SOW FINAL IRS FA Replacement SOW Design-Build Services April 2026.pdf

Design-Build Services Statement of Work, V8.0 IRS Fire Alarm System Replacement, IRS Headquarters, DC0022

U.S. General Services Administration Office of Program and Project Management

Office of Federal and Leasing Projects

Statement of Work for Design-Build Services

PROJECT IDENTIFICATION

Project Title: IRS Fire Alarm Modernization - Design-Build Services Building: IRS Headquarters Building ID #: DC0022 Building Location: 1111 Constitution Avenue, NW

Washington, D.C. 20224 Project Authorization: VDC00239 Kahua Number: 19845

SOW Author: Danielle Jones

APRIL 2026 CUI 1 of 41 Back to Top

TABLE OF CONTENTS

1. PROJECT INFORMATION 4

1.1. PROJECT SUMMARY 4

1.2. PROJECT BACKGROUND 4

1.3. CONTRACT TYPE 5

1.4. DELIVERY TYPE 5

1.5. PROJECT OBJECTIVES 5

1.6. PROJECT SCHEDULE 5

2. SCOPE OF WORK 6

2.1. PROJECT REQUIREMENTS 6

2.2. PROJECT SITE REQUIREMENTS 9

2.3. STANDARDS AND CRITERIA DOCUMENTS 11

2.4. CUTTING & PATCHING REQUIREMENTS 13

2.5. NATIONAL HISTORIC PRESERVATION ACT (NHPA) REQUIREMENTS 14

2.6. NATIONAL ENVIRONMENTAL POLICY ACT (NEPA) REQUIREMENTS 15

2.7. ACCESSIBILITY REQUIREMENTS 15

2.8. SAFETY AND OCCUPATIONAL HEALTH REQUIREMENTS 15

2.9. FIRE PROTECTION AND LIFE SAFETY REQUIREMENTS 16

Any deviations from these requirements shall be specifically approved by the regional fire protection engineer. Waivers for International Building Code or NFPA 72 requirements will not be granted. 17

2.10. HAZARDOUS MATERIAL REQUIREMENTS 21

2.11. BUILDING CONTROL SYSTEMS, INCLUDING BUILDING AUTOMATION SYSTEMS (BAS)

AND BUILDING MONITORING AND CONTROL (BMC) SYSTEMS 22

2.12. CONNECTIONS TO FEDERAL GOVERNMENT BUILDING SYSTEMS NETWORKS (BSN) 23

2.13. COMMISSIONING 23

2.14. PROJECT MANAGEMENT INFORMATION SYSTEM (PMIS): KAHUA 23

2.15. MANUFACTURER REQUIREMENTS 23

3. DESIGN STAGE 23

3.1. PRE-DESIGN PHASE 24

3.2. DESIGN PHASE 24

4. CONSTRUCTION STAGE 29

4.1. GENERAL 29

4.2. PERMITTING 29

4.3. CONSTRUCTION SCHEDULE 30

4.4. CONSTRUCTION PROGRESS REPORTS 31

4.5. SHOP DRAWINGS / PRODUCT DATA SUBMISSIONS 31

4.6. SCHEDULE OF INSPECTIONS AND TESTS 32

4.7. CONSTRUCTION INSPECTIONS 32

APRIL 2026 CUI 2 of 41

4.8. SPECIAL INSPECTIONS 33

4.9. COMMISSIONING 33

4.10. QUALITY CONTROL PLAN 33

4.11. SAFETY PLAN 36

4.12. COORDINATION OF WORK 36

4.13. REQUESTS FOR INFORMATION 36

4.14. MODIFICATIONS / CHANGE ORDERS 36

5. CONTRACT ADMINISTRATION 36

5.1. CONTRACTOR’S STAFF 36

5.2. MEETINGS 37

5.3. COMMUNICATION 38

5.4. PROJECT CLOSEOUT 38

5.5. SCHEDULE OF VALUES 40

5.6. FEE & PAYMENT 40

5.7. GOVERNMENT FURNISHED PROPERTY 40

6. ATTACHMENTS 41

APRIL 2026 CUI 3 of 41

1. PROJECT INFORMATION

This section provides an overview of the project.

1.1. PROJECT SUMMARY

The existing emergency voice fire alarm system at IRS has reached the end of its useful life and needs to be replaced. The fire alarm system in the Internal Revenue Service Headquarters Building is antiquated and does not meet current GSA facility standard or building code requirements. The existing Edward Signal, EST 3 fire alarm system was installed with analog devices. The fire alarm system is a general evacuation sequence. The fire alarm system monitors manual pull stations, spot-type detectors, duct detectors, sprinkler system, emergency generator, heat detectors, etc. There was a head-end system upgrade to include voice capabilities in the building in 2017. The manufacturer no longer supports the equipment, nor are spare parts readily available. The reliability of the system is questionable and if the system fails the building and occupants will be without a centralized way to be notified in the event of an emergency. The main fire alarm control panel is located in a security office near the main entrance. A new emergency voice communication system shall be installed to ensure operational integrity of the building fire alarm system, improve long-term maintenance capabilities, and avoid costly building disruptions if the existing fire alarm system experiences failures. The existing system needs to be upgraded to provide emergency voice communication features and to comply with the National Fire Alarm Code and current GSA requirements. See Section 2.1 for detailed project requirements.

The D/B Contractor shall coordinate work and gain approvals required in this Statement of Work (SOW) with the Contracting Officer (CO) and Contracting Officer’s Representative/Project Manager (COR/PM) as required.

