2025-1125 - PREOCCUPANCY INSPECTION - SOW JUPITER - FOR SOLICITATION.pdf

UNCLASSIFIED

Jupiter Rising SOW – Third Party Independent Building Inspection 25 November 2025

Issued For: Solicitation Page 1 of 9

TASK ORDER

STATEMENT OF WORK FOR

THIRD-PARTY INDEPENDENT

BUILDING INSPECTION SERVICES

Pretoria, South Africa

Jupiter Rising : 5 Stand-Alone Houses Third-Party Independent Building Inspection Services

Project Location:

270 Jupiter Street, Waterkloof Ridge, Pretoria, South Africa

Issued for: Solicitation 25 November 2025

SENSITIVE BUT UNCLASSIFIED

Issued For: Solicitation Page 2 of 9

TABLE OF CONTENTS

I. SOW Execu�ve Summary (BLUF): Bo(om Line Up Front

II. Project Introduc�on

A. Current Context

B. Background Context

C. Purpose of the Inspec�on

D. OBO XCEL Spreadsheets – Required For Contractor Use and Final Report

III. Inspec�on Items: Primary Categories, Goals and Objec�ves

A. Primary Categories for Inspec�on Items Noted – See SOW for full descrip�on.

B. Establish and Develop an Itemized Remedia�on Es�mate (IRE)

C. Inform Future Decision-Making: Contractor Recommenda�on to Stay or Go?

IV. Inspec�on Items: Subcategories. See SOW for full descrip�on.

V. Local A/E (Contractor) Minimum Field Visit Requirements:

A. Field Visit #1 – (With Post) Tour of an “acceptable” example property: Regulus

B. Field Visit #2 – (Without Post) - Objec�ve and Unbiased Observa�on

C. Field Visit #3 – (With Post) – With all relevant prior project materials to Contractor

(USG Technical Requirements, Post Standard(s) Field Reports, etc

D. Subsequent Field Visit(s) - At Contractor Discre�on

VI. Contractor Requirements

A. Inspec�on Services

B. Systems and Equipment Opera�onal Tes�ng(s) – including method of Access

C. Recommend Area(s) for Selec�ve Demoli�on

D. Cost Es�ma�ng – Itemized Remedia�on Es�mate (IRE)

E. Warranty Review and Assessment (“Covered” versus “Uncovered”)

F. Mee�ngs with OBO and Post

VII. Contractor’s Final Deliverable (Final Report) – Organized by Individual Unit:

See SOW for more info, including schedule for DraE Report and Final Report.

VIII. Contract Administra�on: Points of Contact, Administra�ve and Legal Disclosures

Issued For: Solicitation Page 3 of 9

I. Statement of Work (SOW) - BLUF: This SOW defines building inspec�on and repor�ng services (hereaEer referred to as the “Inspec�on”) to be performed by the Building Inspec�on

Contractor (hereaEer referred to as the “Contractor”) at the Jupiter Rising housing complex in

Pretoria, South Africa (hereaEer referred to as the “Project”). This Inspec�on aims to assess known and unknown (latent and/or concealed) deficiencies in five (5) newly-constructed houses to iden�fy a list of remedia�on items required for incorpora�on before Embassy Pretoria

(hereaEer referred to as “Post”) could consider them ready for residen�al occupancy by USG.

II. Introduc0on

A. Project Loca0on and Status

Jupiter Rising is a compound of (5) single-family houses located at 270 Jupiter Street, Waterkloof

Ridge, Pretoria, South Africa. All (5) units are substan�ally complete, with a Cer�ficate of

Occupancy (CoO) issued late November 2025 by the City of Tshwane Metropolitan Municipality.

Currently, at the present �me, there is no housing shortage or other immediate or short-term staffing pressures bearing on Post to occupy any of these houses. These houses are vacant and will remain so throughout the en�re dura�on of this Inspec�on. Beginning early December

2025, a 90-day reten�on period applies where the Seller/Developer (hereaEer referred to the

“Builder”) shall be responsible for defects and latent deficiencies which become manifest.

B. Background Context

This Project has faced numerous challenges, most notably in Post’s dissa�sfac�on with construc�on quality and workmanship, and general disagreement that the USG Technical

Requirements as delivered by the Builder do (or do not) meet Post’s requirements (hereaEer referred to as “Post Standard”) for residen�al occupancy by the USG. Post is hesitant to fully-accept housing that does not meet Post Standard and may require costly ongoing maintenance, repairs and upgrades to avoid disrup�on to (and complaints from) USG occupants.

C. Purpose of this Building Inspec0on

This Inspec�on shall provide an independent assessment to determine how and to what extent the exis�ng units should be rehabilitated to successfully meet Post Standard for residen�al occupancy by the USG. In simple terms, this Inspec�on should help inform future decision-

Issued For: Solicitation Page 4 of 9 making, specifically if the current houses should be further remediated and occupied by the USG, or not. If the overall remedia�on burden is deemed too great, one poten�al alterna�ve for considera�on is to altogether offload (sell) the proper�es in their current as-built condi�on.

