Attachment 0003 - Draft PWS 3 Maintenance.pdf

DRAFT

HWAD FACILITIES, INFRASTRUCTURE, and EQUIPMENT MAINTENANCE

PERFORMANCE WORK STATEMENT (PWS) 3

Attachment 0003 February 2025

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Hawthorne Army Depot Facilities, Infrastructure and Equipment -

Maintenance PWS

2/12/25

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Table of Contents

1.1. Overview

1.2. Work Management and Control

1.2.4. HWAD Maintenance Plan

1.2.5. Inspections

1.2.6. Key Performance Indicators (KPI)

2. Facility Maintenance – Real Property

2.3. Asbestos

2.4. Glass, Glazing

2.5. Roof Maintenance

2.6. Roof Gutters, Drains, and Downspouts

2.7. Self-Closing Doors

2.8. Overhead Doors

2.9. Gates, Fences, Barriers and Dock Levelers

2.10. Elevator Maintenance

2.12. Heating, Ventilation, and Air Conditioning (HVAC)

2.13. Heating/Cooling Plants

2.14. Air Compressors/Unfired Pressure Vessels

2.15. Plumbing

2.16. Lift Stations

2.17. Sedimentation Tanks Maintenance

2.18. Fire Alarm, Fire Suppression and building Mass Notification Systems

2.19. Crane, Fork Lift, Load Scales, and other Lifting Equipment Maintenance and Load Testing

2.20. Sign Shop Operations

2.21. Winterization and De-Winterization (Mothballed Buildings)

3. Utility Systems

3.1. Utility Marking

3.2. Water Sources and Potable Water

3.3. Water Distribution Systems

3.4. Industrial Wastewater Treatment Plant (IWTP)

3.5. Fuel Storage and Distribution Systems

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3.6. Grounding Points, Lightning Protection, and Cathodic Protection Maintenance

3.8. Auxiliary and Emergency Generators

4. Operation and Maintenance of Energy Conservation Systems

5. Army Dams, Transportation and Infrastructure (ADTIP)

5.1. Watershed, Reservoirs, Dams, Wells, and Catch Basins

5.2. Railroads

5.3. Bridges

5.4. Paved and Unpaved Roads

5.5. Area Lighting

6. Equipment Maintenance - Personal Property

6.2. Mechanical Integrity

6.3. Preventive Maintenance

6.4. Spare and Repair Parts Program ........................................................ Error! Bookmark not defined.

6.5. Life Cycle Cost Analysis ...................................................................... Error! Bookmark not defined.

6.6. Vehicles

6.7. Eye Washes and Safety Showers

7. Applicable Directives, Publications

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1. General Informa on.

1.1. Overview. This document defines requirements for the Contractor to inspect, repair, and maintain all exis ng ac ve Government Furnished Property (GFP), and their components to include over 2,915 structures and 7,685,000s of storage across 147,236 acres. All GFP is considered ac ve unless defined as inac ve in the government system of record. Government Furnished Property will be dis nguished by two different categories, real property and personal property. Where maintenance ac vi es dovetail with other Mission Support services, such as Safety, Security, Environmental, Transporta on, Property, Storage and Muni ons, Range Opera ons, and Demil, the Contractor shall coordinate with the relevant PWS owner to ensure compliance. If at any point this document contradicts language of another PWS (Environmental, Energy and U li es, Safety, Fire) the more stringent and/or most up to date language will be used.

1.1.1. Real Property. Real Property is defined as lands and improvements to lands, buildings, structures, and linear structure improvements and additions and utilities. It includes installed building equipment (IBE) affixed and built into the facility as an integral part of the facility (such as heating systems). AR 405-45.

1.1.1.1. IBE. Maintenance of real property IBE shall be the responsibility of the Contractor. IBE includes items of real property affixed to or built into a facility that are an integral part of the facility. AR 420-1, Sec on 4-58.

1.1.2. Personal Property. Personal Property is defined as all Industrial Machinery and Equipment, Scien fic Equipment, Informa on Technology, Office equipment/furniture, and any other property not considered to be real property under 41 CFR Chapter 102-71. Addi onal clarity can be found in AR 420-1, Sec on 4-59 and 4-60.

