SOW for HRMAs (Osan AB).docx

Contract FA8903-21-D-0XXX Task Order FA8903-26-F-0XXX Attachment 1 29 December 2025

STATEMENT OF WORK

FOR

AE NEXT

INDEFINITE-DELIVERY, INDEFINITE-QUANTITY (IDIQ) MULTIPLE

AWARD TASK ORDER CONTRACT (MATOC)

FOR ARCHITECT-ENGINEER (A-E) SERVICES FOR TRADITIONAL TITLE I, TITLE II, AND OTHER A-E SERVICES

POOL 4: FACILITIES AND GENERAL INFRASTRUCTURE (Worldwide)

CONDUCT HOUSING REQUIREMENTS AND MARKET ANALYSIS (HRMA) FOR Altus AFB, Columbus AFB, Davis Monthan AFB, Dyess AFB, Edwards AFB, Goodfellow AFB, Offutt AFB, Robins AFB, Sheppard AFB, Tinker AFB, Vance AFB, Osan AB, and Yokota AB

Contract FA8903-21-D-0xxx Task Order FA8903-26-F-0xxx Attachment 1 29 December 2025 29 December 2025

CONTRACT SECTION C -- STATEMENT OF WORK

For Architect-Engineering (A-E) Services

PART A – INTRODUCTION

This statement of work (SOW) defines requirements for A-E services in support of the Air Force Civil Engineer Center (AFCEC). Place of performance shall be at various government installations in the United States or at various overseas government locations.

In carrying out each work assignment issued as a Task Order (TO) under the basic contract, the Contractor shall furnish the personnel, services, equipment, materials, facilities, and other requirements necessary for, and incidental to, the performance of work set forth herein.

Primary technical services shall be performed by individuals who are credentialed members of architectural, planning, science, and engineering professions. Disciplines include, but are not limited to, architects, landscape architects, engineering disciplines typically associated with engineers and scientists, planners, cost estimators, Computer Assisted Design and Drafting (CADD) technicians, publication writers/editors, technical writers, graphic artists, and Geographic Information System (GIS) analysts. Generally, a credentialed professional (a) is licensed (e.g., registered professional engineer) to practice in the state where a facility is located and (b) commands the necessary expertise, in terms of knowledge and experience, to undertake the specified task.

1.0 GENERAL SCOPE

The Contractor shall provide Other A-E Services for traditional projects and programs for the Air Force Civil Engineer Center (AFCEC), Planning and Integration Directorate, Housing Division (AFCEC/CIM). This task order is to develop a Housing Requirements and Market Analyses (HRMAs) for Altus AFB, Columbus AFB, Davis Monthan AFB, Dyess AFB, Edwards AFB, Goodfellow AFB, Offutt AFB, Robins AFB, Sheppard AFB, Tinker AFB, Vance AFB, Osan AB, and Yokota AB. All HRMA efforts under this task order are in direct support of the AF Family Housing Program.

1.1 Architectural-Engineering Services

1.1.1 Title I Services – Not Applicable

1.1.2 Title II services – Not Applicable

1.1.3 Other A-E Services

Services are design- and construction-related but are not connected with a specific construction project. The services may consist of fact-finding studies, surveys, and investigations. Excluded are services that need not be performed by a registered engineer or architect such as providing design and construction equipment or computer programs.

These efforts include advanced planning, programming, studies, investigations, sustainability and documentation, and other services not associated with a specific environmental project.

Services may include, but are not limited to, gathering, analysis, processing, and manipulation of various types of geospatial data and the integration of that data to provide decision support tools such as maps, drawings, and population of existing databases.

The general work efforts required to complete this scope include, but are not limited to the general category tasks outlined below, which are further described within this TO:

PART B – ADMINISTRATIVE AND MANAGERIAL REQUIREMENTS

The Contractor shall provide management, planning, performance measurement and cost status reporting pertinent to the performance of the requirements identified in the TO.

2.0 APPLICABLE DOCUMENTS

Comply with all applicable (1) federal, state, and local statutes, instructions, manuals, handbooks, regulations, guidance, policy letters, and rules (including all changes and amendments), and (2) Presidential Executive Orders in effect on the date of issuance of the TO, including Unified Facilities Criteria (UFC) and Unified Facilities Guide Specifications (UFGS). For work at overseas locations, the Contractor shall also comply with all applicable host nation statutes and agreements. The Contractor shall be responsible for identifying and complying with all applicable requirements as they pertain to the individual project requirements of each task order.

