Attachment G - YUMA Annex H CLS 411 Facilities Maintenance Vertical-04JAN2024.pdf

Annex H (CLS 411 Facilities Maintenance Vertical) to OPORD 18-011: IMCOM Enterprise Base Op-erations (BASOPS) Performance Work Statement (PWS) Templates (U)

Annex H

Facility Maintenance

Vertical

11-15-23

Table of Contents1.0 General Information. 5

1.1 Overview

1.1.2 Installed Building Equipment (IBE)

1.2 Components

1.2.1Utility Systems

1.2.2 Utility Outage

1.3 ........................................................................................................................ Work Management and Control.

1.3.1 Reporting Requirements

1.3.2 Publications and Forms

1.3.3 Facilities Maintenance Instruction

1.3.4 Operating and Maintenance Manuals

1.3.5 Storm Damage

2.0 ...................................................................................................................................... Description of Services

2.1Facility Workload

2.2 Natural Gas Appliance and Equipment

2.3 Heating, Ventilation, and Air Conditioning (HVAC)

2.3.1 Air Conditioning/Refrigeration and Cooling Systems

2.3.2 Qualifications

2.3.3 Timeliness of Response

2.3.4 Air Conditioning/Refrigeration System Maintenance and Repair

2.3.5 Heat Exchanger Maintenance

2.3.6 Air Filter Maintenance

2.3.7 Clean diffusers, grills, and ducts

2.3.8 Water Cooling Systems

2.3.9 Ice Making Systems

2.3.10 Evaporative Cooler Maintenance General Requirements

2.3.11 Air Handlers

2.3.12 Condensers

2.3.13 Cooling Towers

2.3.14 Ventilation Systems

2.3.15 Fan Coil Units

2.3.16 HVAC Controls

2.3.17 Scheduled System Outages

2.3.18 Perform Seasonal Start-up and Shutdown of AC Plants and Systems

2.3.19 Freeze Protection

2.4 Eye Washes and Safety Showers

2.5 Roof Gutters, Drains, and Downspouts

2.6 Automatic Doors

2.7 Overhead Doors

2.8 Gates and Dock Levelers

2.9 Air Compressors/Unfired Pressure Vessels

2.10 Plumbing

2.10.2 Leaks

2.10.3 Sump Pumps

2.10.5 Backflow Prevention

2.10.6 Grease Traps

2.10.7 Commodes and Urinals (Commercial Type)

2.10.8 Wash Facilities/Racks

2.10.9 Oil Water Separators

2.11 Sanitary Wastewater Collection System

2.11.1 Compliance

2.11.2 Reporting Requirements

2.11.3 Laboratory

2.12 High Pressure Boilers

2.13 Heating Cooling Plants and Equipment

2.13.1 Heating Plants and Equipment

2.14 Winterization and De-Winterization

2.15 Chemical Treatment of Water Systems

2.16 Lift Stations

2.17 Sand Traps and Interceptors

2.18 Electrical

2.18.1 Emergency Fixtures

2.18.2 Preventive Maintenance

2.18.3 Electrical Test Mission Requirements

2.18.4 Photovoltaic Power Station Operation & Maintenance

2.18.5 Uninterruptible Power Supply (UPS) Systems

2.19 Auxiliary Generators

2.19.1 Perform PM of Auxiliary Generators

2.19.2 Internal Combustion Engines

2.19.3 Spills

2.19.4 Generator Engine Compliance Requirements

2.20Grounding Point Checks

2.20.1 Electrical Grounds and Grounding Systems

2.20.2 Ammunition Storage Facilities

2.20.3 Aviation Related Ground Point Checks

2.20.4 Petroleum Oil and Lubricants (POL) Ground Points

2.20.5 Lightning Protection and Grounding Systems

2.21 Security Systems

2.22 Fire Radio Alarms

2.23 Playgrounds

2.24 PM for Barracks Buildings

2.25 Elevator Maintenance

2.26 Swimming Pool

2.26.1 Circulation, Heating, and Filtration Systems

2.27 Keys and Locks

2.27.1 Key Control

2.28 Food Service Equipment (FSE

2.28.1 General Requirements

2.28.2 Preventive Maintenance (PM)

2.28.3 Food Service Equipment Replacement

2.29 Structures and Facilities

2.29.1 General Requirements

2.29.2 Preventive Maintenance

2.29.3 Preventive Maintenance Records

2.29.4 Painting

2.29.5 Recurring Maintenance

2.30............................................................................................ Cathodic Protection System (CPS) Maintenance.

2.30.1 General Requirements

2.30.2 Inspections

2.30.3 Field Adjustments

2.30.4 Reports

2.31Utility Systems

2.32Electric Distribution System

2.32.2 Natural Gas Distribution System

2.32.3 Water Distribution Systems

2.32.4 Wastewater Collection System

2.32.5 Storm Water Collection System

2.35.1 Other Utility Systems

1.0 General Information.

1.1 Overview. The Contractor shall provide labor, materials, equipment, supervision, tools, inspect, repair and management necessary to operate, maintain and repair all existing buildings, structures, and their components listed in real property records. The Contractor shall provide sustainment of vertical facilities such as buildings and all utilities plant structures within the five (5) foot demarcation line, ex-cluding Army Family Housing.

1.1.1 Workload Requirement. The following paragraphs describe all facets involved in the manage-ment of building and structure maintenance; they include terms used to classify work; provide infor-mation on the level of effort that will be required at YUMA Proving Grounds (YPG) in terms of workload and trade distributions; and describe the way in which work will be received, managed, and docu-mented. The Contractor is responsible for the maintenance and repair of all building and structures listed in TE #01 Real Property, Under this contract the basis for the real property square footage will have a deviation of Five percent (5%) for each type of category code without affecting the contract cost.