D. OBO-Required Tracking Templates (XCEL Spreadsheets)

OBO shall provide all XCEL tracking templates (XCEL Spreadsheets) to Contractor, which will be at

Contractor’s responsibility to use, manage and maintain for the dura�on of this Inspec�on. All

XCEL Spreadsheets will be finalized by the Contractor at the �me of project comple�on (pending inclusion of prior working reviews and commentary by OBO) and are required to be a(ached as exhibits to the Contractor’s Final Report.

III. Building Inspec0on: Goals and Objec0ves

A. Iden0fy Deficiency Categories. The essen�al goal of this Inspec�on is for Contractor to document all “Known” deficiencies (visible, ac�vely presen�ng) and “Unknown” deficiencies

(latent, concealed, and/or an�cipated by nature of deficient condi�ons replicated elsewhere).

All items included by the Contractor in this Inspec�on, will be categorized into the following:

1. USG Technical Requirements by Seller/Developer (Executed Purchase Agreement)

2. Post Standard (Post to provide an itemized descrip�on to Contractor at Field Visit #3)

3. Na�onal and Local Building Codes (None, if any, an�cipated as CoO already issued.)

B. Establish and Develop an Itemized Remedia0on Es0mate (IRE): For all ac�onable items required to remediate the units to meet Post Standard for residen�al occupancy. Each inspec�on noted by Contractor to include a ROM (Rough Order of Magnitude) cost expressed in USD to account for �me, materials and labor at prevailing local wages.

C. Inform Future Decision-making: Deliver an objec�ve, independent, unbiased recommenda�on whether the current assets should be further invested in (remediated), or offloaded (sold). OBO retains the exclusive end-of-line authority to make all final decision(s).

D. Required Qualifica0ons: The Contractor should be a licensed building inspector or licensed local architect with substan�al experience in work of this type and magnitude, and should perform the work in accordance with this SOW. The Contractor shall be supplemented as needed during the construc�on by qualified mechanical, electrical and plumbing (MEP)

Issued For: Solicitation Page 5 of 9 engineers, structural engineers, and civil engineers. OBO expects the Contractor to have exper�se with local building codes and construc�on standards and residen�al construc�on.

All deliverables and communica�on shall be in English. The Contractor’s team should consist of the following professionals at a minimum:

1. Licensed Architect

2. Licensed Civil Engineer

3. Licensed Structural Engineer

4. Licensed Electrical Engineer

5. Licensed Mechanical Engineer with Plumbing and HVAC specialty

IV. Secondary Categories (Subcategories)

All items categorized per Part III(A) above shall be further described by Subcategory, as follows:

A. Deficiencies in USG Technical Requirements (Seller/Developer and Builder Items)

B. Hazards to Health, Safety and Welfare: Ac�ve, imminent or likely / probable threats.

C. Risks to Ongoing Opera0onal Con0nuity: Threats and risks to safe, secure and con�nuous building opera�ons, including u�li�es (Electricity, Water, HVAC, Data, etc).

D. Unfilled / Unmet / Deficiencies in Delivery rela0ve to Post Standard(s).

E. Non-Conformance to Host Country (South Africa) Na0onal and Local Building Codes.

V. Minimum Inspec0on Requirements

A. Field Visit #1: Tour (With Post) of an exis�ng property deemed “acceptable” by Post

Standard (Regulus Project).

B. Field Visit #2: Conduct an ini�al site inspec�on to review known issues and gather visual informa�on for further inves�ga�on. Iden�fy areas for selec�ve demoli�on to be uncovered and opened for viewing. Include a Structural Engineer, Civil Engineer, and minimum one Engineer from Mechanical, Electrical, and Plumbing. Post will NOT be included on Field Visit #2 as the intent is to keep the Contractor’s first impressions and observa�ons “objec�ve” and “unbiased”. Contractor to iden�fy a list of requested area(s) for selec�ve demoli�on. OBO will approve the selec�ve demoli�on list taking Post’s comments into considera�on. No selec�ve demoli�on shall take place without prior OBO final approval.

Issued For: Solicitation Page 6 of 9

C. Field Visit #3: Contractor to perform follow-up observa�on and inspec�ons, including

“new” areas available for review following selec�ve demoli�on. Contractor to include a

Structural Engineer, Civil Engineer, and at minimum one Engineer from Mechanical, Electrical and Plumbing. Post WILL be included onsite for Field Visit #3. Before the walk takes place, Post will provide and discuss an itemized descrip�on of Post Standard(s) applicable to the Jupiter Rising complex.