1.2. PROJECT BACKGROUND

The Internal Revenue Service Headquarters Building is a federal building which serves as the headquarters of the Internal Revenue Service. It is located at 1111 Constitution Avenue, Northwest, Washington, D.C. (corner of 12th Street). The IRS Headquarters Building is a principal part of the Federal Triangle District, which extends from 4th street west between Constitution and Pennsylvania Avenues to 15th street. Construction of the Federal Triangle began in the late 1920's and was finally completed in the 1990's with the construction of the Ronald Reagan Building. Its historic architectural structures define the axis between the Capitol Building and the White House. This building houses 2,600 employees of the IRS headquarters staff, including the Office of the Chief Counsel of The Treasury Department. The building contains 1,404,880 gross square feet and 63 courtyard parking spaces. The building is a Type IB construction and NFPA 220 construction Type II(222). The building is fully sprinkler protected and considered Group-B occupancy as defined by the IBC

This project includes the design and installation of a new and complete digital/addressable network voice evacuation system, a new bi-directional amplifier two-way radio communications enhancement system, and a new two-way communication system at the (Internal Revenue Service Headquarters Building). The system shall include all wiring, raceways, pull boxes, terminal cabinets, outlet and mounting boxes, control equipment, alarm and supervisory signal initiating devices, alarm notification appliances, and all other accessories and miscellaneous items required for complete operational systems even though each item is not specifically mentioned or described. The scope will include the monitoring of existing Elevator, Computer Room, and other remote Fire Alarm Control Panels existing in the building. Devices connected to these remote panels shall remain.

APRIL 2026 CUI 4 of 41

All construction work is to take place within an occupied Government facility during non-operating hours. The existing fire alarm system must remain operational during construction. The Government anticipates that the final phase of the project shall consist of demolition and recycling or disposal of the existing system.

1.3. CONTRACT TYPE

This contract is a firm fixed-price contract. The services required shall include, but shall not be limited to, the following:

● Contract Management

● Professional Architect/Engineer Services

● Construction Services including Materials, Labor, and Supervision

● Professional Inspection and Testing Services

1.4. DELIVERY TYPE

The project is a Design-Build delivery type.

1.5. PROJECT OBJECTIVES

To be considered successful, the project must achieve the following objectives:

● Deliver the project on time and within budget

● Complete the project with no security violations or safety incidence

● Establish and maintain positive relations with the tenant(s), public authorities, jurisdictions and neighborhood

● Ensure a safe work environment during construction for workers and authorized visitors on the construction site

● Manage the completion of the project with the spirit of partnering and without litigation

● Provide timely reports and communications

● Ensure that all sensitive documents are handled, distributed, archived and destroyed according to established project procedures

● Follow all security requirements in the delivery of this project

1.6. PROJECT SCHEDULE

The overall Period of Performance shall be 815 calendar days from Notice To Proceed (NTP) to Project Closeout, based on the following:

● Design Services 275 calendar days after NTP

● Submit All HSPD-12 Clearance Applications Not Later Than 95% Design Submission

● Construction to Substantial Completion 436 calendar days after 100% Approval

● Project Closeout (as defined in Section 5.4.) 104 calendar days after Substantial Completion

APRIL 2026 CUI 5 of 41

2. SCOPE OF WORK

This section details the technical requirements and constraints for which the D/B Contractor is responsible.

The Scope of Work indicated is not intended to limit the design of the D/B Contractor’s Architect/Engineer (A/E). Variation from the Scope of Work will be considered by GSA, if the proposed change is within the construction budget limitations, meets the objectives for the project, and results in an improved design. The Contracting Officer and the COR/PM must approve all proposed changes to the Scope of Work.

2.1. PROJECT REQUIREMENTS

2.1.1. Base Bid

D/B contractor to provide all management, engineering, design, labor, and materials to install a new network digital addressable emergency voice alarm communication system, network digital-addressable emergency voice alarm communication system, a new bi-directional amplifier two-way radio communications enhancement system, and a new two-way communication system throughout the building. The existing building fire alarm system shall remain operational throughout the duration of construction.

D/B contractor shall be responsible for providing the services of an A/E to provide a complete set of construction documents prior to system installation. Construction documents shall include all architectural, electrical, mechanical, and fire protection design efforts, and shall include any special considerations for historical preservation, lobby finishes, and hazardous materials abatement. The fire alarm design shall be performed by a fire protection engineer in accordance with the requirements of PBS Interim Core Building Standards. Fire alarm design shall include all control equipment and initiating devices required to interface with existing building HVAC, emergency power (life safety), security (door locking/turnstiles), elevator, and fire pump/sprinkler systems. At a minimum construction documentation shall include floor plans showing location of all fire alarm control equipment, initiating devices, notification appliances, vertical and horizontal network circuit locations, system architecture riser diagram, and operational matrix. Upon acceptance of the “Issue for Construction” set of construction documents by the government the contractor shall provide a set of NFPA 72 compliant shop drawing submittals that have been reviewed and approved by the fire protection engineer of record, and any other submissions required by the contract documents or specifications.

D/B contractor shall be responsible for hiring the services of the building’s preferred vendor for Operations and Maintenance support, or technicians for fire alarm, sprinkler/fire protection, and elevator system support for the installation, inspection, and acceptance of the new fire alarm system.

D/B contractor shall be responsible for providing the services of a third-party fire protection engineer to witness NFPA 72 required acceptance testing and confidence testing on behalf of the GSA regional fire protection engineer. The third-party fire protection engineer may not be the fire protection designer of record for the fire alarm system.

Minimum Design and Installation Requirements:

Any deviations from these requirements shall be specifically approved by the regional fire protection engineer. Waivers for International Building Code or NFPA 72 requirements will not be granted.