This will allow for the addition of new facilities and for removal of existing ones without having to issue a formal modification. Work may include carpentry, plumbing, electrical, masonry, painting, sign work, HVAC work, flooring, minor roofing, metalwork, locksmith services, fire alarms, fire suppression, glass and glazing, demolition and other trades that relate to the maintenance and repair of real property facili-ties. The Contractor shall perform PMOs (Preventive Maintenance Orders), DMOs (Demand Mainte-nance Orders), and OWOs (Operation Work Orders) on all real property listed in TE #01, Real Prop-erty.

1.1.2 Installed Building Equipment (IBE). There is a wide variety of facilities at YPG with a wide variety of installed equipment. Although other sections of this PWS detail the requirements for some of these types of equipment, all of this real property IBE is the responsibility of the Contractor (e.g., acid neutrali-zation tanks at battery maintenance facilities and etc.). Exclusions to this are: common systems (phone and computer network equipment) unless otherwise specifically included in this PWS. DA PAM 420-11 Project Definition and Work Classification identifies installed building equipment that is covered under this contract.

1.1.2.1 Commercial IDS Systems. The Contractor shall install and test commercial IDS systems and associated equipment, normally less radio transmitter/receiver equipment. Should a requirement for ra-dio transmitter/receiver equipment and systems installation, in conjunction with the installation of com-mercial IDS, occur; it is recommended that the Contractor subcontract the radio equipment and sys-tems of the installation. The Contractor shall include maintenance of the IDS as part of the Contractor’s PMP identified in TE #05, Installed Building Equipment and Equipment in Place. The Contractor shall provide an annual inventory of all IDS systems to the COR during the month of October each year. IDS PMs shall be performed Semi-Annually (every (6) Months) in accordance with AR 190-13 9-22 c (3) and shall include a complete system evaluation. As a minimum, the PM record shall contain the date accomplished, date of next inspection, discrepancies noted, and repairs made. All IDS SOs shall be Priority 1. IDS maintenance personnel shall be qualified in the installation, trouble shooting in accord-ance with AR 190-13 9-2 C (5) and repair of IDS equipment, as listed in TE #05, Installed Building Equipment and Equipment in Place. no later than forty-five (45) calendar days after the beginning of the Period of Performance, the Contractor shall submit certificates of the completed IDS training to the COR. The Contractor shall submit to the COR Calista view software course certification, System Ad-ministrator Course Certification and IDS Hardware certification through DAQ Electronics. Contractor personnel whose duties involve the design, install, operation, or testing of IDS for AA&E facilties/stor-age require a completion of a favorable investigation per AR 380-67.

1.1.2.2 The Contractor shall perform other IDS associated work including. coordinating and performing IDS system testing with PSO or using agency personnel, coordinating, and performing IDS communica-tions cable repairs with NEC personnel, coordinating IDS system problem resolution with using agency or monitoring personnel, and coordinating with Government planners in development of IDS plans

1.2 Components. The Contractor shall provide operations and maintenance services dedicated to maintaining real property to perform preventive maintenance (PM) and repairs. Facilities and compo-nents covered under this Common Level of Support (CLS) include, but are not limited to, the following.

a. Administrative buildings

b. Training facilities

c. Maintenance shops

d. Warehouses

e. Medical facilities and clinics (alarm/fire systems)

f. Schools, chapels, and recreational facilities

g. Childcare facilities

h. Barracks/UPH

i. Billeting

j. Range facilities

k. HVAC systems

l. Fire alarm transceiver (Monaco)

m. Roofs

n. Installed building equipment

o. Intrusion Detection System

1.2.1 Utility Systems. The utility systems that are included in this contract are owned and operated by the government. The Contractor shall perform facility preventive maintenance (PM) and repair only on Army-owned utility systems and components. These include, but are not limited to, the following:

a. Electrical System

b. Fuel Storage and Distribution Systems

c. Emergency Generators

d. Water Mains

e. Potable Water Service Line System

f. Wastewater System

g. Storm Water System

1.2.2 Utility Outage. The Contractor shall give a five (5) workday notice (or within fifteen (15) minutes of work commencement for emergency requirements) to the Contracting Officer (KO) and all affected customers when planned maintenance, inspections, or repairs are scheduled requiring an outage or disruption of service. The notification shall include the reason for the outage, if it will com-pletely interrupt or reduce the level of service, the facilities or areas affected, date, time, and an esti-mate of when normal service will resume.

1.2.2.1 Coordination. The Contractor shall coordinate in advance with the Contracting Officer’s Repre-sentative (COR) or Alternate Contracting Officer’s Representative (ACOR) and building occupants to avoid disruption of building operations.

1.3 Work Management and Control.

1.3.1 Reporting Requirements. The Contractor shall prepare and maintain all maintenance records, files, and reports in General Fund Enterprise Business System (GFEBS).

1.3.2 Publications and Forms. Specific publications and forms required for the accomplishment of work described in this CLS are listed in Annex A, Section 7.2.

1.3.3 Facilities Maintenance Instruction. This instruction addresses the Standard Operating Proce-dure (SOP) for Maintenance and Repair (M&R) and GFEBS.

1.3.4 Operating and Maintenance Manuals

1.3.4.1 The Contractor shall maintain the inventory of O&M manuals received from other construction contracts. These O&M manuals will assist the Contractor in providing preventive maintenance and re-pairs to facility systems identified as real property. They will also provide information for matching facil-ity components when they fail.