3.0 TASK ORDER MANAGEMENT, PLANNING, AND REPORTING SERVICES

Contractors shall plan project activities, including the development, implementation, and maintenance of project schedules, events, status of resources, report(s) on the activities, and progress toward accomplishing project objectives. Document for government review and approval the results of the project efforts for the TO.

3.1 Project Web Site – Not Applicable

3.2 WBS Requirements

Prepare and submit for approval a Work Breakdown Structure (WBS). The WBS shall be used to report the cost and schedule status for this project. All tasks required under the TO shall be included in the WBS. (CDRL B001)

3.3 Schedule and Planning Requirements

Provide schedules for tracking work progress. The SOW for specific TOs will indicate which of the following schedules are required. Project Planning Charts (PPCs) are recommended for less complex projects and Integrated Master Schedules (IMSs) are recommended for more complex projects.

3.3

3.3.1 Project Planning Chart (PPC)

The Contractor shall prepare and submit a PPC for approval. The PPC shall detail the project schedule and status using Gantt charts or other approved format, which shall depict percent complete for this task. Schedule activities shall be reported by the approved WBS. The contractor shall update the PPC monthly or as needed. (CDRL B002)

3.3.2 Integrated Master Schedule – Not Applicable

3.4 Cost and Status Reporting

Provide progress and cost reports as specified in the TO. Cost and status reports are listed below in order of increasing complexity. The individual TO will specify (1) if one or two of the following reports are required; and (2) if reports are required at the TO level or at the project level with a TO rollup. Contractor’s Progress, Status, and Management Reports (CPSMRs) with cost information are recommended for TOs under $500,000. TOs over $500,000 typically require (1) a CPSMR and (2) either a Performance and Cost Report (PCR) or a Funds and Man- Hours Expenditure Report (FMER). The TO will be evaluated independently to determine specific requirements.

3.4.1 Contractor’s Progress, Status, and Management Report

Prepare and submit a CPSMR. The CPSMR shall be used to review and evaluate the overall progress of the project, along with any existing or potential problem areas. The CPSMR shall include a summary of the events that occurred during the reporting period, discussion of performance, identification of problems, proposed solutions, corrective actions taken, and outstanding issues. Cost information may be included or omitted in this report as required in the TO. (CDRL B004)

3.4.2 Performance and Cost Report – Not Applicable

3.4.3 Funds and Man-Hours Expenditure Report – Not Applicable

3.5 Photo Documentation

Include in the HRMA report photo documentation of representative neighborhoods and housing in the local community. Label each photo with location, size, number of bedrooms, relevant amenities, and estimated monthly rental fee. No on-base photography is required. (Any photography on-base must be coordinated through the installation, customer, or facility Point of Contact (POC).)

3.6 Meeting/Teleconference Support

Attend and/or support meetings and teleconferences as required by the Contracting Officer’s Representative (COR) with the customer and/or government representative(s). The purpose of the meetings includes, but is not limited to, project kick-off, contract discussions, progress reviews, project scoping, planning, data validation, HRMA reviews, planning/programming activities, project status, general exchange of information concerning current and future activities, and participation in planning charrettes or what-if analyses. Telecoms and/or virtual meetings with installation are required. Status updates and other key information shall be accomplished using simple Microsoft Excel spreadsheets, or Microsoft Word documents. Contractor shall facilitate progress tracking and provide progress review and status updates at least monthly. The contractor shall develop and distribute minutes of all meetings and/or conference calls. (CDRLs B007, B008, B009)

PART C – A-E SERVICES

The contractor shall provide A-E services in support of facility and installation planning and programming activities. Activities must support and be directly related to or associated with real property activities.

4.0 TITLE I SERVICES – Not Applicable

5.0 TITLE II SERVICES – Not Applicable

6.0 OTHER A-E SERVICES - MILITARY FAMILY HOUSING (MFH) PLANNING AND PROGRAMMING

Develop, update, integrate, publish, and present installation planning and programming services as specified in the TO. Planning activities may include planning associated with managing the installation MFH needs and its associated infrastructure.

