Attachment_001_SOW.pdf

STATEMENT OF WORK

C.1 Title of Project Building Operation and Maintenance of the NRC Headquarters Facilities.

C.2 Introduction

The contractor shall provide all personnel, equipment, supplies, facilities, transportation, tools, materials, supervision, and other items and non-personal services necessary to perform the operation and maintenance of the headquarters facilities as defined in this SOW, except for those items specified as Government-furnished property and services.

The contractor shall perform to the standards in this contract.

C.3 Background

The Government anticipates award of a firm-fixed-price contract for a base period of 1-year and four 1-year option periods for basic service calls and recurring services. The contract will also contain provisions for reimbursable work items for repair and minor construction or installation of new equipment. Schedules of incentives and disincentives for each category of work are included herein.

Facilities

The NRC Headquarters consists of four buildings; three of these buildings are adjacent to the White Flint metro station. These buildings are referred to as OWFN, TWFN, and 3WFN, or together as NRC headquarters. Building 4 is located on Boiling Brook Parkway in Rockville, Maryland, and is referred to as the NRC Warehouse and Office of the Inspector General (OIG) Space.

The OWFN building is an 18 story building, the TWFN building is a 10 story building, and 3WFN is a 14 story building. All three buildings have multi-level underground parking facilities. The parking levels in OWFN and TWFN are connected. These two buildings comprise approximately 1,000,000 square feet of space (including the parking garage, Lot 4 of parking and entrance). The 3WFN and Building 4 are leased buildings managed by others and will only require reimbursable contract services.

The OWFN building excludes certain space used by the GSA (-2,400 square feet). This space is located on the roof of the OWFN building and is not included in the estimated 1,000,000 square feet noted above.

Address of each facility is as follows:

Building 1, OWFN 11555 Rockville Pike, Rockville, MD 20852 Includes Lot 4 and main entrance to NRC headquarters Approximate Number of Occupants: +/-1,200 SQUARE FOOTAGE: -350,000 square feet BUlLT: 1985

Building 2, TWFN 11545 Rockville Pike, Rockville, MD 20852 Approximate Number of Occupants: +/-1,300 SQUARE FOOTAGE: -350,000 square feet BUlLT: 1994

Building 3 and Building 4 are covered by reimbursable services only.

Building 3, 3WFN 11601 Landsdown Street, North Bethesda, MD 20852

Building 4, NRC Warehouse and OIG Space 4930 Boiling Brook Parkway, Rockville, MD 20852

C.4 Objective

The objective of this contract is to have a qualified facilities management services contractor provide all necessary supervision, labor, materials, and equipment to efficiently and safely operate and maintain the facilities, equipment, and systems described herein for the NRC headquarters buildings under a performance-based contract. The contract will also contain Indefinite Delivery/Indefinite Quantity ordering provisions for reimbursable work items for repair and minor construction or installation of new equipment. Schedules of incentives and disincentives for each category of work are included herein.

A partnering agreement will be developed jointly by the NRC and the contractor to provide a roadmap for open lines of communication and provide mutual benefit to both parties. There is a sample partnering agreement located in the attachment section of this document.

C.5 Type of Contract Contemplated

Hybrid – See clause section and price schedule

C.6 Scope of Work

The contractor shall provide all resources necessary to accomplish the tasks and deliverables described in this Statement of Work (SOW). The contractor shall provide building operation and maintenance for the NRC headquarters buildings.

Provide for operations and maintenance (O&M) service including all management, supervision, labor, sub-contractors, materials acquisition and disposal, supplies, tools, repair and replacement parts for the following services:

• Operation, maintenance, and repair of all building systems and equipment to include mechanical, electrical, plumbing, and fire safety

• Mechanical system water treatment

• Architectural and structural maintenance and repairs

• Parking garage management

• Reimbursable maintenance services

• Building energy management per Executive Order (EO) 13693

• Vehicle barrier security system

• Turnstiles and revolving doors

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

Exclusions*: The Contractor is not responsible for operation, maintenance, or repair of the following Government-owned or privately-owned equipment or systems:

• Mail handling equipment

• Computers (except EMS and Fire Alarm computers)

• Audio-visual equipment (except for drop down projection screens)

• Free standing office furniture

• Printing plant equipment

• Systems furniture (except for electrical components)

• Telecommunications equipment

• Security systems (except the Vehicle Barriers, Gates, Turnstiles, and Revolving

Doors)

• Laboratory equipment

• Office machines

• Government-owned appliances and vending machines (microwave ovens, range, toaster ovens, refrigerators located in the child care center, Two White Flint North (TWFN) building cafeteria, vending rooms and kitchenettes)

• Rooftop telecommunications antennae equipment

• Personally-owned appliances

• Equipment belonging to other contractors

• Elevator systems (except to operate and reset elevators during emergencies)