1.3.4.2 The Contractor shall maintain the existing library inventory and add new facility O&M’s as con-struction is completed, and documents are received from the USACE or DPW Engineering for the life of the facility. As systems fail and are replaced, the library shall be updated by the Contractor with the new information, so it is accurate.

1.3.5 Storm Damage. Storm Damage will be conducted per IMCOM Business Rules. The Contractor shall respond within one hour after the storm to perform emergency repairs to Real Property Facilities due to inclement weather during duty and non-duty hours. Cause and Defect codes will be required to be entered into GFEBS specifying the type and name of the event. This action will be done to prevent any further health and/ or safety risks as well as damage to Real Property. Permanent repairs to issues caused by storm damage will be conducted as DMO’s.

2.0 Description of Services. The Contractor shall develop and implement (after COR approval) a Comprehensive PM and Repair Program. PM consists primarily of inspection, cleaning, lubrication, ad-justment, calibration, and minor part and component replacement on building and structures, its com-ponent equipment and other systems included at facilities which are listed in TE #01, Real Property IAW the PM tasks specified in PMP. The Contractor shall submit the Comprehensive PM and Repair Program for this service within forty-five (45) days after receipt of approval to start. Work that is outside the scope of a PMO shall be accomplished through a DMO or OWO. The PMO, OWO, and other scheduled task frequencies that apply to this CLS are presented in Annex A, Section 5.

2.1 Facility Workload. TE #02, Workload History provides PM workload requirements for this service and includes historical data from FY19 and FY20. The historical data detail the completed DMO’s, OWO’s, PMO’s, and PWO’s.

2.1.1 BUILDER Sustainment Management System (SMS). BUILDER SMS is a web-based asset lifecy-cle management software tool created by the Engineer Research Development Center – Construction Engineering Research Laboratory of the US Army Corps of Engineers (USACE-ERDC-CERL). The Contractor shall implement, collect, update, and maintain facility data in the BUILDER SMS database for YPG only upon receipt of a repair action resulting in component replacement IAW the BUILDER In-ventory and Assessment Guide, TE # 45.

2.1.2 Work Orders. The Contractor shall coordinate all necessary facility maintenance and project work orders to update the YPG BUILDER SMS database with replacement information for all BUILDER components. All Demand Maintenance Orders (DMOs) and Project Work Orders (PWOs) that replace a BUILDER-inventory component must be used to update the respective BUILDER component. All new replaced components sections shall be update in BUILDER SMS database IAW BUILDER Inventory and Assessment Guide, TE # 44.

2.1.3 Work Order Component Index (CI) Updates. The Contractor shall implement and submit all DMOs and PWOs that result in a BUILDER component CI rating update into the BUILDER SMS within one (1) month of their completion. As justification for the change in rating, the Contractor shall report and retain records on the BUILDER inventory component that was updated, what the prior rating was, the new condition rating, the date of the condition update, and the necessary work order identifiers.

2.1.4 The Contractor must produce a monthly deliverable report of these updates by the fifth (5th) of every month. This report must include an accurate, up-to-date description of all BUILDER work tasks accomplished, as well as all parts outlined in the BUILDER Inventory and Assessment Guide.

2.2 Natural Gas Appliance and Equipment. N/A

2.3 Heating, Ventilation, and Air Conditioning (HVAC). The Contractor shall provide PM and repair services for HVAC systems listed in TE #05, Installed Building Equipment and Equipment in Place. The Contractor shall update the PM tasks lists in GFEBS upon installation of new equipment and provide the Government with an updated task list. Services include maintenance, repair, replace and installa-tion of all components, devices, and equipment. Components include but are not limited to. boilers, fur-naces, chillers, compressors, blowers, motors, drive assemblies, control systems and wiring, duct work, burner assemblies, temperature controls, registers, condensate and drip pans and drains, grills, evaporators, air filters, exhaust fans, air handlers, condensers, split units, window units, package units and heat/air conditioning units.

2.3.1 Air Conditioning/Refrigeration and Cooling Systems. The Contractor shall maintain, repair, re-move, install, and modify refrigeration, air conditioning, heat pumps, mechanical ventilation equipment, compressed air, vacuum, mechanical ventilation, kitchen equipment, washers and dryers, cooling tow-ers, evaporative cooling equipment and all associated systems, notwithstanding size, capacity, or equipment. Parts. Shall be replaced as needed or when directed by the COR or their representative.

The Contractor shall start-up and shutdown air conditioning equipment and systems and evaporative cooling equipment and systems seasonally; and shall install and inspect new equipment and systems in the above categories and shall comply with all Army Regulations (AR), and all NEC, ASHRAE, OSHA, EPA, NFPA, National Fuel Gas, CFR 92, CFR 49, ANSI and National Plumbing codes and reg-ulations and standards that are applicable to the specific equipment or systems at each location. The Contractor shall instruct food service personnel on the operation of and operator’s maintenance on kitchen equipment. Boilers, furnaces, and solar units used in conjunction with air conditioning are cov-ered under PWS paragraph C.5.19. The Contractor shall comply with the maintenance instructions pro-vided by the PMP. Annual inventory of all A/C and evaporative cooling systems at YPG must be sub-mitted to the COR annually during the month of October each year.

2.3.2 Qualifications. The Contractor shall have all Refrigeration and Air Conditioning mechanics, tech-nicians, supervisors, and forepersons will be certified and maintain certification as a Universal certifica-tion in the handling of Chlorofluorocarbon and Halon gases IAW the Clean Air Act (CAA) of 1990 to perform all work involving these gases.