D. Addi0onal / Subsequent Visits: As needed, per Contractor’s discre�on.

VI. Contractor Tasks

The Contractor shall perform the following tasks:

A. Inspec0on Services:

o Document exis�ng condi�ons photographically and through measured drawings.

o Assess all systems, elements, and finishes for condi�on, life expectancy, and compliance with the USG Technical Requirements (as included in the original executed Purchase Agreement), descrip�ons of Post Standard(s), and including all other applicable na�onal and local building codes and prac�ces. This includes:

1. Architectural Systems: Evaluate finishes, fixtures, and overall design for quality and compliance.

2. Structural Systems: Conduct visual inspec�ons of founda�ons, walls, beams, columns, and roof structures to assess integrity, safety, and conformity to design specifica�ons. Selec�ve demoli�on may be performed as necessary to inves�gate concealed condi�ons (e.g., behind walls, under flooring, or within roof structures).

3. Electrical Systems: Inspect wiring, outlets, fixtures, and panels for safety, func�onality, and compliance with electrical codes.

4. Mechanical Systems: Assess HVAC systems, plumbing, and other mechanical installa�ons for func�onality and compliance with standards.

5. Civil Infrastructure: Evaluate site infrastructure, including drainage systems, grading, and external works, for compliance and func�onality.

o Inves�gate local codes and regulatory requirements impac�ng acquisi�on.

Issued For: Solicitation Page 7 of 9 o Provide a wri(en report summarizing findings and conclusions.

B. Systems Opera0onal Tests:

o Verify func�onality of cri�cal systems (e.g., HVAC, plumbing, electrical).

o Record test data, including observed performance and issues requiring correc�on.

C. Recommend Area(s) for Selec�ve Demoli�on:

o Recommend area(s) of selec�ve demoli�on as necessary to inves�gate concealed condi�ons that cannot be assessed through non-destruc�ve means. This may include:

1. Opening walls, ceilings, floors to inspect structural elements, electrical wiring, or plumbing systems.

2. Removing small sec�ons of finishes to assess underlying condi�ons (e.g., water damage, mold, or structural deteriora�on).

o All selec�ve demoli�on must be pre-approved by the Embassy and documented in detail, including:

1. Loca�on and scope of demoli�on.

2. Jus�fica�on for the demoli�on.

3. Photographic documenta�on of condi�ons before, during, and aEer demoli�on.

o Ensure that all demoli�on is performed in a controlled manner to minimize damage and facilitate restora�on.

D. Cost Es0ma0ng and Itemized Remedia0on Es0mate (IRE):

o Prepare cost es�mates for all deficiencies, including labor, materials, and overhead.

o Each line item listed in the IRE must include the Primary Category (Part III) and

Subcategory (Part IV) and a rough order of magnitude cost (ROM).

o Contractor to use OBO’s XCEL spreadsheet(s) to coordinate, document and develop all aspects of the IRE.

E. Warranty Review: Contractor to review and evaluate items covered under warran�es and determine their applicability to iden�fied deficiencies. Make a recommenda�on which items could be addressed via Warranty, versus others which would likely require Post and/or OBO Funding.

Issued For: Solicitation Page 8 of 9

F. Mee�ngs:

o Contractor shall establish a weekly mee�ng series with Embassy and OBO. The first mee�ng (Project Kick-Off) shall be organized minimum 1 week in advance of the first site visit (Field Visit #1).

o Contractor required to provide Mee�ng Minutes aEer each mee�ng.

VII. Contractor’s Final Deliverable (Final Report)

A. BLUF (BoDom Line Up Front): Contractor Recommenda�on if the remedia�on required points toward a “Stay” or “Go” approach. (Item C, Part III). All suppor�ng informa�on to be provided aEer the BLUF, as recommended below. Contractor is encouraged to work directly with OBO (Tim Dowdy) on final formaQng and content to be included.

B. XCEL Spreadsheets (in both XCEL and PDF Format). This document includes the IRE and will serve as the official project record for archive and files.

C. Other Findings: Contractor to include other descriptors of deficiencies, including:

o Loca�on and condi�on.

o Cause and impact.

o Recommended correc�ve ac�ons.

o Iden�fica�on of hazardous condi�ons or materials.

o Defini�ons of technical terms used in the Final Report.

o Photos & Videos: High-resolu�on images indexed to floor plans and site plans.

D. Schedule (Deliverable Deadlines): DraE Report due within 30 days off Field Walk #3.

This DraE Report is subject to review and commentary by OBO and Post. Final Report is due no later than 90 calendar days from December 3, 2025. Note, only the Final Report requires prior approval (acceptance) by OBO, not by Post.

Issued For: Solicitation Page 9 of 9

VIII. Contract Administra0on

No addi�onal services shall be performed without prior wri(en authoriza�on from the

Contrac�ng Officer. Any modifica�ons must be documented and approved by the Contrac�ng

Officer, with prior acceptance and approval by OBO (Peter Tennant and Tim Dowdy).

An electronic copy (PDF) of Final Report shall be submi(ed to:

• Peter Tennant: TennantPJ@state.gov

• Timothy Dowdy: DowdyTA@state.gov

• Nicholas Karklins: KarklinsNS@State.gov

Hardcopies must be sent to:

Peter Tennant

1701 N. Fort Myer Drive

Arlington, VA 22209

USA