6.1 Professional Planning and Programming - Housing Requirements and Market Analysis (HRMA) The HRMA is a detailed study to determine the quantity, grade, and bedroom configuration of military housing that the U.S. Government must provide to ensure that all military personnel have access to acceptable housing. The housing requirements include all military personnel that a specific installation has the responsibility to house. The HRMAs shall document all aspects of the data elements, assumptions, methodology used and HRMA results. The HRMAs shall be developed in accordance with the 2005 AF HRMA Guidance Manual and other guidance and procedures that have been developed since publication of the 2005 Guidance Manual, and in accordance with DoD policy and methodology described in DoD Manual 4165.63. The contractor shall perform HRMAs as describe below.

6.1.1 Contractor shall develop a full HRMA (comprehensive and complete study) for Altus AFB, Columbus AFB, Davis Monthan AFB, Dyess AFB, Edwards AFB, Goodfellow AFB, Offutt AFB, Robins AFB, Sheppard AFB, Tinker AFB, Vance AFB, Osan AB, and Yokota AB to include a site visit.

6.1.2 The contractor shall establish a minimum housing requirement for military housing as defined by Air Force criteria that includes:

· Sufficient MFH to maintain a viable military community, housing for Key and Essential personnel and sufficient, suitable housing for military families.

· Unaccompanied personnel housing for those required to reside in government quarters to meet specific training or other requirements.

6.1.3 The contractor shall determine if there is sufficient, suitable, private sector housing for active-duty military and command sponsored civil service personnel not accommodated by the minimum housing requirement. The contractor shall conduct a HRMA as follows:

· Begins with the definition of a Housing Market Area,

· Is based on general economic theories of competitive markets,

· Quantifies housing supply and competing demand,

· Applies the Office of the Secretary of Defense (OSD) HRMA dynamic model, methodology and housing suitability standards outlined in DoD M 4165.63,

· Provides a basis for assessing a wide variety of housing markets encompassing CONUS and overseas Air Force military installations,

· Determine the total military family personnel housing requirement as the sum of the housing necessary to meet any shortfall in the private sector by pay grade and bedroom category plus the minimum housing requirement.

6.1.4 The contractor shall maintain the government furnished information (GFI) and all deliverables, comments from the government, responses to government comments, and all data and analysis information as it occurs for the benefit of review by the Installations, Detachments, HQ USAF/A4CAH, and AFCEC/CIMH.

6.1.5 Each HRMA Report shall follow the format and structure established under previously completed HRMAs and shall incorporate lessons learned revisions, where appropriate.

6.1.6 Suitability Determination – Documentation. Contractor shall include in all HRMA reports an additional section, or chapter, detailing how the suitability was determined for the specific installation. At a minimum, the following shall be included: a) summary description of the method used to determine suitability; b) determination of suitability for each criterion in the HRMA Guidance Manual; c) text describing the amenities and features that make the units or neighborhood suitable; and d) photos of typical suitable units, by cost band. The above data shall be adjusted accordingly, after the review and approval by AFCEC/CIMH.

6.1.7 HRMA Data Collection and Reports

6.1.7.1 Submittal 1 – Draft Government Data Call

The contractor shall develop and submit a draft Government Data Call that shall include a set of business rules and the GFI required by the contractor to complete this TO. AFCEC/CIMH will use the contractor-provided Government Data Call to send to the installations no later than 4 weeks prior to the site visits. AFCEC/CIMH will coordinate with the Detachments, base, and contractor to develop a schedule AFCEC/CIMH will provide the manpower authorization spreadsheet called the Integrated Manpower Requirements Document (IMRD). The IMRD is based on authorized AF manpower data. It is used to identify the number of AF personnel authorized at each base and estimates the number of families and unaccompanied members using historical assignment demographics. AFCEC/CIMH will send out this GFI to the base and/or Detachment for validation of AF manpower. The data call will request the installation identify authorized manpower for all non-AF tenants that the AF is responsible for providing housing. This manpower will then be used as the basis of the HRMA. It is expected that all government provided data will be delivered with sufficient time to allow review of the information prior to the start of the site visits, telecoms and/or virtual meetings with the installations. All government provided data, including manpower figures, should be fixed at that point, with no future changes that might cause a delay in the schedule. (CDRL A001)

6.1.7.2 As part of the government provided data, the installation will review the market area applied in the most recent HRMA and confirm if this market area is still representative of the 60 minute or 20-mile commute or identify recommended changes to the market area prior to the site visits, telecoms and/or virtual meetings with the installations. Should the market area in the previous HRMA be based on an exemption to current policy, the installation should confirm with Air Staff, AFCEC/CIMH and through the appropriate Detachment, prior to the site visit, that the exemption shall still apply to their installation.