2.3.3 Timeliness of Response. During the air conditioning season, normally 1 April through 15 Novem-ber, the Contractor shall perform all air conditioning repairs as Priority 1, reference paragraph 2.2.7.4. in

Annex A. The Contractor shall perform all repairs on constant temperature buildings as Priority 1 throughout the year.

2.3.4 Air Conditioning/Refrigeration System Maintenance and Repair. Equipment maintenance must en-compass providing preventive maintenance, equipment inspections and complete breakdown mainte-nance. Most preventive maintenance shall be performed when equipment is shutdown during the off-season, normally 15 November through 1 April, or as determined by the COR.

2.3.5 Heat Exchanger Maintenance. The Contractor shall perform scheduled monthly preventive maintenance, annual off-season maintenance overhaul and the necessary repairs to malfunctioning and/or inoperative units as required. From 1 April through 15 November, monthly preventive mainte-nance will be performed on all heat exchange units which include combination air/water cooled conden-sers, water cooled condensers, water cooling towers and evaporative condensers. The Contractor shall initiate and maintain a water treatment program or all re-circulating water systems, automatic chemical feeders, or injection systems that will minimize scale and corrosion buildup.

2.3.6 Air Filter Maintenance. The Contractor shall clean or replace all washable and disposable filters on regular and dual-purpose air (heating and cooling) handlers and air conditioning units specified in the PMP, to ensure that clean coil surfaces are maintained, and the unit will perform at peak efficiency dur-ing operation. The Contractor shall clean all room diffusers as specified in the PMP.

2.3.7 Clean diffusers, grills, and ducts from unit to occupied spaces in all building required or requested by the COR.

2.3.8 Water Cooling Systems. The Contractor shall perform maintenance and make repairs to the wa-ter-cooling components of all water coolers, including drinking fountains.

2.3.9 Ice Making Systems. The Contractor shall perform maintenance, repair, replacement, removal, and installation of Real Property and Non-Real Property ice making and storage equipment. Work on non-real property ice making and storage machines will be performed only upon receipt of an appropri-ate service order. Monthly preventive maintenance must be performed on all Real Property ice ma-chines, to include repair and/or replacement when a failure occurs.

2.3.10 Evaporative Cooler Maintenance General Requirements. The Contractor shall perform mainte-nance, repair, and replacement of evaporative coolers, including all necessary grills, registers, duct-work, stands, and diffusers. Annual inspection and inventory of all evaporative coolers must be per-formed between November and April each year at which time the Contractor must provide this inspec-tion report to the COR in order to allow enough time for the unserviceable coolers to be replaced during the off-season. The report shall be submitted annually during the month of May. Evaporative coolers are identified in TE #05, Installed Building Equipment and Equipment in Place.

2.3.10.1 Humidifier Systems. The Contractor shall operate, maintain, and repair all humidifier systems.

2.3.10.2 Specialty Tools and Equipment. The Contractor shall provide all specialty tools and equipment to perform the duties, repairs, maintenance, testing and troubleshooting on the equipment and systems.

Specialty equipment required for maintenance and repair shall be updated to ensure compliance with current industry standards.

2.3.10.3 The Contractor shall have all technicians, supervisors, foremen, and persons classified as HVAC technicians and appliance technicians shall be certified as a universal technician in the handling of chlorofluorocarbon and halon gases IAW the Clean Air Act (CAA) of 1990 and 40 CFR Part 82 as well as Environmental Protection Agency (EPA) certified to purchase and handle Ozone Depleting Chemicals as outlined in Federal and state regulations to perform all work involving these gases. The Contractor shall ensure that HVAC mechanics with experience commensurate with the complexity of the equipment to perform all work. Refrigeration, air conditioning, compressed air, and vacuum services are utilized. IAW EPA regulations, the Contractor must fill out a Refrigerant Recovery and Refrigerant Usage Log. For all uses and recovery of all refrigerants, the Contractor must also send a copy of this form to the QAE for Air Conditioning and Refrigeration on a weekly basis. The Contractor must fill out an Accidental, Unintentional Venting report any time a leak is discovered and when the system loses any refrigerant during repairs. The immediate notification to the QAE is required upon a leak or an Acci-dental, Unintentional Venting. The Contractor must also fill out an Accidental, Unintentional Venting form and send it to the HVAC QAE within seventy-two (72) hours. All leaks must be repaired within thirty (30) days IAW 40 CFR Part 82. The Contractor will be responsible for the cost and replacement of all, and any refrigerant lost, or during the repair or maintenance of any given system if Contractor is found negligible.

2.3.10.4 The Contractor shall follow repair, reporting and follow up inspections/leak testing on equip-ment normally containing fifty (50) pounds or more of refrigerant per circuit. All repair information on cir-cuits containing more than fifty (50) pounds of refrigerant shall be reported on the Accidental or Uninten-tional Venting Report also and submitted within the same seventy-two (72) hour time period. The Refrig-eration Recovery and Usage Log sheet shall be submitted to the HVAC QAE within five (5) working days of the repairs.

2.3.10.5 The Contractor shall correct all defects noted during recurring maintenance when the recurring maintenance is performed but shall ensure minimum downtime when more complex work is required.

When repairing or replacing a system that contains refrigerants R-12, R-22 and any other types of EPA regulated refrigerant phase outs these systems shall be replaced with the alternate refrigerants. The Contractor shall monitor systems that will require changing of oils, expansion valves, refrigerant dryers and any other equipment that must be changed out on a refrigerant replacement. Mothballing of appli-ances, retrofitting and retirement plans must comply with and be fully documented IAW the require-ments set forth in 40 CFR Part 82.

2.3.10.6 The Contractor shall clean work areas of all trash and dirt generated by the work after comple-tion of the work or at the end of the workday, if any trash, debris, old materials and/or parts are discov-ered the Contractor shall dispose of the items in a timely manner.