APRIL 2026 CUI 6 of 41 https://www.gsa.gov/real-estate/design-and-construction/facilities-standards-for-the-public-buildings-service

● Provide a networked digital addressable emergency voice communication system in accordance with the most recent requirements of PBS Interim Core Building Standards, International Building Code, and NFPA 72, National Fire Alarm and Signaling Code. The emergency communication system must provide an automatic voice message in response to the receipt of a signal indicative of a fire emergency. Manual control with the capability of making live voice announcements must also be furnished to provide occupants notification on either a selective or all-call basis. Fire alarm control panels and remote transponder panels shall be distributed throughout the building such that a single panel serves no more than three

(3) floors.

● Fire alarm system must have a minimum of three distributors in the general area that can service the fire alarm system.

● Where remote fire alarm control panels are installed, they shall be provided at a terminal cabinet location. Each remote fire alarm control panel shall be powered from a wiring riser specifically for that use or from a local emergency power panel located on the same floor as the remote fire alarm control panel. Where remote fire control panels are provided, equipment for notification appliances may be located in the remote fire alarm control panels.

● Provide a secondary remote command fire alarm control panel with manual paging and emergency notification messaging capabilities in the tenant security command center.

Priority control of the building fire alarm system shall be with the fire alarm control panel located in the fire command center. Visual indication of the fire alarm control panel with control functions shall be provided. There shall be a soft key request and grant access process with a minimum 15-second timeout between the two command center locations.

● Provide system capability for the initiation of pre-recorded emergency notification messages from the main and secondary command fire alarm control panels. Message verbiage to be determined and approved during the design phase of the project.

● Provide a separate elevator smoke detection control panel in each elevator machine room.

Elevator smoke detection control panels shall not be part of the building fire alarm system network. Elevator smoke detection control panels shall be monitored by the base-building fire alarm system for alarm, supervisory, and trouble conditions via control relays and monitor modules.

● All fire alarm signals (i.e., alarm, supervisory, and trouble signals) must be automatically transmitted to a supervising station evaluated by Underwriters Laboratories (UL) to UL Standard 827, Central Station Alarm Services (UUFX Category Code). The communication methods used to transmit signals to the supervising station must meet the requirements in NFPA 72. Two different communication paths are required to be provided. Contractor to consider other communication methods approved by the GSA regional fire protection engineer and GSA IT in lieu of POTS connections.

● Provide a listed surge protection device on the supply side of each fire alarm control panel for overvoltage protection in accordance with the requirements of NEC.

● Provide manual fire alarm boxes (pull stations) throughout in accordance with the spacing and location requirements in NFPA 72. Manual pull stations installed in public areas located on the ground floor of a building must be equipped with a protective cover to prevent unwanted alarms without restricting legitimate operation.

APRIL 2026 CUI 7 of 41 https://www.gsa.gov/real-estate/design-and-construction/facilities-standards-for-the-public-buildings-service

● When smoke detection is installed in rooms having high voltage equipment, the smoke detection must not be installed directly above the high voltage equipment.

● Replace existing fire/smoke door closure hardware with integral smoke detection with new ceiling mounted smoke detection, electromagnetic door hold open devices, and new UL-listed fire exit door closing hardware. D/B contractor shall not be responsible for any adjustments to the existing doors that do not permit self-closing or self-latching (only the door closers themselves).

● Duct smoke detectors and associated operations must be provided as outlined in NFPA 90A.

Operation of a duct smoke detector must initiate a supervisory signal at the fire alarm control panel.

● The design for achieving the required minimum dBA levels from audible notification appliances must take into consideration all building construction materials such as carpeting, hard surfaces, walls, doors, etc., and any other materials that can cause sound level attenuation and/or clarity problems in the placement and location of all audible notification appliances. In addition, all new emergency communication systems must include audible notification appliances in all normally occupied rooms and spaces unless an engineering analysis demonstrates adequate sound levels will be achieved without appliances in each room or space.

● Fire alarm speakers must be installed in elevator cars and exit stairways; however, they must only be activated to broadcast live voice messages (e.g., manual announcements). The automatic voice messages must be broadcast through the fire alarm speakers on the appropriate floors, but not in stairs or elevator cars.

● To prevent external tapping of the audio/speaker circuit(s) serving a sensitive compartmented information facility (SCIF), any of the following methods are permitted to be used:

oSelf-amplified speakers oRemote dedicated amplification oRemote signal modules

● All alarm signals transmitted from any fire alarm system initiation device must activate the respective building audible and visible notification appliances to notify the occupants.

oException: Where approved by the GSA Regional Fire Protection Engineer, smoke detectors used solely to initiate elevator recall and smoke detectors located at doors for the exclusive operation of automatic door release are permitted to initiate a supervisory signal in lieu of an alarm signal.

● The fire alarm and emergency communication system must be designed for selective evacuation. The GSA regional fire protection engineer must establish a dialogue with the project team fire protection engineer to determine specific evacuation strategies for the building and subsequent operational features of the fire alarm system. This includes, but is not limited to, determining how and where the “fire zone” and “safe area zone” messages are used. The visible alarm notification appliance circuits must not be activated on floors designated as safe area zones.

● Two vertical risers (e.g., supply and return inter-connected network circuits Class X) must be installed as far from each other as practicable so that a single fire does not impact both risers.

The two vertical risers must be protected as follow:

APRIL 2026 CUI 8 of 41 oBuildings that are protected by an automatic sprinkler system installed in accordance with NFPA 13, and circuits installed in metal raceway meet a pathway survivability of Level 1 as defined in NFPA 72.