6.1.7.3 Installation Site Visit – The contractor shall conduct one 2 to 5-day site visit at each installation undergoing a full HRMA. The purpose of the site visit is to brief installation government personnel and gather local housing market data required to complete the HRMA. Coordination must take place a minimum of 3 to 4 weeks before the scheduled site visit. The contractor shall collect information and local housing market data from local real estate and property managers and city/local planning departments and determine estimated drive times to verify housing market area boundaries.

6.1.7.4 Meeting 1 – Initial Base Conference Meeting. During the initial installation conference meeting, the contractor shall brief the installation commander (or designated alternate) on the HRMA process. This briefing package shall be made available for AFCEC/CIMH review prior to the site visits, telecoms and/or virtual meetings with the installations. Contractor shall meet with installation housing and asset management personnel to review/discuss the data call information provided and to obtain insights on the local housing market area. Contractor shall obtain input from the local housing office and determine estimated drive times to confirm housing market area boundaries. (CDRL B007)

6.1.7.5 Submittal 2 - HRMA Input Summary: Within 15 business days after the site visits, telecoms and/or virtual meetings with installations are completed, the contractor shall submit an Input Summary Report. The report shall include the following: (CDRL A002)

a) The contractor shall summarize the installation manpower by accompaniment status for start and end of planning period, non-AF tenant personnel, and the accompanied floor requirement. Include the previous installation HRMA projections with the manpower numbers for comparison. This comparison should include assigned manpower, number of families, number of unaccompanied personnel, and MFH occupancy levels. If these numbers differ by more than 10%, the contractor shall work with the installation to determine cause of the difference. Explanatory tables and text should be presented in the HRMA and Summary Report.

b) A summary of key market parameters (such as suitability factor, vacancy rates, etc.) obtained from the market research

c) The proposed housing market area

d) Any other significant data obtained from the installation, Air Staff, AFCEC/CIMH, Detachment, or through market research. The purpose of the HRMA Input Summary is to allow the installation and/or Detachment to concur with the parameters and input elements that will form the basis of the Preliminary HRMA Report. There is a cursory review period of five (5) business days for this deliverable. The contractor shall submit this deliverable to AFCEC/CIMH first for a cursory review. The contractor shall work with AFCEC/CIMH during the cursory review period to ensure nothing significant is overlooked. When approved by AFCEC/CIMH for general distribution, the contractor shall distribute this deliverable to reviewers as detailed in the CDRL. The Installation and Detachment shall have ten (10) business days after receiving this deliverable to agree, disagree, and concur or non-concur with the HRMA input summary, before the contractor proceeds with analysis and preparation of the Preliminary Report.

6.1.7.6 Submittal 3 – Preliminary HRMA Report: The Preliminary HRMA Report shall be submitted no more than 30 business days after the latter of receipt of approval of the market area, receipt of all government provided data, or Meeting 1. (CDRL A003)

6.1.7.6.1 There is a cursory review period of five (5) business days for this deliverable. The contractor shall submit this deliverable to AFCEC/CIMH, first for a cursory review. The contractor shall work with AFCEC/CIMH during the cursory review period to insure nothing significant is overlooked. When approved by AFCEC/CIMH for general distribution, the contractor shall distribute this deliverable to reviewers as detailed in the CDRL. The government will have 10 business days from the date of the general distribution to review and provide comments. (CDRL A003)

6.1.7.6.2 The contractor shall have five (5) business days to provide responses to comments. The contractor shall also update and re-run HRMA models as a result of updated data provided by the installation as part of the preliminary report review. (CDRL A003)

6.1.7.7 Meeting 2 - HRMA On-Board Review. As soon as possible after responses to the Preliminary HRMA comments have been provided, an HRMA On-Board Review (OBR) can be held if required by COR (AFCEC/CIMH). The OBR will be accomplished through teleconference or video teleconference, with prior agreement of all participants as to date and time. Contractor will provide support to the OBR as required. (CDRL B007, B008, B009)