2.3.11 Air Handlers. The contractor shall inspect, maintain, and repair all air handlers to industry stand-ards. The contractor shall check the unit for noise and vibration, clean filters, drain, and clean conden-sation pan, lubricate and grease motor and blower bearing, check that the motor belt and pulley are working properly, inspect wiring for damage or loose connections, check valve, and clean coils.

2.3.12 Condensers. The contractor shall inspect, maintain, and repair all condensers to industry stand-ards. The contractor shall remove dirt, debris, wash, clean and straighten fins, clean the area around the coil, remove any debris and vegetation. Remove or trim any vegetation within at least 2 feet to allow for adequate airflow around the condenser.

2.3.13 Cooling Towers. The Contractor shall treat cooling towers with a copper corrosion (Tolytriazole), scale inhibitor, and micro biocide inhibitors, or an approved equivalent chemical program which includes corrosion and scale inhibiting properties and micro biocide prevention.

2.3.14 Ventilation Systems. The contractor shall inspect, maintain, and repair all ventilation system to industry standards. The contractor shall remove and clean the ventilation cover, remove dust, wipe, and clean blades to be free of debris, tighten all hardware, check electrical components for any loose or frayed wires, check for proper voltage, clean the fan motor, check belt for proper tension, and lubricate bearings.

2.3.15 Fan Coil Units. Fan coil units that have a filtering system shall be changed on a sixty (60) day minimum cycle a thirty to forty percent (30 % to 40 %) efficiency pleated air filter shall be used, fan coil units and annually, all air handling equipment to include fan coils and reheat coil units shall have every coil that is contained in the equipment cleaned with a cleaning solution annually, a micro biocide shall be applied to coils after the coil has been cleaned.

2.3.16 HVAC Controls. The contractor shall inspect, maintain, and repair all HVAC Control to industry standards. The contractor shall program, diagnose, repair, adjust, set points for all HVAC Controls.

2.3.17 Scheduled System Outages. The Contractor shall coordinate all scheduled outages with the COR/ACOR. Outages shall be coordinated at least fourteen (14) working days in advance. The Con-tractor shall notify affected installation agencies of the scheduled outage. The Contractor shall attend, as applicable, planning meetings that may affect the air conditioning systems the Contractor operates and maintains. The COR/ACOR will notify the Contractor at least forty-eight (48) hours in advance of planned meetings.

2.3.18 Perform Seasonal Start-up and Shutdown of AC Plants and Systems. The Contractor shall per-form the seasonal start-up and shutdown of the AC plants and systems within five (5) days of notifica-tion by the COR/ACOR IAW a priority list provided by the COR/ACOR. Seasonal shutdowns shall in-clude winterization of condensers and shutoff for each system and item of equipment, including draining of lines, coils, and tanks and application of freeze protection where required.

2.3.19 Freeze Protection. The Contractor shall shut down, secure, and drain all equipment subject to freeze damage when freezing weather conditions are forecast, anticipated, or imminent. The Contrac-tor is responsible for and liable to provide such services whether or not specifically informed or notified by the COR/ACOR, of such conditions. All equipment secured and drained for these reasons shall be returned to normal service when danger of freeze conditions has passed. The Contractor shall be lia-ble for correction of any and all damages incurred as a result of failure to adequately protect equipment under these conditions. The Contractor shall notify the DPW work control center not later than (NLT) four (4) hours after securing a system from possible freeze damage.

2.4 Eye Washes and Safety Showers. The Contractor shall repair the eye washes and safety show-ers on an as needed basis on a DMO.

2.5 Roof Gutters, Drains, and Downspouts. The Contractor shall semi-annually, in the months of (April/May), inspect and clean all roof gutters, drains, and downspouts. Cleaning shall include removal of bird nests, cobwebs, beehives, wasp nests, vegetation, leaves, debris, and all other obstructions that restrict flow to and through roof gutters, drains, and downspouts. The Contractor shall replace loose, displaced, broken, or missing strainers. The Contractor shall re-secure and fasten all loose gut-ters and downspouts in conjunction with inspection and cleaning. The Contractor shall maintain a log and have it available upon request.

2.6 Automatic Doors. N/A

2.7 Overhead Doors. The Contractor shall semi-annually inspect and maintain the overhead doors, including electronically driven or motorized doors, operators, and controls identified, but not lim-ited to TE #05, Installed Building Equipment and Equipment in Place. The Contractor shall verify doors in fire-rated walls meet the corresponding fire rating required by the building code(s). PM shall include inspection, adjustment, alignment, proper fit, testing and replacement of controls and safety devices, and lubrication of overhead doors.

2.8 Gates and Dock Levelers. The Contractor shall semi-annually inspect and maintain annually, and electrically operated gates and dock levelers listed in TE #05, Installed Building Equipment and Equipment in Place. Inspection and maintenance activities shall include electrical components, con-trols, operators, gate hardware, and all associated equipment.

2.9 Air Compressors/Unfired Pressure Vessels. The Contractor shall inspect, maintain, and test the air compressors/unfired pressure vessels annually or semi-annually identified, but not limited to TE #05, Installed Building Equipment and Equipment in Place and have these results available upon re-quest. The Contractor shall also repair / replace any damaged air lines and / or fittings as required. The Contractor shall contact the COR/ACOR for new equipment prior to inspection. An unscheduled PM request shall be submitted for the new equipment.