• Outdoor irrigation system (except in building supply and drain valves)

• Landscaping and snow removal

• Trash removal (except as related to O&M contracts work)

• Custodial services (except cleanup from equipment failures)

• General Services Administration (GSA) space located within the One White Flint

North (OWFN) building

• Locksmith services (except installation/removal of Nuclear Regulatory

Commission (NRC) supplied equipment)

• Utility-owned service equipment

* NOTE: Unless authorized. The OWFN building within the scope of this contract excludes certain space located in OWFN used by the GSA. When an emergency, as determined by the Contracting Officer Representative (COR), occurring within this GSA space causes damage to NRC occupied property or threatens the safety and/or welfare of building occupants, the Contractor shall perform those services as specified in this contract that are directed by the COR within the excluded space. In this instance, notwithstanding the designation of services as basic services or reimbursable services as specified elsewhere in this contract, costs of services provided within the GSA-specified space shall be regarded as reimbursable contract services.

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

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

Storage: The Contractor shall use the Government-designated storage areas identified herein. The Government assumes no liability for loss or damage to Contractor-furnished property. Supplies such as packing, lubricants, rags, cleaners, etc., shall be properly secured in containers approved by the COR or his/her designee(s) and at a minimum stored in accordance with National Fire Protection Association (NFPA) fire and safety requirements (to include, but not limited to NFPA 30 and NFPA 231), .

Supplies: The Contractor shall provide its own parts, supplies, materials, and equipment stored on site in such quantity as necessary to assure continuous compliance with performance of all of the requirements in this contract. The Government reserves the right to furnish to the Contractor any or all parts, supplies, materials, and/or equipment that are beyond the requirements of this contract, e.g., upgraded, rather than standard, components or parts for repair. In such case, the nonstandard items may be acquired by the Government and furnished to the Contractor for installation. All Contractor-acquired tools and equipment shall be tagged by the Contractor to identify it as owned by the Contractor.

Use of Government Property: Upon transfer of Government Property, the Contractor shall take all reasonable precautions to safeguard and protect Government property.

Government property shall be used only in direct support of work under this contract unless proper consideration for its use is negotiated and authorized by the COR

Initial Inspection: Within 5 business days after contract award, the Contractor and the COR shall conduct a joint inventory of all GFP. Upon completion of the joint inventory, the Contractor shall submit to the COR a written certification of his receipt of all GFP.

The Contractor and the COR shall jointly determine the working order and condition of the GFP. Property missing or not in working order shall be recorded by the Contractor.

The Government shall replace the missing item(s) and repair all items not in working order at the time of initial inspection or, at the discretion of the CO, the Contractor shall be directed to replace the missing item(s) or accomplish the repair and the Contractor shall be reimbursed.

The COR shall give written disposal instructions for items beyond repair and the Contractor shall accomplish disposal in accordance with those instructions. Upon completion of all necessary repair and/or replacements, the Contractor shall submit another written certification to the COR of this agreement as to the working order of the GFP. If, however, the COR does not agree with the Contractor assessment as to the working order of the property, this failure to agree shall be treated as a dispute pursuant to the clause of this contract entitled "Disputes."

Following agreement between the COR and the Contractor as to the working order of the property, and throughout the balance of the period of performance of the contract, all property found to be in need of maintenance and repair shall be so maintained, repaired or replaced by the Contractor within 20 business days of discovery but in any event before the final inspection is conducted. All repairs or maintenance not performed by the Contractor within this period, may be performed, at the Government's option, by a third party. The third party may be any individual or company, selected by the government, competent to perform the work. All costs associated with the third party will be at the Contractor's expense. In the case of damaged property, the amount of compensation due to the Government shall be the actual cost of repair, provided such amount does not exceed the economical replacement value. The COR shall unilaterally determine the economical replacement value by first determining the repair reacquisition price of the item and then subtracting from it the accumulated depreciation utilizing straight-line methodology. In the event the item is no longer available as new property, the COR shall utilize the original acquisition price thereof in place of the current reacquisition price. The results of this calculation shall constitute the total Contractor's liability. Any failure of the Contractor to agree with such determination shall be treated as a dispute pursuant to the clause of this contract entitled "Disputes."

Final Inspection: Forty-five calendar days prior to the expiration of the period of performance, or by such time as any extension of the period of performance thereof, a joint inventory of property shall be conducted by the Contractor and the COR. The Contractor shall be liable for the replenishment of items to the quantities existing at the initial inventory, and for any loss and/or damage to GFP beyond reasonable wear and tear in accordance with the clause of this contract entitled "Government Furnished Property."