6.1.7.8 Submittal 4 – Draft HRMA Report: The Draft HRMA Report shall incorporate all review comments and responses from the Preliminary Report. It shall be submitted within ten (10) business days after the responses to the Preliminary Report comments are completed; unless previously unidentified comments or information is provided by the government that require additional research. (CDRL A004)

6.1.7.8.1 There is a cursory review period of five (5) business days for this deliverable. The contractor shall submit this deliverable to AFCEC/CIMH first for a cursory review. The contractor shall work with AFCEC/CIMH during the cursory review period to insure nothing significant is overlooked. When approved by AFCEC/CIMH for general distribution, the contractor shall distribute this deliverable to reviewers as detailed in the CDRL. The government will have ten (10) business days from the date of the general distribution to review and provide comments. No new or additional government data should be submitted for consideration after this time.

6.1.7.8.2 Contractor shall have five (5) business days to provide responses to comments. The contractor shall also update and re-run HRMA models as a result of updated data provided by the government as part of the draft report review.

6.1.7.9 Submittal 5 - Final HRMA Report: The Final HRMA Report shall incorporate all Draft HRMA review comments that have been adjudicated by AFCEC/CIMH, AF/A4CAH, Detachment (if applicable), and installation. The Final HRMA Report shall be submitted within ten (10) business days after resolution of Draft HRMA review comments. A revised Final HRMA Report may be requested by COR, only if needed to incorporate any minor text revisions necessary to finalize comment resolution after back-check, or incorporate any minor comments provided by the Installation Commander during final report coordination. (CDRL A005)

6.1.8 Distribution and Schedule of Deliverables

6.1.8.1 There is a cursory review period of five (5) business days for all deliverables. The contractor shall submit all deliverables to COR and AFCEC/CIMH first for a cursory review. The contractor shall work with COR during the cursory review period to ensure nothing significant is overlooked. When approved by COR for general distribution, the contractor shall distribute deliverables to reviewers for obtaining government comments.

6.1.8.2 Distribution of deliverables to organizations shall be in accordance with Contract Data Requirements List (CDRLs). COR will provide e-mail addresses of organizations for transmittal of deliverables.

6.1.8.3 Schedule of deliverables

The following table provides a notional schedule of deliverables included in this TO:

Project Kick-off/Planning Meeting

7 days after award

HRMA Site Visit(s), Telecom(s) and/or Virtual Meeting(s)

As per approved PPC

Contractor Response to Govt Review Comments

As per approved PPC; 5 days

HRMA On-board Review

As per approved PPC; asap after response to Draft Report comments

Contractor Response to Govt Review Comments

As per approved PPC; 5 days

Contract FA8903-21-D-0XXX Task Order FA8903-26-F-0XXX Attachment 1 29 December 2025

6.1.8.4 All deliverables shall have Contract and TO number.

6.1.8.5 Detailed Backup Material

6.1.8.5.1 Lessons Learned Report. Contractor shall maintain a ledger to document lessons learned and provide a Lessons Learned Report (Submittal 6). Contractor shall develop and submit a draft of Lessons Learned Report for review and approval to AFCEC/CIMH. Lessons Learned Report shall include an analysis of significant review comments, lessons learned, and recommendations for improvement of Air Force HRMA process. (CDRL A006)

6.1.8.5.2 As part of the closeout of this TO, the contractor shall provide detailed backup material (Submittal 7) including, but not limited to: (CDRL A007)

6.1.8.5.2.1 Supporting data used in development of key assumptions;

6.1.8.5.2.2 Supporting data used in making estimates and projections;

6.1.8.5.2.3 A summary of key HRMA tables, in electronic Excel spreadsheet format.

6.1.9 Additional Analysis and Technical Support

Additional HRMA Analysis and Technical Support is required to address unanticipated requests from AFCEC/CIMH, HAF or AF Senior Leadership for which the contractor shall be required to complete various reports or scenario runs, including for short turnaround questions of OSD/Congressional inquiries. Scenario requests shall not include permanent revisions to the model structure, data nor reports. The contractor shall provide additional HRMA analysis and technical support as required by AFCEC/CIMH. No on-site meeting is required. The contractor shall prepare and submit written reports (Submittal 8) of the additional HRMA technical analysis, data, or information support as requested. (CDRL A008)

7.0 GOVERNMENT POINTS OF CONTACT

Government POC shall be specified in the individual TO or provided under separate cover.