2.10 Plumbing. The Contractor shall repair, fabricate, modify, install, replace, and remove plumbing components of buildings, structures, and facilities; installed building equipment; firing range fixtures;

dining facility equipment; kitchen equipment, and utility system components. Plumbing includes pota-ble/non-potable water systems consisting of hot and cold-water piping and components. This includes components inside the facility, and out from the facility to the point of demarcation. Waste, vent, and drain systems consist of piping and components inside the facility and out from the building to the point of demarcation. Potable water system includes domestic water heaters. Water heater types may be electric or fueled by natural gas, oil, or gas/oil combination with either atmospheric or forced draft burn-ers. The Contractor shall maintain, repair, replace, install, inspect, remove, and modify the potable wa-ter/non-potable and waste, vent, and drain systems and components from the isolation valve. If no point of demarcation exists, then the point of demarcation is at a distance of five (5) feet out from the building.

2.10.1 Components. Components include, but are not limited to, the following. hot and cold water pip-ing and fittings, insulation, sinks, faucets, hot water storage tanks, eye wash stations, drinking foun-tains, wash basins, commodes, urinals, utility sinks, kitchen sinks, shaving bowls, valves, showers, hose bibs, garbage disposals, supply lines, sewage lines (up to pump lift stations), drinking fountain water filters, hot water circulation pumps, standpipes, expansion tanks, relief valves, mixing valves, flushometers, bathtubs, piping, fittings, drains, sump pumps, motors, and sump water level controls IAW Technical Manual (TM) 5-810-5, Plumbing, Army Regulation (AR) 420-1, Army Facilities Manage-ment. The Contractor shall set hot water temperature IAW AR 420-1. All water control valves must be exercised (operated) annually. Records will be maintained on all main line valves and indicating the date of inspection/exercise and test results.

2.10.2 Leaks. The Contractor shall repair leaks of piping and plumbing fixtures. System and compo-nents in mechanical rooms shall function properly in the event of water leaking from valve and pump packings or seals. Sewage gases shall not be vented into facilities. Drains shall be free of obstruction.

Fuel oil shall not leak from the system or components. Hot and cold water shall flow on demand through the piping systems with no leakage through closed faucets, mixing valves, or flushometers.

Flushometers shall operate properly and shut off the water flow after the flush cycle.

2.10.3 Sump Pumps. The Contractor shall annually inspect, remove all debris, wash down, and oper-ate the sump pumps identified, but not limited to TE #05, Installed Building Equipment and Equipment in Place. Sump tanks shall not exceed their maximum capacity. Sump water level controls shall ener-gize the sump pump prior to the sump becoming full and shut off the pump after sump draining is com-plete.

2.10.4 Water Heaters. The Contractor shall inspect water heaters identified, but not limited to TE #05, Installed Building Equipment and Equipment in Place. Inspection shall include a visual check for leaks, corroded surfaces, and improper setting of Aquastat. PM shall include checking operation and condi-tion of relief valve, draining of hot water tank, and ensuring that there is an unobstructed flow through the exhaust line for gas water heaters. Water heaters with forced draft burners shall perform in compli-ance with the Air Operating Permit, American Society of Mechanical Engineers (ASME) Boiler and Pressure Vessel Code. Burner combustion exhaust emissions shall not exceed fifty (50) parts per mil-lion (ppm) of carbon monoxide when burning natural gas, or a No. 1 (20% density) smoke on the Ringlemann Chart. Work shall be scheduled and performed with minimum impact to the facility mis-sion.

2.10.5 Backflow Prevention. The Contractor shall develop a recurring maintenance plan for the in-spection, testing and repair of backflow assemblies post wide. The Contractor shall provide profes-sional services and be certified in the labor and have the equipment necessary to properly test, in-spect, clean and repair backflow assemblies post wide. In the event the Contractor discovers that a backflow assembly needs to be insulated they will request this work on a valid work request. The Con-tractor shall maintain a record of the work performed on backflow assemblies to include size, location – interior/exterior, pass or fail status, date of service, repair, or testing. The Contractor shall provide cop-ies to the COR as stated in TE #06 under Deliverables every month of the status of backflow prevent-ers that were serviced, tested or repaired. The Contractor shall follow all applicable Federal, State, and Local codes and regulations. The Contractor shall reference UFC3-230-02 operation and mainte-nance. Water supply systems and DPW SOP 420-46. A list of all buildings with backflow preventers can be found in TE #05, Installed Building Equipment and Equipment in Place.

2.10.5.1 Disaster Preventers. The Contractor shall develop and submit, for approval by the COR, a PM Program to annually inspect, certify, and repair all backflow prevention devices identified, but not limited to TE #05, Installed Building Equipment and Equipment in Place. Work shall meet the require-ments of the applicable Safe Drinking Water Act (SDWA).

2.10.6 Grease Traps. The Contractor shall inspect, pump, clean, and maintain grease traps/intercep-tors. The Contractor shall inspect grease traps monthly. Grease floating on the liquid surface shall be removed as a maintenance task and disposed at the Sewage Treatment Lagoon on LAAF, YPG.

Grease interceptors shall be pumped and cleaned IAW the following criteria:

a. When the fats, oils, and grease (FOG) or other floatable grease layer exceeds six

(6) inches in depth, as measured by a sludge core sampling device.

b. When the settled solid layer exceeds eight (8) inches in depth, as measured by a sludge core sampling device.

c. When the total volume of captured grease and solid material displaces more than twenty-five

(25) percent of the capacity of the interceptor as calculated using a sludge core sampling de-vice.

d. When the interceptor is not retaining/capturing oils and greases.

2.10.6.1 When a grease interceptor requires a complete pumping or cleaning, the Contractor shall ensure the excessive solids are scraped from walls, floors, baffles, and all pipe work interior of the in-terceptor. The Contractor shall pump-out and clean grease interceptors annually.