Compensation shall be adjusted to reflect such loss or damage through either reduced payments owed to the Contractor or through direct payment to the Government by the Contractor in amounts commensurate with the current market value of items lost or reduced in functionality or service life caused by damage to the item(s) or to the Contractor's negligence. The method of compensation shall be determined unilaterally by the CO. Failure of the Contractor to properly operate, maintain, repair or replace in a timely manner GFP shall not be cause for claims of delays or nonperformance of any activity required by this contract. Throughout the period of performance of this contract, all GFP as specified in C.13 shall remain the property of the Government. Within 5 business days after the expiration or termination date of the contract, the Contractor and the COR shall conduct a joint inventory of all Government-furnished property, including, but not limited to, records, reports, logs, and financial data. Upon completion of the joint inventory, the COR shall submit to the Contractor a written certification of receipt of all GFP. At the conclusion of the contract period, the Contractor's property shall be removed from NRC headquarters. The Government accepts no liability for any property in excess of that identified in the joint inventory, which may be stored at the option of the Contractor in Government-furnished space. Should the Contractor unilaterally elect to store property in excess of that identified as joint inventory in Government-furnished space, such additional property shall be so stored in reasonable quantities only, and only for eventual use pursuant to this contract.

Occupational Safety and Health Act (OSHA) Requirements for Space: Five (5) business days prior to the takeover date of the contract, the space furnished to the Contractor will be inspected by the COR and the Contractor for total compliance with OSHA. After the takeover date of the contract, the Contractor shall be responsible for assuring that the space continues to be in complete compliance with OSHA, with the exception of any corrections for which the Government is responsible prior to the effective date of the contract. The Government will assume no liability or responsibility for the Contractor's compliance or noncompliance with OSHA requirements.

Space Modifications: Should the Contractor require any structural modification to its Government-provided space, the Contractor shall provide a written description of the proposed structural modification, a justification for the changes, cost proposal to the COR and obtain written approval by the COR before proceeding with any space modification.

Debris: The Contractor shall maintain all work areas, machinery spaces, shops and storerooms in a neat, clean, and orderly manner. During and at completion of work, debris shall not be allowed to spread into adjacent areas nor accumulate in the work area itself. All such debris, excess material, and parts shall be cleaned up and removed at the completion of the job and/or at the end of each day while work is in progress.

Upon completion of work, any stains, or other unsightly marks shall be removed. Any furniture that must be moved or removed by the Contractor in performance of effort under this contract shall be replaced to original positions when work is completed.

Building Permits: The Contractor shall obtain an NRC Building Permit Authorization approved by the COR prior to the use of all chemicals, sealants, adhesives, welding, soldering, work on fire alarm systems, construction, renovations, building alterations, and any other work which may disrupt building occupants.

C.7 Tasks

C.7.1 Specific Tasks

Task 1: Standards to Be Maintained:

a. Temperature Standards: Temperature levels in the building shall be maintained with the objective of maximizing the comfort of the tenants in the most efficient manner possible and in coordination with the COR, CO or his/her designee(s). The Contractor shall maintain temperatures within 68-74'F during Government Regular Working Hours in the heating season, adjusting discharge air temperatures to achieve these goals as much as possible and within 74-78'F during Government's Regular Working Hours in the cooling season. The Contractor, with concurrence from the COR, shall adjust temperatures when requested by FIXIT service requests to be within these ranges, or as requested by the COR (See Task 6). The Contractor shall start up or shut down the HVAC equipment earlier or later than the Contractor's Regular Working Hours, contingent upon weather conditions and building temperatures effected thereby. Such services shall be performed as basic services. The Contractor shall maintain building temperature levels during other than Government's Regular Working Hours to assure the protection of the buildings when severe weather conditions exist.

Environmental standards must be maintained throughout the headquarters buildings' normal operating hours and in coordination with the COR, CO or his/her designee(s).

Equipment System startup must be early enough to fully attain the seasonal temperature range at the beginning of the buildings' normal operating hours.

b. Sustainable Products: Greening of the Government and Recycling Contractor-furnished property shall meet the requirements of Executive Order (EO) 13693 (or current EO) and approved products may be found on the U.S. Department of Agriculture website, http://www.biopreferred.gov. Examples of such products include, but are not limited to, use of non-aerosol products in lieu of aerosol products, bio-based products and use of supplies that contain the highest percentage of recovered materials available.