1.2. Work Management and Control.

1.2.1. Work Order Management. The Contractor shall be responsible for the maintenance and repair of all ac ve building and structures. The Contractor shall perform Preven ve Maintenance Orders (PMOs), Correc ve Maintenance Orders (CMOs), Emergency Maintenance Orders (EMOs), and Inspec on Orders (IOs) on all ac ve real and personal property. All work requests/orders shall contain, at a minimum, the following informa on:

a. Facility Fac Code, RPUID or Asset Number

b. Narra ve Descrip on of Work Performed and Materials Used

c. Customer/Requester Informa on

d. POC Phone Number

e. OEM or Opera on and Maintenance Guidance

f. Impact to Opera on or Equipment/Structure

g. Work to be performed by: inhouse/subcontract

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h. Es mated Start

i. Actual Start

j. Es mated Comple on

k. Actual Comple on

1.2.2. Repor ng Requirements. The Contractor shall prepare and maintain all documenta on of maintenance ac vi es, records, files, and reports in a Computer-aided Maintenance Management System (CMMS). CMMS modules and data fields shall be both searchable and exportable to Excel and describe in detail all maintenance activities, to include Corrective, Preventive, Predictive, Inspections and subcontracted work. The Contractor shall provide a minimum of six (6) read only access points to CMMS for HWAD government staff.

1.2.3. Diagnosis and Analysis. The Contractor shall provide follow-up analysis and diagnosis of equipment failure as requested. The contractor shall iden fy the factors that contributed to and/or resulted in the failure of maintenance, service, repair and/or opera on of real property, infrastructure, personal property, and systems and iden fy and implement correc ve ac ons to prevent repeat failures. The Contractor shall provide and make available upon request:

a. Detailed descrip on and explana on of the failure

b. Root cause or causes of the problem

c. Possible ac ons and solu ons to prevent future occurrences, an explana on of the pros and cons of these ac ons, a cost analysis of these ac ons, and the Contractor’s recommended ac on

d. Selec on and implementa on of the appropriate ac on

e. Review, documenta on, and analysis of the outcome

f. Change in procedures, training, PWS, etc. as needed

1.2.4. HWAD Maintenance Plan. Within ninety (90) calendar days of the start of the contract, the Contractor shall submit a HWAD Maintenance Plan (CDRL C001) to the Procuring Contract Officer organized by Func onal Area. The Maintenance Plan shall describe all maintenance services to be performed, to include frequencies, on all grounds, ac ve facili es, installed building equipment (IBE), and u li es. The HWAD Maintenance Plan shall also include a Personal Property Plan describing all preven ve maintenance services to be performed, and their frequencies as reflected by this PWS, standard opera ng procedures/orders, and OEM recommenda ons. The following plans shall be submi ed as part of the HWAD Maintenance Plan Deliverable:

1.2.4.1. Emergency Opera ng Plan. The Contractor shall provide an Emergency

Opera ng Plan detailing how the Contractor proposes to u lize their personnel, materials, and equipment to respond to and accomplish emergency maintenance or repair work during all regular and non-regular duty hours for any u lity outages. The

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Emergency Opera ng Plan shall include a procedure to follow in the event that electrical power to buildings or por ons thereof is lost; a procedure to follow in the event of a water supply emergency due to interior or exterior secondary water distribu on line ruptures, freeze-ups, or contamina on of the water supply; a procedure to follow in the event of a Diesel Fuel (DF2) or propane emergency; a procedure to follow in the event that the Installa on sewage collec on systems malfunc on due to stoppage in the collec on mains, failure of sewage li sta ons, or a pipeline rupture; and include a procedure to follow in the event of a Uninterrup ble Power Supply (UPS) or Emergency Generator outage or breakdown.