● The horizontal interconnections between the two vertical risers must be protected as follows:

oBuildings that are protected by an automatic sprinkler system installed in accordance with

NFPA 13, and circuits installed in metal raceway meet a pathway survivability of Level 1 as defined in NFPA 72.

● All circuits (speaker/audio, SLC, network, and/or power) necessary for the operation of the notification appliances must be protected until they enter the evacuation signaling zone (usually a floor) as follows:

oBuildings that are protected by an automatic sprinkler system installed in accordance with

NFPA 13, and circuits installed in metal raceway meet a pathway survivability of Level 1 as defined in NFPA 72.

● A minimum of two distinct fire alarm audible notification appliance circuits and a minimum of two distinct visible notification appliance circuits must be provided on each floor.

● Provide a minimum of two (2) Class B Signaling Line Circuits (SLC) per floor. The system must be designed and installed so that a single open, wire to wire short, or any other Class B impairment on an SLC does not affect more than 2,415 m2 (26,000 ft2) of gross floor area.

The floor SLCs must be isolated from the SLC risers and network.

● New two-way communication systems for occupant use that are installed in area of refuge(s), elevator landing(s), and elevator lobby(s) must meet the following requirements:

oTwo vertical risers (e.g., supply and return inter-connected network circuits Class X) must be installed as far from each other as practicable so that a single fire does not impact both risers.

oAll pathways must comply with NFPA 70.

oTwo-way communication systems installed in buildings that are protected by an automatic sprinkler system installed in accordance with NFPA 13, and circuits installed in metal raceway meet a pathway survivability of Level 1 as defined in NFPA 72.

● Auditorium and the vestibule next to it are considered historic spaces and will require special design considerations.

● Construction and design is required to meet all new construction requirements per PBS Interim Core Building Standards.

● Childcare center fire alarm system shall be tied into the new fire alarm system.

● Childcare fire alarm system shall also be upgraded, replaced and redesigned to meet code requirements.

● Childcare center shall be designed to the latest GSA Childcare design guide.

● The project is not a change in use of space.

● The project is not a change in occupancy.

● All designs must be fully approved prior to the start of any construction.

2.2. PROJECT SITE REQUIREMENTS

2.2.1. Work Restrictions

The D/B Contractor shall survey the entire worksite and review existing documentation to be familiar with the existing conditions. This includes all areas of the building, structure, and site affected by the

APRIL 2026 CUI 9 of 41 https://www.gsa.gov/real-estate/design-and-construction/facilities-standards-for-the-public-buildings-service https://www.gsa.gov/real-estate/design-and-construction/facilities-standards-for-the-public-buildings-service removal and demolition work, and alterations and new construction work, prior to initiation of design work.

During the construction period, the D/B Contractor shall have full use of the designated premises for construction operations, including full use of the indicated work site, limited only by the Government's right to perform work, or retain other contractors to perform work, on portions of the project. The D/B Contractor shall limit the use of the premises to the work areas indicated, and to allow for Government occupancy and public use.

The building is to remain fully operational throughout the entirety of the project, with no disruption to tenant operations. All work areas must be cleaned at the end of every work day.

The work shall be sequenced to minimize disruption to building occupants, visitors, and maintenance activities. To the greatest extent feasible, demolition work should not take place until supplies are on hand to perform new work.

The D/B Contractor shall coordinate all work activities with the GSA Building Manager and the COR/PM to ensure that proper security and access arrangements are made without impact on the construction schedule.

2.2.2. Working Hours

2.2.2.1. Government Occupied Hours

Government personnel are scheduled to occupy the building during the following hours on weekdays, Monday through Friday, except for established Government Holidays, 6:00 AM to 6:00 PM.

2.2.2.2. Contractor's Working Hours

All work is required to be performed outside of Government Occupied Hours.

Work accomplished outside of Government Occupied Hours shall be performed at no additional cost to the Government. The D/B Contractor shall submit a proposed schedule and gain the COR/PM approval at least 72 hours before proceeding with any work during Government Unoccupied Hours.

2.2.3. Loading Dock

Use of the existing loading dock facilities will be shared with Government activities on a first-come-first-served, wait-your-turn basis. The loading dock is available for the delivery of materials, tools, and supplies between the hours of 8:00 AM to 4:00 PM. Loading dock activities shall be coordinated with the GSA Building Manager a minimum of 72 hours in advance.

2.2.4. Parking

Limited parking is available on-site. 3 parking spots will be made available for the D/B Contractor’s use.

2.2.5. Staging and Storage

APRIL 2026 CUI 10 of 41

The D/B Contractor may be provided a staging area within the building, contingent upon GSA approval, and provided that its use will not interfere with operations of the Government. No GSA employees will assist with unloading/loading of vehicles(s). The D/B Contractor shall provide all personnel and equipment needed for unloading, moving, and assembling the materials.

2.2.6. Dumpster

No space is available on-site for a dumpster. Material is expected to be hauled off at the end of each work shift. Use of existing building dumpsters and trash bins is strictly prohibited.

2.2.7. Restrooms

Restrooms are available for use as designated the Building Manager.

2.2.8. Freight Elevator

A freight elevator is available for use at the project site.

2.2.9. Existing Conditions

All Government property or systems displaced, altered, or damaged during the performance of this contract other than stated in this SOW shall be restored to its original condition at no cost to the Government. These repairs, if needed, shall be executed immediately when the Contractor is notified by the Contracting Officer that such repairs are required due to actions by the contractor or his/her subcontractors.