In the event that GREEN products are determined by the Contractor to be either significantly more expensive when compared to a less environmentally desirable product, or the quality of such product is unacceptable when compared to a less environmentally desirable equivalent, the Contractor shall consult with the COR for a waiver in that instance. Absent such waiver, the Contractor shall supply the environmentally preferable product at no additional cost.

c. Ventilation: Ventilation shall be defined within industry standards set forth by the American Society of Heating, Refrigeration, Air Conditioning Engineers (ASHRAE) and Government requirements as specified by GSA, Department of Energy, and the Environmental Protection Agency (EPA).

d. Energy Conservation Standards: The Contractor shall operate and maintain all mechanical, electrical, plumbing and utility systems to prevent interruption in services, ensuring the efficient and economical operation of the NRC headquarters buildings and grounds. Assets under this contract are subject to the energy conservation requirements mandated by the August 2005 Energy Policy Act (Sections 102 and 104).

This information is available at http://energy.gov/sites/prod/files/2013/10/f3/epact_2005.pdf. All equipment must be operated as efficiently as possible, considering both demand and the consumption costs of utilities. Contractor personnel shall have received certified training from the manufacturers of our specific Building Automated Systems (BAS). The BAS in both OWFN and TWFN is a direct digital control (DDC) Alerton Control Systems.

Certifications shall be updated and consistent with manufacturer regulations and recommendations.

The Contractor shall use waterside cooling towers "free cooling" (Economizer Cycle), i.e., cooling towers, heat exchanges, to the fullest extent possible during moderate seasons based on outside air temperature and humidity conditions. The Contractor shall turn off the chillers and adjust fresh air dampers where possible and other associated equipment whenever outside temperatures shall allow the Contractor to achieve free cooling of the NRC headquarters buildings, as an energy conservation measure.

Task 2: Safety, Environmental. Hazardous Materials and Fire Protection:

a. Safety, Environmental:

http://energy.gov/sites/prod/files/2013/10/f3/epact_2005.pdf

1. Chlorofluorocarbons (CFC) will be maintained for the Government's review in accordance with the latest EPA standards (current standard Clean Air Act, Section 608).

The Contractor shall be responsible for all records, reports, actions, and regulatory direction required for compliance. The Contractor shall recover CFC refrigerants and ensure no release into the atmosphere when servicing air conditioning and refrigeration equipment in accordance with Federal and State requirements.

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

b. Hazardous Materials:

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

2. The Government will inform the Contractor in writing of any known hazardous material in a specific building. If the Contractor discovers or must disturb materials that are known or suspected to contain hazardous material, the Contractor shall report it to the COR or his/her designee(s) within 1 hour with a plan of action. The COR or his/her designee will review the plan of action and provide comments in writing prior to Contractor proceeding with work.

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

4. The Contractor shall maintain current inventory and Safety Data Sheets (SDS) for all hazardous on-site materials.

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

6. The Contractor shall establish procedures under the Resource Conservation and Recovery Act for disposal of hazardous waste (if applicable) used during the O&M of equipment and mechanical systems. This includes the accumulation, transportation, treatment, storage, or disposal of hazardous waste. The Federal regulations for hazardous waste are in Title 40 of the Code of Federal Regulations (40 CFR).

c. Fire Protection: Maintenance to National Fire Code Standards: Fire warning and protection systems, and all other applicable equipment, shall be maintained for the Government's review to meet all relevant National Fire Code standards, or local fire codes, whichever are more stringent. The Contractor shall ensure that staff is fully trained and proficient in operating, responding to, and verifying the operation integrity of the fire protection systems and immediately available during the Contractor's Regular Working Hours or within 1 hour during other than Contractor's Regular Working Hours in case of building emergencies.

Task 3: Other Contracted Work at the NRC Headquarters

The CO may undertake or award other contracts for additional work, and the Contractor shall fully cooperate with such other Contractors, NRC CO, or COR. The Contractor shall prudently schedule work, in conjunction with the additional work, as may be directed by the COR, CO or his/her designee(s). In addition, the Contractor shall not commit or permit any act, which will interfere with the performance or work by another Contractor, or NRC CO or COR.

Task 4: Operations

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

a. Plan, organize, and direct the execution of the O&M service contract in concert with the COR.

b. Maintain and manage the Plan of Operation.

c. Conduct equipment PM and repairs.

d. Provide documentation, record keeping and reporting.

e. Conduct meetings, maintain communications, collect information and maintain reporting systems.

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

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

h. Direct the operation and servicing of mechanical equipment included, but not limited to, all equipment in asset inventory.

i. Coordinate and communicate actions with building tenants to ensure customer satisfaction.

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

k. Maintain an updated equipment inventory.

a. Manage warranty compliance and claims for the benefit of the Government.

l. Communicate and integrate with other building service functions.

m. Maintain the garages free of old and excess building materials and debris. Note: the contractor is allowed to keep a small dumpster on site. The size and location of the dumpster must be approved by the COR prior to bringing on site.

n. Provide other building basic services, such as handyman services (hanging pictures, plaques, whiteboards, and signs, install door stops, coat hooks, soap, toilet paper, towel dispensers, etc.),

o. Provide building systems support (fire alarm, sprinkler, HVAC, etc.)

p. Escort other NRC Contractors performing O&M-related building projects up to $2,000 in labor or material per task.