The plan shall outline a con ngency plan for providing repair, replacement, or backup power sources such as rental units during the outage or breakdown. AR 525-27

1.2.4.1.1. Other Emergency Services to include, but not limited to:

a. Pest Control

b. Natural Disasters

c. Emergency work due to loss of opera on of generators and water pumps

d. Emergency work due to loss of air condi oning or hea ng for data processing equipment and other temperature cri cal facili es

1.2.5. Mission Essen al Assets. The Contractor shall develop a list of Mission Essen al Assets (MEA) that are cri cal equipment or infrastructure to HWAD. The Contractor shall respond to Mission Essen al Asset repairs as the second highest priority following emergency repairs. The MEA List shall be submi ed within ninety (90) calendar days of the start of the contract (CDRL C002). The MEA list shall be resubmi ed quarterly, highligh ng any changes since the previous submission (e.g. assets added, assets removed, obsolete parts and their replacements, new con ngency plans, etc.)

1.2.5.1. Life Cycle Cost Analysis. The Contractor shall conduct yearly Life Cycle Cost Analysis (LCCA) for Mission Essen al Assets (MEA) (CDRL C003). The data shall be processed as independent quarters of the year (i.e. not the aggregate YTD data).

1.2.5.1.1. The LCCA shall, at a minimum, include life cycle costs of the top 25 MEAs with the largest associated repair costs. Life cycle costs include cost for replacement parts, direct labor, subcontractor, and es mated lost cost from produc on down me per MEA.

1.2.5.1.2. The LCCA shall include assessments for each specific quarter and total costs for the lifespan of the MEA star ng at Opera onal Control (FOC). For example, if the contract starts on 1 Jan 2027, the total costs for packaged boiler #1 would be all replacement parts, labor, subcontractor costs and lost cost from produc on down me from 1 Jan 2027 to the me of CDRL submission

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1.2.6. Spare and Repair Parts Program. The Contractor shall develop and maintain a comprehensive Spare and Repair Parts Program for HWAD that includes 100% of spare and repair parts for Government furnished property at HWAD.

1.2.6.1. The Spare and Repair Parts Program shall include a list of Mission Essen al

Assets (MEA), priori zed based on cri cality, life expectancy, and/or redundancy. The Spare and Repair Parts Program shall include stock of spare parts for all MEAs or a con ngency plan that mi gates down me if the MEA were to fail.

1.2.7. Inspec ons. Required Inspec ons are referenced within this document and for all ac ve facili es, installed building equipment, industrial equipment and required rail, dams, and bridge inspec ons. The func onal areas describe all inspec ons to be performed, and their frequencies as reflected by this PWS and regulatory guidance.

1.2.8. Key Performance Indicators (KPI). The KPI Report shall demonstrate efficiencies, trends, and areas requiring improvement for maintenance work performed. The report shall be submi ed monthly and include the following (CDRL C004):

1.2.8.1. Backlog on Correc ve Maintenance WO by Type

1.2.8.2. Backlog of Preven ve Maintenance (in given month and overall backlog)

1.2.8.2.1. Acceptable performance threshold 95% comple on rate

1.2.8.3. % of maintenance worked hours on preven ve maintenance vs correc ve maintenance

1.2.8.4. Water Break Data (completed and reported)

1.2.8.5. Steam Leak Data (completed and reported)

1.2.8.6. Mean Time to Repair (MTTR) by WO type

1.2.8.7. Schedule Compliance (percentage of assigned WO’s completed as scheduled)

1.2.8.7.1. Acceptable performance threshold 97% completed as scheduled

1.2.8.8. Es mated vs. Actual Hours for all completed WO’s

1.2.8.9. Personal Property Equipment Accuracy within CMMS (percent of property accurately entered into CMMS vs DPAS records)

1.2.8.9.1. Acceptable performance threshold 98% accurate

2. Facility Maintenance – Real Property. The Contractor shall develop and submit to the government a Maintenance Plan shall describe all maintenance services to be performed, to include frequencies, on all ac ve facili es and installed building equipment (IBE) as part of the HWAD Maintenance Plan. PM consists primarily of inspec on, cleaning, lubrica on, adjustment, calibra on, and minor part and component replacement on buildings and structures, its component equipment and other systems included at facili es. Work that is outside the scope of preven ve maintenance shall be accomplished through a Correc ve Maintenance Work Order (CMO).