2.2.10. Electrical Circuits Updates

The D/B Contractor shall update the circuit-panel index for every electrical circuit modified as a part of this SOW. The D/B Contractor shall update the panel schedule for all new circuits added, and identify all new outlets by indicating the electrical room, panel and breaker identification. All junction boxes shall be labeled with panel and breaker numbers.

2.3. STANDARDS AND CRITERIA DOCUMENTS

The D/B Contractor shall ensure that all design, work performed, and materials used, under this scope of work are in accordance with the guidelines, codes and specifications of the following associations and agencies. Any conflicts or ambiguities within, or among, the referenced Standards and Criteria Documents, or any deviations from requirements contained in the Standards and Criteria Documents, shall be reported to the COR/PM in writing, for determination as to applicability. The Contractor shall use the most recent versions of these documents issued at the time the RFP for the project is issued. In the event that there are conflicting requirements, the more stringent of the two shall be used.

2.3.1. GSA Requirements

● PBS Interim Core Building Standards including all applicable Standards, Criteria and Guides listed therein

● PBS P-120, Public Buildings Service Cost and Schedule Management Policy Requirements

● PBS Order 3490.3 CHGE 1, “Security for Sensitive Building Information Related to Federal

Buildings, Grounds, or Property”, March 22, 2021

● PBS CAD Standards, March 10, 2021

APRIL 2026 CUI 11 of 41 https://www.gsa.gov/real-estate/design-and-construction/facilities-standards-for-the-public-buildings-service https://www.gsa.gov/directives/files?file=2023-06%2FFinal%20Directive_PBS%20Cost%20and%20Schedul%20Management.pdf https://www.gsa.gov/directives/files?file=2023-08%2FPBS_34903_CHGE_1_Secur_for_Sen_Build_Inform_Related_to_Fed_Build%2C_Grounds%2C_or_Property_%28Final_Word_3-22-21%29_CC044070_RV_3-30-21.pdf https://www.gsa.gov/directives/files?file=2023-08%2FPBS_34903_CHGE_1_Secur_for_Sen_Build_Inform_Related_to_Fed_Build%2C_Grounds%2C_or_Property_%28Final_Word_3-22-21%29_CC044070_RV_3-30-21.pdf https://www.gsa.gov/system/files/PBS_CAD_Standard-2021.pdf

● IAQ Guidelines for Occupied Buildings under Construction by SMACNA

● Occupational Safety and Health regulations for Construction and General industry; 29 CFR Parts

1926 and 1910

● International Code Council Codes (ICC)

● National Fire Protection Association (NFPA) National Fire Codes and Standards

● Egress issues shall meet NFPA 101 Life Safety Code

● ANSI NETA Standards

● OFM COBie Playbook (see attachments)

● PBS EASi/EDMS File Naming Requirements (see attachments)

● Section 889

● PBS Building Commissioning Guide (September 2020)

● National Historic Preservation Act of 1966, as amended, and its implementing regulations (36

CFR 800)

● SECTION 28 48 00 - EMERGENCY RADIO COMMUNICATION ENHANCEMENT

SYSTEM (ERCES) (see attachments)

● SECTION [28 3176][28 3164] - [FIRE ALARM VOICE EVACUATION SYSTEM][FIRE

DETECTION AND FIRE ALARM SYSTEM] (see attachments)

● HISTORIC STRUCTURES REPORT MARCH 1981 (see attachments)

● Secretary of the Interior’s Standards for the Treatment of Historic Properties (36 CFR 68)

● ADM 1020.3A: GSA Procedures for Historic Properties (February 2024)

● 40 CFR 61 National Emission Standards for Hazardous Air Pollutants

● 40 CFR 763 Asbestos

● 49 CFR 107 Hazardous Materials Program Procedures

● 49 CFR 172 Hazardous Materials Table, Special Provisions, Hazardous Materials

Communications, Emergency Response Information, and Training Requirements

● EPA Mold Remediation Guidelines, September 2008

● Section 02085 - Asbestos Abatement Procedures (see attachments)

● GSA BIM Guide 02 - Spatial Program Validation (see attachments)

● GSA BIM Guide 07 - Building Elements (see attachments)

● GSA BIM Guide 08 - Facility Management (see attachments)

2.3.2. Tenant Agency Requirements

None

2.3.3. Stakeholder Requirements

None

2.3.4. Building Management and Controls (BMC) and Federal Government Building Systems Network (BSN) Connection Requirements

● 7002.1 ADM GSA Smart Buildings

● Smart Buildings Implementation Guide Requirements (see attachments)

● Smart Buildings Program Guide (see attachments)

● GSA Data Normalization for Building Automation Systems (see attachments)

APRIL 2026 CUI 12 of 41 https://insite.gsa.gov/organizations/public-buildings-service/design-and-construction/odc-resources/bim?term=bim https://insite.gsa.gov/cdnstatic/PIB_18-02_Attach_6_File_Naming_2018_04_19.pdf https://www.gsa.gov/system/files/GSA_Commissioning%20Guide_Sept_2020_Final_0.pdf https://www.achp.gov/sites/default/files/regulations/2017-02/regs-rev04.pdf https://www.achp.gov/sites/default/files/regulations/2017-02/regs-rev04.pdf https://www.nps.gov/tps/standards/four-treatments/36cfr68.pdf https://www.gsa.gov/directives/files?file=2024-02%2FCC048583%20ADM%201020.3A%20Procedures%20for%20Historic%20Properties.pdf https://www.ecfr.gov/cgi-bin/text-idx?tpl=/ecfrbrowse/Title40/40cfr61_main_02.tpl https://www.ecfr.gov/cgi-bin/text-idx?tpl=/ecfrbrowse/Title40/40cfr763_main_02.tpl https://www.ecfr.gov/cgi-bin/text-idx?tpl=/ecfrbrowse/Title49/49cfr107_main_02.tpl https://www.ecfr.gov/cgi-bin/text-idx?tpl=/ecfrbrowse/Title49/49cfr172_main_02.tpl https://www.ecfr.gov/cgi-bin/text-idx?tpl=/ecfrbrowse/Title49/49cfr172_main_02.tpl https://www.epa.gov/sites/production/files/2014-08/documents/moldremediation.pdf https://www.ecfr.gov/cgi-bin/text-idx?tpl=/ecfrbrowse/Title49/49cfr172_main_02.tpl https://insite.gsa.gov/directives-library/gsa-smart-buildings-70021-adm