Task 5: Staff Availability

The Contractor will assure that its staff and sub-contractor staff are available to the buildings at all times. The personnel assigned to the buildings, the personnel providing backup support, and their supervisor must maintain instantaneous communication (cellular telephone, radio, etc.) to allow contact by the Government, 24 hours per day, 7 days per week.

At the time of contract award, the Contractor shall provide the CO and the COR with telephone numbers which may be used at any time to directly contact, as necessary, the Facility Manager (FM), Deputy Facility Manager (DFM), the Technical Supervisor (TS), and Chief Engineer (CE) at their homes or at other locations away from the NRC headquarters buildings. During other than Regular Contractor's Working Hours, one of the managers (FM, DFM, TS or the CE) shall be available to arrive at the NRC headquarters buildings within 1 hour of NRC telephonic notification to respond to emergencies. In addition, the Contractor shall provide the Government (COR and the CO) a monthly up to date Contractor manager's on-call list with home and cell phone numbers.

Task 6: Service Requests

a. The Contractor shall refer to Sections C.7.3.2.i and C.7.3.2.j for their responsibilities in performing its daily survey of the operation of the NRC headquarters equipment and systems and for service requests which may result in repair work. In addition, the COR may issue a request to the Contractor at any time, to investigate and/or to take any necessary corrective action. Service requests are referred to throughout this section as FIXIT service requests. The Contractor will receive FIXIT service requests on its computer hardware and software. When responding to a FIXIT and the occupant is not present at his or her workstation, the Contractor shall leave a "company calling card" that includes the technician's name, action taken or to be taken, date, time, service ticket number, and how the Contractor should be contacted for follow-up action or question.

b. Types of FIXIT Service Requests:

FIXIT service requests are classified as Emergency (including total building emergency), Urgent, or Routine, as detailed below:

1. Emergency:

Emergency calls shall be regarded for purposes of this contract as those FIXIT service requests in which the work consists of correcting failures which, in the judgment of the CO or COR, constitute an immediate danger to the health and safety of building occupants or the general public and will cause a critical equipment failure keeping the NRC from completing its mission. There will be instances where emergency service will be requested through email or telephone but will be followed up with a FIXIT request.

Examples of emergencies include, but shall not be limited to, broken water pipes; gas, oil, chemical or other noxious vapor leaks; major air conditioning or heating failure;

overflowing toilet; electrical power outages; electrical problems which have the potential to cause fire or shock; building damage caused by terrorist attacks; national emergencies and any service request from the OWFN 16, 17, or 18 floor.

Performance Requirement:

In the instance where the CO or COR shall designate a FIXIT, e-mail or telephone communications service request as an "Emergency," the Contractor shall report to the site of the emergency immediately following verbal and/or written notification during Regular Contractor's Working Hours, or within one hour following notification during other than Regular Contractor's Working Hours, including weekends and holidays.

Upon arrival at the site, the Contractor shall correct the problem within 1 hour or as agreed upon between the Contractor and the COR. If efforts to complete correction of the emergency problem extend beyond the conclusion of the Contractor's Regular Working Hours, the Contractor shall remain at the site until correction of the problem is completed and the problem shall be regarded as a basic contract service. If, however, the work cannot be completed due to circumstances beyond the fault or control of the

Contractor as determined by the Government, the Contractor and the COR shall mutually agree upon a new completion schedule. Any material not on-hand and necessary to resolve the problem shall be obtained expeditiously via the Contractor's vehicle for local pickup, courier or overnight delivery. If a completion schedule cannot be agreed upon, the CO may issue a unilateral decision for a completion time for the effort.

Total Building Emergency:

In the event of a total building emergency, which shall include but not be limited to, fires, civil demonstrations, bomb threats, floods, explosions, earthquakes, enemy attacks, hazardous spills or other similar emergencies as determined by the COR, the COR shall be designated as the "Facilities Technical Advisor" in accordance with the OEP (to be provided at the Bidder's Library I Question and Answer (Q&A) Sessions for Individual Offerors and at time of award). Upon the COR’s notification of a total building emergency to the Contractor, the FM shall immediately, during the Contractor's Regular Working Hours or within 1 hour during other than Contractor's Regular Working Hours, report to the Command Center as directed by the COR. For fire alarm events, the Command Center shall be set up by the COR on the first floor lobby of OWFN opposite the guard's desk and outside the Fire Control Room in TWFN for the Damage Control Team to receive information regarding the total building emergency from the COR. For all other events, the COR will notify the FM the location of the Command Center. The COR shall provide technical direction to the FM to coordinate that Damage Control Team's assistance throughout the emergency. The Damage Control Team is designated as Contractor employees under the supervision of the FM who are needed to provide technical assistance during the total building emergency.