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2.1. Inspec on of Building and Structures. Buildings shall be inspected every 3 years (inspec on intervals not to exceed 36 months), except that pillared magazines shall be inspected every two years (inspec on intervals not to exceed 24 months). Deficiencies shall be noted for, but not limited to, the following areas:

2.1.1. Founda ons

2.1.2. Exteriors Walls

2.1.3. Interior Walls and Ceilings

2.1.4. Door and Windows

2.1.5. Doors and Windows

2.1.6. Pain ng

2.1.7. Roof Framing, Surfaces and Accessories

2.1.8. Floors, Floor Coverings and Stairs

2.1.9. Trusses

2.2. Pain ng of Building and Structures. All pain ng on and within Buildings and Structures shall be IAW Installa on Design Guide and the United Facili es Guide Specifica on (UFGS) 09900.

2.2.1. Pain ng Records. Pain ng records will be maintained as described in TM 5-618, appendix B.

2.3. Asbestos. Any work involving lead-based paint or asbestos containing material (ACM) will be handled IAW Toxic Substances Controls Act (TSCA), AR-200-1, NRS 618.750-850, NAC 618.850- 984, and NAC 444.965-980.

2.3.1. Contractor is responsible for assuring all ACM is maintained in an encapsulated or non-friable state. All ACM found in a friable state must be re-encapsulated or abated by licensed individuals. Applicable components include but is not limited to steam lines, roofing, les, mas cs, shee ng, surfacing, and siding.

2.4. Glass, Glazing.

2.4.1. Glass. Damaged glass shall be removed and replaced with a like material. If required, ro en wood including sills, sashes, mun ns, and frames will be removed and repaired. Sills will be re-sloped to encourage water run-off. Mullions shall be reinstalled where required. All work shall be sealed appropriately to prevent water infiltra on. The replaced por ons shall be painted to match exis ng finish current on the windows. All removed hardware will be securely stored and cleaned or replaced upon comple on. Any of the adjacent shingles on an exterior wall surround requiring removal during comple on of this process shall also be replaced and repainted in-kind. The Contractor shall replace all broken glass and replace with like material in response to a valid CMO.

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2.4.1.1. Upon comple on of a project, the work area will be cleaned, and waste materials and debris will be properly disposed of.

2.4.1.2. Replacement on windows on a historical building will follow guidance as specified in the Secretary of Interior Standards for the Treatment of Historic Proper es and as directed by STATE HISTORIC PRESERVATION OFFICE (SHPO)

2.5. Roof Maintenance. The Contractor is responsible for inspec on, maintenance, and repair of roofing systems IAW AR 420-1 and TM 5-617.

2.5.1. Inspec on. Roofing systems shall be inspected by a qualified individual for structural adequacy and serviceability every 5 years, see excep ons in AR 420-1, paragraph 5-28.

2.6. Roof Gu ers, Drains, and Downspouts. The Contractor shall semi-annually inspect and clean all roof gu ers, drains, scuppers and downspouts of all debris and/or obstruc ons IAW TM 5-617. The Contractor shall replace loose, displaced, broken, or missing strainers. The Contractor shall re-secure and fasten all loose gu ers and downspouts in conjunc on with inspec on and cleaning. The Contractor shall maintain a log and have it available upon request.

2.7. Self-Closing Doors. The Contractor shall inspect and perform repairs monthly to self-closing doors IAW AR 420-1, Sec on 4-58. The service includes inspec ng and adjus ng to confirm that all screws are ght, springs are in good shape, threshold is secure and fits properly and door closing speed is adjusted to comply with the Uniform Federal Accessibility Standard (UFAS), and the Americans with Disability Act Accessibility Guidelines (ADAAG). The Contractor shall document repairs and inspec on results and make this informa on available upon request.

