providing usage information on at least a daily basis and can support desired features and functionality related to energy use management, procurement, and operations, U.S. Department of Energy, EERE: Guidance for Electric Metering in Federal Buildings, (February 3, 2006).

C.2.6 Approval

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

C.2.7 Architectural and Structural

“Architectural and structural” systems include all building structure, envelope, building improvements and finishes, and site improvements (e.g., paving, walkways, asphalt, etc.) to the property line.

C.2.8 Basic Services

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

C.2.9 Building

A reference to “facility” and “site” is interchangeable with “building”. A man made structure or edifice which services are performed within or on the exterior of the formation and is intended to support or shelter any use or continuous occupancy.

C.2.10 Building Automation System (BAS)

The “building automation system” is a system controlling and monitoring building HVAC, and possibly other systems, to include all device, field, and global controllers; instrumentation; networking infrastructure; computers and peripherals; software; programming; database files; and licenses.

C.2.11 Building Operating Plan

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

C.2.12 Calendar Days

The period from one midnight to the following midnight. All “days” referenced in this contract refer to calendar days unless specifically stated otherwise.

C.2.13 Commissioning

A practice used to optimize and verify performance of fundamental building systems.

C.2.14 Commissioning (Ongoing) The practice of optimizing system performance by continuing to fine-tune equipment so will result in actively preventing problems for the lifetime of the building. GSA’s Ongoing Commissioning efforts will focus on maintaining the facility in the optimized state resulting from TBC and Re/Retro Commissioning efforts. GSA will achieve this through its relationship with its service providers (Operations and Maintenance/Custodial/Repair and Alterations/IT/Utilities) and the use of technology (networked systems/Advanced Meters/Smart Buildings).

C.2. 15 Computerized Maintenance Management System (CMMS)

A “computerized maintenance management system” is a database and application software package that automates the O&M and repairs record keeping requirements. A CMMS is designed to enhance efficiency and effectiveness of maintenance activities. Typical features include planning, scheduling and monitoring of work orders and maintenance needs.

The National CMMS (N-CMMS) is a central repository (Database) for all maintainable GSA Assets. The N-CMMS provides a mandatory, Agency-Wide means and method for processing and reporting all maintenance work done for GSA regardless of Region or Contractor.

C.2.16 Consumable Parts

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

C.2.17 Contracting Officer (CO)

Contracting Officer (CO) has the overall responsibility for the administration of this contract. The CO alone, without delegation, is authorized to take actions on behalf of the Government to amend, modify or deviate from the contract terms, conditions, requirements, specifications, details and/or delivery schedules. However, the CO may delegate certain other responsibilities to authorized Government representatives.

C.2.18 Contracting Officer Representative (COR) or Designee Contracting Officer's Representatives (COR) or their designee will be appointed by letter from the CO. CORs or designees will be the primary Government representatives for the administration of Contract, shall have proper training and experience in inspecting contracts, but will not have the authority to modify the contract nor any terms of the contract.

C.2.19 Contract Award Date

Contract award date” as used in this document refers to the date the contracting officer signs the contract.

C.2.20 Contract Services Start Date

“Contract service start date” as used in this document refers to the first day after completion of any phase in/transition period and the performance of O&M services for the period of this contract begins.

C.2.21 Contract Phase-in/ Transition Period “Contract phase-in/Transition Period” as used in this document refers to the first day after award through the first day of performance of O&M services.

C.2.22 Contractor

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

C.2.23 Contractor’s Other Than Normal Working/Duty Hours

Hours other than those identified as Normal Working Hours.

C.2.24 Controls and Control System

A “control system” is any low-voltage control, communication and monitoring system, including but not limited to stand alone devices, field and global controllers; instrumentation; networking infrastructure; computers and peripherals; software; programming; database files; and licenses. Examples are the BAS, Advance Metering System (AMS), and lighting control systems. Fire protection systems and security systems are excluded from this definition for purposes of this contract and are defined separately. Gateway devices and mapping software and files for data interchange between a control system and a fire protection or security system are considered part of the control system.

C.2.25 Critical Equipment

Any equipment or system used for safeguarding of life and property. Equipment needed to give adequate security to areas subject to compromise; to eliminate health, fire, or safety hazards; or to protect valuable property or equipment. Equipment used in direct support of the overall GSA mission that, if not operational, would reduce the effectiveness of GSA's ability to sustain tenants in a property; equipment that supports the property or prevents a breakdown of essential equipment operations or housekeeping functions.

C.2.26 Defective Services

A unit of service that does not conform with specified contract requirements.

C.2.27 Emergency

The term “Emergency” includes bombings, and bomb threats, civil disturbances, fires, explosions, electrical failure, loss of water pressure, building flooding, sanitary and sewer line stoppage, chemical and gas leaks, medical emergencies, hurricanes, tornadoes, floods, and earthquakes. The term does not apply to civil defense matters such as potential or actual enemy attacks.