● GSA National Capital Region Advanced Metering Systems (AMS) Guide (see attachments)

● Niagara NiCS Statement (see attachments)

● Security and Privacy Controls for Federal Information Systems and Organizations, NIST 800-53

● Guide to Industrial Control Systems (ICS) Security, NIST 800-82

● GSA IT Building Technology Technical Reference Guide (BTTRG) (see attachments)

● Telecommunications Distribution Design Guide, Telecommunications and Infrastructure

Standards (see attachments)

● GSA Order 2100.1M GSA Information Technology (IT) Security Policy (see attachments)

● IT Security Procedural Guide: Key Management CIO-IT Security-09-43 (see attachments)

● IT Security Procedural Guide: Building Monitoring and Control (BMC) Systems Security

Assessment Process CIO-IT Security-16-76 (see attachments)

● IT Security Procedural Guide: Managing Enterprise Cybersecurity Risk CIO-IT Security-06-30

(see attachments)

● 2180.2 CIO GSA Rules of Behavior for Handling Personally Identifiable Information (PII) (see attachments)

● 2181.1 ADM Homeland Security Presidential Directive-12, Personal Identity Verification and

Credentialing, and Background Investigations for Contractors (see attachments)

● 2100.2C CIO P GSA Wireless Local Area Network (LAN) Security guide (see attachments)

● GSA IT Policy Requirements Guide 12-2018 (see attachments)

● GSA IT Security Procedural Guide: Security and Privacy Requirements for IT Acquisition

Efforts CIO-IT Security-09-48 (see attachments)

● GSA IT Security Procedural Guide: SSL TLS Implementation Guide - CIO-IT Security 14-69

(see attachments)

● PBS Technology Policy (see attachments)

2.4. CUTTING & PATCHING REQUIREMENTS

Destructive testing is permitted to expose concealed conditions during the Design Phase.

The D/B Contractor shall replace, patch, and repair material and surfaces cut or damaged by methods and with materials in such a manner as not to void any existing warranties.

All substrates must be inspected and defects repaired prior to installing new material or finish. All replacement and new materials shall match the existing in material, dimensions, color and finish. All material selections and/or mock-ups need to be reviewed and accepted by the COR/PM and Tenant Agency prior to ordering.

2.4.1. Structural Systems

Do not cut structural beams or major structural elements without the written review and approval of a Licensed Structural Engineer. Additionally, the COR/PM shall obtain review and acceptance from GSA’s OPDQ’s structural engineer and A/E’s structural engineer. Prior to cutting and/or drilling through any structural member, the Contractor shall conduct ground penetrating radar, or similar type of investigative measure to prevent cutting concealed material. Submit structural calculations sealed by a Licensed Structural Engineer to the COR/PM concurrently for acceptance.

APRIL 2026 CUI 13 of 41 https://nvlpubs.nist.gov/nistpubs/SpecialPublications/NIST.SP.800-53r5.pdf https://nvlpubs.nist.gov/nistpubs/SpecialPublications/NIST.SP.800-82r2.pdf

Do not cut and patch structural elements in a manner that would change their load-carrying capacity or load-deflection ratio.

2.4.2. Operational Systems

The D/B Contractor shall not cut and patch operating elements, safety related systems, or related components in a manner that would result in reducing their capacity to perform as intended, or that would result in increased maintenance, or decreased operational life or safety.

2.4.3. Visual / Finishes

The D/B Contractor shall not cut and patch construction exposed on the exterior, or in occupied spaces, in a manner that would, in GSA's opinion, reduce the building's aesthetic qualities, or that would result in visual evidence of cutting and patching. The Contractor shall remove and replace construction that is cut and patched in a visually unsatisfactorily manner.

Patched areas shall be neatly trimmed prior to patching. Feather all patches to provide a complete and finished surface. Paint all exposed work provided under the contract including all patched areas, and exposed areas uncovered during demolition, to provide a complete and finished project. Paint patched areas and surrounding areas to the nearest break in wall surface, or other building line to provide a neat and finished appearance. All paint shall match adjacent painted surfaces. Protect all surrounding areas including fixtures, furniture, floors and accessories from paint splatter and droppings. Clean and restore all areas splashed with paint.

Any work related to removing equipment, brackets, supports, etc. that leaves holes or damaged surfaces on the floor, walls, and ceilings, shall be patched with the same adjacent material and finish.

2.5. NATIONAL HISTORIC PRESERVATION ACT (NHPA) REQUIREMENTS

This building is listed in the National Register of Historic Places. The D/B Contractor shall coordinate design and construction documents with the GSA Regional Historic Preservation Office (RHPO). The RHPO will provide guidance on preservation zones and appropriate treatments. The resulting proposed design/preferred alternative will be the basis for the Section 106 consultation with the DC State Historic Preservation Office (SHPO), if required.