Damage Control Team:

The Damage Control Team's responsibility shall include, but not be limited to, providing assistance to the local fire department and/or other emergency response teams, securing the mechanical and electrical systems as directed by the COR, operating fire control and alarm systems, and verifying the operation integrity of the fire protection systems. Within 2 hours following the resolution of each building emergency or false alarm, the Contractor shall attend or chair a "lessons learned" meeting and 24 hours afterwards submit to the COR a report detailing the facts of the emergency, actions taken, problems identified, and any lessons learned with corrective actions to be taken.

Occupant Emergency Plan:

The Contractor shall ensure that all of the Contractor's employees are familiar with NRC headquarters OEP (to be provided at the Q&A Sessions for Individual Offerors and at time of award). On the effective date of the contract, and on a semi-annual basis thereafter, the Contractor shall conduct training sessions to ensure that the Contractor's employees are familiar with their assignments as a member of the Damage Control Team. The Contractor shall submit a written notification to the COR, within 5 business days after completion of each training session, to certify that training of all its employees has been successfully completed. On an annual basis, the NRC Emergency Coordinator shall schedule orientation sessions with the Government in which the FM, DFM, TS and CE shall participate. During these sessions, the FM or DFM, shall be responsible for describing the fire protection system to the evacuation monitors and shall conduct tours of the NRC headquarters buildings for the purpose of demonstrating the fire protection system.

2. Urgent:

Urgent calls shall be regarded for purposes of this contract as those events generating FIXIT, service requests occurring during Contractor's Regular Working Hours which pose or may cause a major disruption of vital services or impact the missions of the agency. Examples of urgent calls include, but are not limited to, inoperative electrical circuits, flush valve stuck open, security door not closing, and failed A/C units in critical service areas.

Performance Requirement:

The Contractor shall arrive at the site within 30 minutes and correct the problem within 2 hours or less. If efforts to complete correction of an urgent problem extend beyond the conclusion of the Contractor's Regular Working Hours, the Contractor shall recommence the work at 5:00 a.m. on the following workday.

If, however, the work cannot be completed due to circumstances as determined by the Government to be beyond the fault or control of the Contractor, the Contractor shall enter a request for extension in the FIXIT system and the COR and Contractor shall mutually agree upon a new completion schedule. Any material not on-hand needed to resolve the problem shall be obtained expeditiously via the Contractor's vehicle for local pickup, courier or overnight delivery. If a completion schedule cannot be agreed upon, the CO may issue a unilateral decision for a completion time for the effort.

3. Routine:

Routine is considered as an inconvenience but otherwise does not affect employee's ability to perform work. Routine calls shall be regarded, for purposes of this contract, as all remaining FIXIT service requests occurring during Contractor's Regular Working Hours and not designated as emergency calls or urgent calls as described above (inconvenience but otherwise does not affect usual service).

Performance Requirement:

The Contractor shall respond promptly after receipt of a routine call, and complete the work within 48 hours of receipt of a work request during the Contractor's Core Coverage Hours. If, however, the work cannot be completed within 48 hours due entirely to circumstances beyond the fault or control of the Contractor, the Contractor shall enter a request for extension in the FIXIT system and the COR and Contractor shall mutually agree upon a new completion schedule. If a completion schedule cannot be agreed upon, the CO may issue a unilateral decision for a completion time for the effort.

c. Reporting Requirements for FIXIT Service Requests:

1. The Contractor is required to closeout each service request daily (as completed) to include the date and time the Contractor responded to the FIXIT service request, a description of the problem, corrective action taken, the date and time corrective action was completed, the name of personnel who corrected the problem, total staff hours expended, a description and cost of any materials/supplies used, and the name of Contractor personnel who performed the quality control inspection. Closeout of FIXIT service request where the work has not been completed is unacceptable. The Contractor's service personnel must assure that the requested repair or service is completed. If there are questions to the nature or location of the requested repair or service, the Contractor is to contact the requestor in person, by telephone or email and verify the information so the requested repair or service can be completed. If the time to complete the request is longer than the time allotted by the classification of request and due to incorrect or incomplete information provided by the requestor, the Contractor should request an extension.

Task 7: Emergency Diversion of Workforce

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

Task 8: General Maintenance

Maintenance is the work undertaken to keep a facility premises and its contents in good repair and efficient working order to agreed acceptable standards. Maintenance includes, but is not limited to, the processes/procedures necessary to maximize the efficient operation and the useful life of equipment, systems, and structures. It includes the responsibility for the care, quality, and management of the work undertaken within the NRC headquarters buildings to ensure services are provided in a way that assures the highest level of employee customer satisfaction and fiscal responsibility to the taxpayers.