2.10.6.2 The Contractor shall maintain inspection records for each grease interceptor. Inspection rec-ords shall include the date, time, FOG depth, sludge depth, and details of any repairs. Inspection rec-ords shall be made available upon request.

2.10.6.3 The Contractor shall submit a quarterly report to the COR/ACOR that identifies, at a mini-mum, the interceptor or trap inspection dates, dates cleaned, dates pumped, amount of liquids and sol-ids removed on each occasion, and the service order number for repairs made. Reports shall be sub-mitted by the fifth (5th) working day following the quarter end.

2.10.6.4 Chemicals, enzymes, live bacteria, grease cutters, or other additives shall be approved by the DPW Environmental and Natural Resources Division (ENRD) prior to use.

2.10.6.5 Disease traps and solid waste interceptors shall be maintained IAW with procedures to pre-vent breakthrough to the sanitary sewers.

2.10.7 Commodes and Urinals (Commercial Type). The Contractor shall accomplish PM on com-modes, waterless urinals, and components such as rubber, relief valves, flush handle assembles, discs, guides, valve piston assemblies, vacuum breakers, basket assemblies, Eco traps, solution, spud nuts, gaskets, toilet seats, wax seals, "O" rings, slip joint washers, supply lines (chrome and copper), caulking/sealant, and compression nuts IAW, but not limited to TE #23 Waterless urinals. The Contrac-tor shall repair and replace urinals as required. Clogged drains and odor complaints shall be performed through a DMO.

2.10.8 Wash Facilities/Racks. The Contractor shall provide M&R to keep wash facilities properly oper-ational. This includes vehicle wash points, vehicle wash facilities, tracked vehicle washers, and the trash container/dumpster wash point. Additional components including, but are not limited to, wash sta-tions, valves, sediment basins, oil skimmers, sensors, sand traps, drains, lines, detention ponds, wash water, concrete and filter pumps, oil-water separators, make-up water systems, motors, gearboxes, piping, electrical systems, and controls IAW Operation and Maintenance (O&M) manuals. The Contrac-tor shall provide regularly scheduled and unscheduled repairs.

2.10.8.1 The Contractor shall conduct recurring maintenance on the oil/water separators listed in TE #05, Installed Building Equipment and Equipment in Place and their associated wash rack sumps. The recurring maintenance will include measurement of sludge level in the wash rack sumps and/or drain troughs, inspection of alarms and/or alarm indicator lights, cleaning up debris on drain screens or in drain troughs, inspection for proper drainage and leaks around the oil/water separators. The Contractor shall service the oil/water separators listed in TE #05, Installed Building Equipment and Equipment in Place. Twice a year at six- month intervals, or more frequently as needed, to ensure that the capacity for oil storage of each oil/water separator has not been exceeded and that each oil/water separator is functioning properly. Service will include removing the lid of the oil/water separator tank or sump to vis-ually inspect the contents of the tank, check all filters, and measure the oil and sludge accumulation.

The Contractor shall be responsible for the removal and disposal of the oil, sludge, and grit from each sump and/or oil/water separator during servicing and place the Materials in fifty-five (55) gallon drums (which are provided by the Government through the Government supply warehouse) and dispose of accordingly. The Contractor will refill the oil/water separator with water to operating level after servic-ing.

2.10.9 Oil Water Separators. The Contractor is responsible for maintaining and repairing all Oil Water Separators identified TE #30, Wash Racks and TE #05, Installed Building Equipment and Equipment in Place. They consist of a recycled water holding tank, a water filtering system, the wash stations, and a

(2) two-compartment water settling tank. The Contractor shall clean the OWS pools without interrupting vehicle wash operations. Contractor shall empty one OWS pool at a time. Water from the OWS pool being serviced shall be pumped to the overflow pond leaving the sand/sludge behind in the OWS pool being cleaned. The walls of the OWS shall be cleaned. Contractor will complete a Location Name pro-vided inspection checklist for each OWS system. Once the first OWS pool is placed back in service, the cleaning process for second OWS pool shall be repeated.

2.10.9.1 The Contractor shall maintain all Oil Water Separators on the installation IAW Federal, State, and local environmental regulations. The maintenance of this equipment shall also include the removal and proper disposal of oil, sludge and grit collected from the separators. Monthly maintenance check-list shall be provided to the Environmental Sciences Division.

2.10.9.2 Process Mapping of Oil Water Separator Systems. At the request of the DPW Environmental and Natural Resources Division (ENRD) the Contractor shall collect samples of the contents of the oil/water separator and or wash rack sump for testing to determine the disposition of the contents. The frequency of testing and the type of analysis for each oil/water separator system shall be at the direc-tion of the DPW-ENRD based on the use of each system and inspection notices from the Contractor or process mapping of routine or random sampling set by the ENRD. The Contractor shall provide the ENRD with a copy of the laboratory results within five (5) working days of receipt of the results.

2.10.9.3 In the event that the laboratory results indicate that the contents of an Oil Water Separator system is hazardous waste, the Contractor shall remove the contents of the Oil Water Separator sys-tem for disposal. Waste containerization and disposal shall be coordinated with the DPW-ENRD. If ap-proved by the KO, removal and disposal may be accomplished by a pumping and disposal service company.

2.10.9.4 Oil Water Separator Inspection. The Contractor shall inspect each oil/water separator while servicing it to determine that it is functioning properly. The Contractor shall inspect for leaks from ex-posed piping and shall visually inspect the area above buried tanks for evidence of oil saturation or any indication that the oil/water separator is leaking. The Contractor shall report problems with oil/water separators to the COR and shall repair defective oil/water separators upon receipt of a valid work doc-ument.