● Recommendations shall be in compliance with the Secretary of the Interior's Standards and Guidelines for the Treatment of Historic Buildings.

● All recommendations shall be reviewed by the GSA RHPO. The RHPO will review all submissions in their entirety for impact on restoration, rehabilitation and renovation zones as defined in the HSR.

For an overall fire protection plan and to emphasize the project team’s responsibility to address fire protection and to preserve the historic integrity of historic structures, the project team must explore alternative approaches outlined in state rehabilitation codes, International Existing Building Code, and national performance-based codes to resolve conflicts between prescriptive code requirements and preservation goals. In addition, the requirements and recommendations in NFPA 914 must be considered for rehabilitation projects in historic structures. Early and frequent coordination between the architects, state historic preservation officer, regional historic preservation officer, preservation specialists, external review groups, and the project team’s fire protection engineer is needed for timely resolution of conflicts between fire safety and preservation goals. Before the design development submission for a project in a historic building, the project team fire protection engineer must consult

APRIL 2026 CUI 14 of 41 with the GSA regional historic preservation officer and the GSA regional fire protection engineer regarding the impact of the fire protection design features as required.

In historically significant spaces, notification appliances should be placed to minimize destruction of ornamental surfaces. Application of special finish treatments outside of the standard factory process should be coordinated with, and approved in writing by, the manufacturer to ensure that UL labels and appliance performance are not compromised.

In historically significant spaces, smoke detectors should be placed to minimize destruction of ornamental surfaces. Where ceilings are elaborately embellished, explore alternative detection products and approaches such as air sampling detection, projected beams, low-profile spot detectors, recessed installation, or custom-coating detector housings to blend with ornamental finishes.

Application of special finish treatments outside of the standard factory process should be coordinated with, and approved in writing by, the manufacturer to ensure that UL labels and detector performance are not compromised. Smoke detector housings should be removed before application of special finishes.

2.6. NATIONAL ENVIRONMENTAL POLICY ACT (NEPA) REQUIREMENTS

Pursuant to paragraph 5.3 of the PBS NEPA Desk Guide (Oct 1999), this action is covered by an Automatic CATEX and requires no checklist.

2.7. ACCESSIBILITY REQUIREMENTS

Architectural Barriers Act Accessibility Standard (ABAAS) is mandatory for all GSA projects. If local accessibility standards exist, the D/B Contractor shall follow the most stringent requirements between the local standards and ABAAS.

The building ABAAS accessibility shall be maintained at all times.

2.8. SAFETY AND OCCUPATIONAL HEALTH REQUIREMENTS

The D/B Contractor and all subcontractors shall comply with the safety and health standards and guidelines referenced in Section 2.3.1 as well as the following requirements:

GSA NCR Safety and Health are the authority having jurisdiction (AHJ) for all safety and health concerns at all GSA owned facilities.

The D/B Contractor shall provide a site-specific Safety and Health Plan that includes job hazard analysis, bloodborne pathogens, emergency response, personal protective equipment (PPE) requirements, hazard mitigation, hazardous energy control (lock out/tag out), arc flash requirements, hazardous noise, confined space, crane plans, fall protection, chemicals being used onsite, trainings/ certification, and when safety toolbox meetings will occur.

The D/B Contractor shall provide Safety Data Sheets (SDSs) for all substances/ materials to be used in the performance of this contract to the onsite O&M shop. The Contractor will ensure all personnel wear the appropriate personal protective equipment required by the SDSs.

APRIL 2026 CUI 15 of 41

The D/B Contractor shall ensure that all hazards at the end of the workday/ project end are mitigated to ensure that the site is not left in an unsafe condition (e.g., fall, confined space, excavation, chemicals, walkways).

The D/B Contractor shall ensure a first aid kit is available at the site and that all employee injuries and incidents are reported to the COR immediately for reporting to GSA Safety and Health.

The D/B Contractor shall ensure that all hazardous energy sources are locked and tagged out, arc flash procedures are followed to include all PPE, lock out/ tag out (LOTO), labeling, demarcation of zones, and all 1-line drawings are updated. All new electrical must be updated on the inside electrical panel door, all wires are run correctly, and wires are labeled.

All equipment and material that is owned by the contractor/subcontractor must be labeled with the contractor's contact name and cell number for rapid identification during inspections or emergency situations.

The D/B Contractor shall only use extension cords with three (3) prongs (ground) and only use them for temporary power on a daily basis. All extension cords will be inspected before use for damage, frayed electrical, exposed wires, and must dispose of all damaged extension cords. Damaged extension cords cannot be repaired with electrical tape and must be replaced with new to prevent electrical shock hazards and fire. Extension cords cannot be plugged into outlets that have appliances or essential equipment plugged into them. The GFCI extension cord adaptors can be used to prevent tripping of electrical services.

The D/B Contractor shall not store chemicals, equipment, debris, or trash in or around electrical rooms/ panels, in hallways, stairwells, on stairs, or in authorized spaces at any time.

The D/B Contractor shall not permit any contractors/ employees from entering a confined space, accessing the roof top areas without the proper clearance, fall protection, RF Radiation hazard areas, or any other area deemed unsafe by the COR or GSA NCR Safety and Occupational Health.

The D/B Contractor will ensure compliance with all confined spaces with attention to the entry of permit required confined spaces. The contractor is responsible for working with the O&M contractor and building manager for compliance with the site confined space program.

The D/B Contractor shall at any time be able to submit inspection documentation and training documentation for its employees to the COR and GSA NCR Safety and Occupational Health personnel.