At least once during the first year of this contract, and as necessary to maintain the appearance of the rooms, doors and equipment, the Contractor shall paint (excluding air handling rooms) the mechanical rooms, shops and storerooms, including the floor and equipment, in the established color scheme. Painting shall be performed at a time approved by the COR.

The Contractor shall perform all work with minimum interference to the Government operation and personnel. The Contractor shall schedule with the COR, not less than 48 hours in advance, all temporary outages of any utility services or security equipment and fire alarm systems required for the performance of work using a NRC Building Permit.

All outages required after Government's Regular Work Hours and affecting Government operations, shall be approved by the COR unless otherwise specified. The Contractor shall place a "repair pending notice" at the repair site for any pending repair that is not completed by the end of the Contractor's Regular Work Hours. The Contractor shall note the repair to be made, the technician's name and a point of contact within the contractor's organization for questions. The Contractor shall replace all furniture to its original position after completing all repair or maintenance services in a work site. The Contractor shall not remove, without prior approval, any papers or personal belongings in the work site when performing repairs or maintenance service.

The Contractor shall maintain an adequate storage of spare parts, materials, supplies and expendable items to ensure uninterrupted operation of the buildings. The Contractor shall also have access to readily available sources of supply parts, materials, and supplies to ensure uninterrupted operation of the buildings. The Contractor shall also have a vehicle on site to allow the pickup of parts, materials, and supplies to ensure uninterrupted operation of the buildings.

Task 9: Equipment and Systems

Facility premises and contents, as defined, include but are not limited to:

• air-conditioning equipment and systems

• air-handling/distribution equipment and systems

• aviation warning lights

• domestic water equipment and systems

• drinking water systems- units (point of use systems)

• electrical equipment, overhead lighting, and transformer switchgear systems

• fire protection and detection equipment and systems, fire suppression and extinguishers

• heating equipment and systems

• HVAC system controls and energy management systems

• sanitary sewage equipment and systems

• storm drainage equipment and systems (interior and exterior)

• underground utility systems

• cafeteria utility systems

• curtain wall systems

• architectural and structural systems

• parking garage and ground level parking facility

• convenience store, child care center, fitness center, jogger shower, and credit union facility systems

• electrical drop down projection screens

• above-ground glass structure connecting the OWFN and TWFN buildings (Link)

• conference room moveable partitions

• OWFN cafeteria refrigeration, cooking equipment, dishwasher equipment and other Government-owned equipment (excluding sink strainers)

• OWFN and TWFN cafeteria exhaust hood, fans, and duct

• outside furniture and structures, exterior lighting, driveways, vehicle barrier systems, (excludes landscaping)

• OWFN elevator, power stabilization transformers

The revised equipment labeling plan will be approved by the COR within 14 calendar days after submission. Equipment identification numbers shall be permanently affixed to the equipment by means of professional stenciling or other COR-approved method.

A joint inspection of the NRC headquarters facilities, grounds, equipment, and operating systems shall be conducted by the Contractor and COR prior to each contract option period renewal. The Contractor shall be liable for the correction of all deficiencies associated with the Contractor's responsibility for maintaining the facilities, grounds equipment, building equipment, and operating systems under the basic contract services.

Task 10: Preventative Maintenance (PM) Program

The Contractor shall adhere to maintenance programs that are consistent with the manufacturer's recommendations, GSA Guide Card standards, the Contractor's proposed Plan of Operation, and industry best practices (whichever is most stringent).

Any changes to the maintenance program shall be continually updated in the monthly report.

All PM of critical equipment shall be performed by journeyman level qualified personnel who are fully knowledgeable and experienced in inspecting, testing, and maintaining buildings similar to NRC headquarters and have a minimum of 3 years of field experience. Testing work on high and low voltage electrical power distribution systems shall be performed only by Master level electricians, accredited as certified by the National Electrical Testing Association or equivalent testing organizations or licensed by State officials approved by the COR, and have a minimum of 3 years of field experience.

The journeyman level mechanics may be assisted by qualified helpers in conformity with local trade practices. All PM shall be performed during the Contractor's Regular Working Hours with the exception of any equipment that shall disrupt service to the building.

Performance of maintenance on this equipment shall be conducted after 6:00 p.m.

Monday through Friday and anytime on weekends and holidays. The costs for all PM performed during this period shall be considered Basic Contract Services up to $2,000 per PM. Any costs above $2,000 per PM will be borne by the Government as a Reimbursable Work Request. The Contractor shall notify the Government one month prior to scheduled PM work over the $2,000 threshold with the appropriate requests and estimate(s).