C.2.28 Emergency Callback

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

C.2.29 Environmentally Sustainable

Products or services that have a lesser or reduced effect on human health and the environment when compared with competing products or services that serve the same purpose. This comparison may consider raw materials acquisition, production, manufacturing, products and chemicals, packaging, distribution, reuse, operation, maintenance, or disposal of the product or service. Attributes of environmentally sustainable products include those that are energy efficient, water-efficient, biodegradable, environmentally preferable, non-ozone depleting, contain recycle content, non or less toxic, EPA-designated and bio-based.

C.2.30 Existing Deficiency List Report

The “existing deficiency list report” or “existing deficiency list” is a list of deficiencies that may exist in the equipment and systems covered by this performance work statement, as well as the Contractor's itemized price (including, but not limited to, labor, materials, overhead, and profit) for correcting each deficiency. The purpose of this inspection shall be to discover and list in an existing deficiency list report all deficiencies that may exist in the equipment and systems covered by this performance work statement, as well as the Contractor's itemized price in accordance with the requirements of this specification for correcting each deficiency.

C.2.31 Exterior

This includes entrances; landings; steps; sidewalks; parking areas; arcades; courts; planters; lawns; irrigation systems; fountains; security bollards; gates; fences; flagpoles; building-mounted, pole, and ground lighting; etc. located adjacent to the facility extending to the legal property line.

C.2.32 Federal Holidays

“Federal holidays” for the purposes of this contract are New Year’s Day, Martin Luther King Day, President’s Day, Memorial Day, Independence Day, Labor Day, Columbus Day, Veterans’ Day, Thanksgiving Day, and Christmas Day. When Federal holidays fall on weekends, a weekday is typically designated as the holiday. Holidays that fall on Saturday are observed on the previous Friday and holidays that fall on a Sunday are observed on the following Monday. Veterans’ Day is always on the 11th of November and Thanksgiving is always the 3rd Thursday of November.

C.2.33 Federal Executive Holiday, Unanticipated

Unanticipated holidays declared by the president will count as Federal holidays.

C.2.34 Fire Protection and Life Safety Systems

“Fire protection and life safety systems “ are systems and equipment installed in the building to (1) detect fire and products of combustion, (2) notify building occupants and emergency responders, (3) initiate smoke control and management systems (4) initiate fire suppression systems, (5) control or suppress fires and (6) facilitate or enhance emergency egress. These systems also may communicate with other major building systems for fire and smoke control, elevator recall, and utilities control. Life safety systems and equipment includes emergency lighting, exit signage, special egress door locking arrangements, and exit stair markings.

C.2.35 GSALink

The GSA Link initiative is one of GSA’s strategic projects. The purpose of this initiative is to leverage automated building analytics technology to measure and substantially lower operational expenses in the existing owned building portfolio. GSA Link is a hardware and software solution to capture real-time building systems point data, apply rules-based analytics software to the data, and spot trends and deficiencies while reporting actionable events to building operators, O&M contractors, and GSA Service Center property managers.

Note: The buildings contained in this contract are part of GSA Link initiative and as a result of this a separate contractor will be monitoring the BAS system and reporting anomalies to the GSA property manager who will have the O&M contractor investigate as part of the Service call requirements of the contract.

C.2.36 Guiding Principles for Sustainable Existing Buildings

A practice of using processes that is environmentally responsible and resource-efficient throughout a building's life-cycle. The goal is to minimize and offset consumption of energy, water, and other resources and to eliminate all waste and pollution in building operations and activities. The result is to reduce the environmental impact of the Federal government, which will expand and complement the building design economy, utility, durability, and comfort. The common objective is to reduce the overall impact of the building environment on human health and the natural environment by:

a. Improving energy efficiency and reductions in greenhouse gas emissions.

b. Reducing water consumption intensity.

c. Acquiring green products and services.

d. Implementing pollution prevention measure, including reduction or elimination of the use of toxic and hazardous chemicals and materials.

e. Implementing cost-effective waste prevention and recycling programs.

f. Increasing diversion of solid waste.

C.2.37 GSA Green Purchasing Program (GPP)

The GPP which includes the Green Purchasing Plan specifies requirements to promote the purchase of environmentally sustainable products and services.

C.2.38 Government Furnished Equipment (GFE)

Any required computer or server hardware (i.e. PC, laptop) and peripherals (i.e. mouse, keyboard, monitor) and/or routing and switching equipment, used to provide GSA network connectivity, must be government-furnished and must be provided by the GSA.

C.2.39 Reserved C.2.40 Maintenance Repair

Work required preventing a breakdown of a piece of equipment or system, or put equipment or systems back in service after a…