All accidents must be reported to the COR immediately and any injuries to personnel must be reported to the COR and NCR Safety and Health immediately with updates hourly until the situation is addressed. A written report shall be submitted within 24 hours of the injury to the COR and NCR Safety and Health. Incidents without injury must submit a written report to the COR within 24 hours.

2.9. FIRE PROTECTION AND LIFE SAFETY REQUIREMENTS

GSA’s Fire Protection Engineers are the authority having jurisdiction (AHJ) for all GSA owned facilities.

GSA regional fire protection program office requests third-party fire protection engineering services for design review, submittal review, and third-party acceptance testing on behalf of the regional fire

APRIL 2026 CUI 16 of 41 protection engineer. Third-party fire protection engineering services will be included within the scope for construction management. Additional third party fire protection engineering services scope requirements will be included in the construction management services scope of work.

Any deviations from these requirements shall be specifically approved by the regional fire protection engineer. Waivers for International Building Code or NFPA 72 requirements will not be granted.

2.9.1. Egress/Life Safety

● D/B Contractor’s fire protection engineer shall provide code analysis using the latest requirements of the International Building Code, NFPA codes and standards, and any other applicable requirements. Code analysis shall include, at a minimum, applicable construction codes and standards, use and occupancy identification, construction type, height and area requirements, fire resistant rated construction requirements, vertical opening separation requirements, interior finishes, fire protection systems, life safety systems, and egress requirements. The technical egress requirements of NFPA 101 shall be used in lieu of the International Building Code.

● D/B Contractor’s fire protection engineer shall provide occupant load and egress capacity calculations.

● Demonstrate compliance with NFPA 101 requirements for illuminated exit marking signage and emergency lighting.

● Demonstrate compliance with IBC requirements for fire resistant rated partitions, walls, and interior finishes.

● Demonstrate compliance with NFPA locking and exit door hardware requirements.

● Demonstrate compliance with the safeguarding construction and alteration operations requirements of NFPA 241. Construction activities for tenant alterations or building modernizations shall be separated from the remainder of an occupied building with walls having a minimum 1-hr fire resistant rating with 45-min opening protectives, or shall be provided with an active sprinkler system and continuous smoke partitions throughout the duration of construction.

Construction phasing and/or separation walls shall be located in such a manner to maintain an NFPA 101 compliant egress arrangement for the remainder of the occupied building (dead-ends, common paths of travel, travel distances, etc.).

2.9.2. Fire Protection Systems

● Modify existing sprinkler systems in accordance with the latest requirements of International Building Code, and NFPA 13, Standard for the Installation of Sprinkler Systems. Sprinkler installation shall be performed by a licensed sprinkler contractor with a minimum of five years experience in the installation of sprinkler systems.

● Design of sprinkler modifications shall be performed by D/B Contractor’s fire protection engineer. Locations of required sprinkler system modifications and design criteria shall be included as a separate series of drawings in the design submission(s). Working plans sprinkler system layout shall be performed by a minimum NICET Level III or IV Water Based Systems Layout technician, or a licensed Fire Protection Engineer.

● Provide a notification panel to the Building Management office (G-518).

● Provide detailed installation shop drawings, in accordance with NFPA 13, "Working Plans”.

Drawings shall be drawn to an indicated scale on sheets of uniform size and be submitted to the

APRIL 2026 CUI 17 of 41

COR/PM for review and approval by the GSA regional fire protection engineer. Submittal information shall include but not be limited to the following:

○ Layout indicating details, plan view, elevations and sections of the system piping.

Indicate the location of sprinkler heads and piping in relation to the ceiling layout, showing pipe lengths and sizes.

○ Detailed riser diagram showing schematic of systems supply, supply connection, devices, valves, pipe and fittings.

○ Hydraulic calculations

○ Annotated manufacturer’s data sheets showing the specific model, type and size of each item.

○ The signature and seal of a licensed Professional Fire Protection Engineer, or a NICET

Level III or IV Technician.

● Perform hydrostatic testing of sprinkler piping in accordance with the requirements of NFPA 13.

● Final Inspection and Testing: Advise the COR/PM when hydrostatic and alarm tests have been completed and all necessary corrections made, so as to permit final inspection and testing.

Submit requests for testing at least 15 calendar days prior to the test date.

○ The final test shall be witnessed by the GSA regional fire protection engineer and/or the third-party fire protection engineer responsible for inspections and acceptance testing.

The D/B Contractor and an authorized representative from each supplier of equipment shall be in attendance at the final test.

○ Final testing shall include, but is not limited to, testing of all waterflow and tamper switches.

○ Provide all equipment, services and labor to properly perform all required tests.

● Each elevator bank shall contain a separate fire alarm panel for smoke detection.

2.9.3. Fire Alarm Systems

● Installation shall be accomplished by an electrical contractor with a minimum of five years experience in the installation of fire alarm systems.

● Design of fire alarm system modifications shall be performed by design-build team fire protection engineer. Locations of required fire alarm system modifications and the design criteria shall be included in the design drawing submissions as a separate series of drawings. Fire alarm initiating device and notification appliance shop drawing layout shall be performed by NICET Level III or IV fire alarm systems technician, or licensed fire protection engineer.

● Provide fire alarm initiating devices as needed in accordance with the requirements of International Building Code, and NFPA 72. Initiating devices to include but not be limited to manual pull stations, smoke detectors, duct smoke detectors, heat detectors, waterflow and tamper monitoring, and addressable control relays/modules. When modifying an existing fire alarm system all initiating devices shall be compatible with the existing make and model of the control equipment.

● Provide fire alarm notification devices as needed in accordance with the requirements of International Building Code, and NFPA 72.