2.11 Sanitary Wastewater Collection System. The sanitary wastewater treatment and collection sys-tem delivers sanitary wastewater to sewage lagoons by means of collection lines and sewer mains.

The Contractor’s responsibility in the housing area is limited to main lines and manholes. The sanitary sewage collection systems consist of approximately 110,000 linear feet of four, six, eight, and ten inches (4”, 6”, 8” and 10”) vitrified clay, cast iron and/or PVC gravity feed sewer main and approxi-mately 4,510 feet of ten inches (10") asbestos cement force main. Stoppage and Malfunctions: The Contractor shall repair all structural and mechanical, stoppages and overloads. Sewage spills must be reported to the COR and the ESD immediately. Chlorine shall be kept on hand and applied to spilled sewage. The Contractor shall annually clean a minimum of one third of the sanitary sewage collection system, IAW industry standards.

The Contractor shall monitor all septic tanks listed in TE #24, Septic Tanks and Locations and inform the COR of high-level alarm sounds as a preventative maintenance action. In addition, maintain and repair all septic tanks listed in TE #24, Septic Tanks and Locations. The Environmental Division is re-sponsible for the reporting requirements and compliance of these systems. The Contractor shall pro-vide monthly reports to the KO/COR.

2.11.1 Compliance. The Contractor shall repair and maintain Sanitary Wastewater Treatment and Collection system and components IAW AR 420‑1; TM 5‑814‑1, Sanitary and Industrial Wastewater

Collection - Gravity Sewers and Appurtenances; TM 5‑814‑2, Sanitary and Industrial Wastewater Col-lection - Pumping Stations and Force Mains; O&M manuals.

2.11.2 Reporting Requirements. The Contractor shall submit to the COR/ACOR a plan for accom-plishing the Sanitary Wastewater Treatment and Collection System scheduled maintenance work.

Upon Government approval of the Preventative Maintenance Plan (PMP), the Contractor shall comply with the maintenance instructions provided. Annual cleaning logs on the sewer system must be main-tained, to include records of system cleaning, stoppages and remedies, and known problems or repair requirements. These completed logs will be provided to the COR and the ESD in October. The Con-tractor shall comply with all Army, YPG, IPC, USACE EM 385-1-1, OSHA and industry recommended safety procedures. The Contractor shall maintain a maintenance log that includes unusual conditions, accidents, and complaints. The Contractor shall provide operation, maintenance and repair of gravity and force main sanitary sewage collection systems and their related components at YPG identified in TE #05, Installed Building Equipment and Equipment in Place. All collection systems mains, service lines, and manholes must be maintained in a fully functioning and operational condition.

2.11.3 Laboratory. N/A

2.12 High Pressure Boilers. The Contractor shall operate and maintain boilers and heaters to prepare an operation and maintenance plan with adequate information to properly operate and maintain equip-ment in good working order. The Contractor shall maintain records of fuel consumption as required by applicable environmental laws and regulations on a log form provided by DPW Environmental and Nat-ural Resources Division Air Quality Program. The Contractor shall attend Reference Method 9 Visible Emissions Observation Certification Training every six (6) months and perform monthly emissions ob-servations of exhaust stacks of boilers/heaters. The Contractor shall obtain and maintain Method 9 Vis-ible Emissions Observation Certification and will not be reimbursed by the Government.

2.13 Heating Cooling Plants and Equipment.

2.13.1 Heating Plants and Equipment. N/A

2.13.2 Operation and maintenance of the boiler plants. N/A

2.14 Winterization and De-Winterization. N/A

2.15 Chemical Treatment of Water Systems. The Contractor shall provide chemical water treatment to the chilled water systems. The Contractor shall perform weekly testing for cooling tower water and add chemicals as needed. The Contractor shall maintain detailed records of all chemicals used for water treatment of cooling towers, condensate, and chilled water systems, to include the following. building number, date chemicals were applied, description of chemicals used, quantity of chemicals used per system to maintain standards, chemical level readings in system before and after minor adjustments, date of inspection check and adjustment, results of inspection and name of persons doing the inspections and adjustments. This information shall be provided to the COR/ACOR in writing within five

(5) days of each inspection check, and negative reports are required.

2.16 Lift Stations. N/A

2.17 Sand Traps and Interceptors. The Contractor shall perform maintenance cycles IAW checklists in the maintenance plan. The Contractor shall clean each sedimentation tank semi-annually. This task shall be accomplished within seven (7) calendar days after COR request. The Contractor shall be re-sponsible for the cleaning, pumping, and unplugging of motor pool oil separators. Any malfunction as-sociated with Oil collectors, oil separators and inside interceptors shall be responded to as a Priority 2 (Urgent) DMO. The Contractor shall maintain the entire collection system in a free-flowing condition to the repair as a Priority 1 (Emergency) DMO to unplug the system. The Contractor shall notify the COR/ACOR within one (1) hour of notification of plugged sand traps and interceptors.

2.18 Electrical. The Contractor shall perform scheduled inspection, testing, operation, maintenance, repair, and other services of electrical systems components. Electrical materials and equipment utilized by the Contractor shall comply with the latest edition of the UFC 3-550-03FA, Electrical Power and Dis-tribution, UFC 3-550-03N, Power Distribution, UFC 3-560-01, Electrical Safety, NFPA 70B, Recom-mended Practice for Electrical Equipment Maintenance, NFPA 70E, Standard for Electrical Safety in The Workplace, NFPA 76A, Standard for Essential Electrical Systems for Hospitals and NFPA 70, Na-tional Electrical Code (NEC).