It is estimated that 50 percent of PM must be completed after hours (after 6:00p.m.) and equipment back in services by 5:00a.m. (Monday- Friday), or at a reasonable time as agreed to by the COR.

The Contractor shall inspect all fired and unfired pressure vessels (tanks) annually. The Contractor shall post the completed inspection certificate or other form approved by the COR on or near the fired and unfired pressure vessels. The Contractor shall, subject to the dollar thresholds specified herein, correct all deficiencies identified during PM inspections.

The contractor is responsible for providing annual service contracts through an OEM certified vendor for the following systems/components. All required periodic inspection and testing with reports shall be included. Completed inspection reports shall be submitted to the COR within 5 business days after completion. Additionally, labor rates and response times for repairs shall be included.

OWFN/TWFN Fire Alarm and Suppression Systems OWFN Base Building Chillers TWFN Base Building and Tenant Chillers OWFN Uninterruptible Power Supply (UPS) (2nd floor) TWFN Uninterruptible Power Supply UPS (5th floor, qty. 2) OWFN/TWFN Energy Management System

Vehicle Barrier System OWFN/3WFN Lobby Turnstiles OWFN/TWFN Revolving Doors (qty. 5) OWFN/TWFN Emergency Generators (qty. 4) OWFN/TWFN Davit Systems

Costs for the service contracts will be included in basic services. Repairs above the normal inspection preventative maintenance tasks will be subject to the $2,000 limit for the contractor.

Performance Requirement:

a. The Contractor shall submit to the COR 60 calendar days after contract operations takeover a schedule of the basic services preventive maintenance to be completed during the following year. The Contractor shall perform preventive maintenance services for each piece of equipment and system listed in the Equipment Inventory List. The Contractor shall adhere to the PM schedule and standards that is reflected in the manufacturer’s standards, GSA Guide Card standards or the Contractor’s proposed PM plan of Operation (whichever is most stringent). The Contractor shall provide a written explanation to the COR for review and approval when the Contractor has determined that deviation from these standards is necessary in performing PM services. Within 60 days after starting services the Contractor will provide a PM deficiency identification and abatement program including a schedule to complete identified deficiencies.

Acceptable Performance Level:

a. The Contractor shall perform preventative maintenance on equipment within specified periods.

Surveillance Plan:

a. The COR, CO, or his/her designee, will be responsible for performing random and scheduled inspections.

Minimum Acceptable Standard:

a. The minimum acceptable standard for preventative maintenance is 85% of the quarterly PM workload completed by the end of the applicable week, month, or calendar year; or as agreed to by the COR. The quarterly PM workload will be calculated by the number of quarterly PM items. Schedule of monthly/quarterly PM items is provided by the Contractor.

Bonuses/Deductions*:

Workload completed Bonus/Deductions 100% + $2,000 96-99% + $1,000 85-95% +/- $0 80-84% - $1,000 75-79% - $2,000

*Note: An additional $500 deduction for each 5% deficiency thereafter (following the pattern above, starting with 74%)

Task 11: Repairs

Individual operational adjustments, repairs or replacements due to malfunctions, or breakdowns, or degraded performance that do not exceed $2,000 per incident for labor, replacement parts and/or material, are the sole responsibility of the Contractor. The Contractor shall report any need for a repair which will exceed the $2,000 labor, parts and material threshold, to the COR, CO or his/her designee(s) immediately. The Contractor shall not start work on any repair where labor, parts and material are above the $2,000 threshold, until ordered to do so by the COR, CO or his/her designee(s) (if the Government chooses to use the Contractor as opposed to an outside source). The Contractor must submit a detailed proposal which identifies costs for labor, parts, material and/or subcontractor pricing to the COR, CO or his/her designee(s). The COR, CO or his/her designee(s) will authorize the Contractor in writing of proposal acceptance and approval to move forward with the repairs. All prime Contractor indirect and/or mark-up costs shall have been considered or included in the price for basic contract services in the normal work to be performed under this contract (e.g., overhead, general and administrative costs, profit and supervision) and, therefore, shall not be applied to reimbursable services under the set amount of projected reimbursable services in this contract.

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

Repairs That Do Not Exceed $2,000:

a. A repair is defined as work required preventing a breakdown of a piece of equipment or systems, or the restoration of service after a breakdown or failure of equipment or system. Additionally, a repair is defined as all architectural and structural maintenance and repair services which shall prevent damage and premature deterioration to equipment, architectural and structural components. This does not include equipment and systems design changes, modifications, or upgrades.

b. Performance Requirement:

The Contractor shall perform all required equipment, systems, and architectural and structural repairs identified as a result of the Contractor's quality control inspection activities, the Government's quality assurance surveillance activities, and through FIXIT requests.