2.8. Overhead Doors. The Contractor shall annually, per contractor provided schedule in the

HWAD Maintenance Plan, inspect and maintain the overhead doors, including electronically driven or motorized doors, operators, and controls. The Contractor shall maintain and repair overhead doors in a way that does not compromise the original integrity. PM shall include inspec on, adjustment, alignment, proper fit, tes ng of controls and safety devices, and lubrica on of overhead doors.

2.9. Gates, Fences, Barriers and Dock Levelers. The Contractor shall be responsible for the maintenance and repair of gates, fences, (to include rock or Concrete Mason Unit [CMU] privacy or security walls), and barriers. Barriers include but not limited to guardrails, bollards, bumper blocks, parking lot wheel stops, and similar items. Automa c or motorized opening/closing devices and their associated controls are included. Locks and latches that are part of the gate (i.e., not a chain and padlock) are included. The installa on and removal of fence screening materials is included. Signage on gates, fences, and barriers required by physical security regula ons shall also be maintained and replaced as needed. Contractor shall replace faded and/or damaged signage on perimeter fencing. The Contractor shall keep all fencing material and barbed wire free of trash. Addi onally, the Contractor shall perform maintenance, repair, and modifica on as required on all types of wire and cable fencing and gates, to include but not

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10 | P a g e limited to, security and non-security chain link fences, barbed wire posts and gates, and various steel gates. Chains and protec ve wire barriers around improvements or hazardous areas shall be maintained. Gates with automa c or motorized opening/closing devices shall be inspected and serviced, but in no case less than annually. Gates with serviceable equipment such as wheels or guides shall be serviced annually. The Contractor shall accomplish installa on of new fence as required. Fencing of secure areas shall be maintained to the requirements of AR 190- 13, The Army Physical Security Program, and AR 190-51, Security of Unclassified Army Property (Sensi ve and Non-sensi ve), and requirements in the Security PWS. The Contractor shall maintain a twelve (12) foot dirt road adjacent to perimeter fences within HWAD property free of all vegeta on and fence holes (e.g., coyote hole).

2.10. Elevator Maintenance. The Contractor shall inspect, test, repair and maintain elevators and escalator at the facili es on HWAD. The Contractor shall coordinate directly with the facility users for scheduling of all work and access to the buildings and elevators. The COR shall assist only when the Contractor cannot gain reasonable access.

2.10.1. Preven ve Maintenance Requirements and Scheduled maintenance Requirements.

Includes monthly preventa ve maintenance; shop parts and supplies; inspec ons and reports. Monthly preventa ve maintenance includes but is not limited to the following:

lubricate equipment, adjust parts and components, re-lamp signals, and examine all elevator equipment for op mum opera on. All maintenance and work shall be performed IAW OEM requirements and industry standards.

2.10.1.1. The Contractor shall keep each logbook in the machine room of each elevator, maintain logbook to include records of scheduled maintenance services, annual service, tes ng, service calls, repairs and parts replaced. Informa on shall contain descrip on of work, dates, problems, and correc ve measures taken, persons reques ng services/repairs, me completed, and the name of the mechanics performing the work. The logbook shall be hard bound. Exis ng logbook may be con nued if the book is in good condi on. Retain previous logbooks and records in a binder or other suitable document container. Logbooks will become Government Property.

2.10.2. Elevator Inspec on and Cer fica on. Inspec on and tes ng shall be performed with a Contractor-provided Cer fied Inspector. Inspec on and tes ng shall be IAW Local Requirements, ASME A17.1, A17.2, A17.3, NFPA standards, Na onal Electric Codes (NEC), Nevada 455 C, Cer ficate of Elevator Inspec on GSA Form 55 and Acknowledgment of Elevator Inspec on Cer ficate GSA Form 55A or a form approved by Government.

2.10.2.1. Periodic Inspec ons, Tes ng, and Reports. The Contractor shall perform annual inspec on/tes ng and make a formal report IAW industry standard (CDRL C005).

Schedule for Annual inspec ons shall be submi ed for approval to the Government within thirty (30) calendar days of the start of the contract. The Contractor shall also

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11 | P a g e fill out DA Form 7485-R and submit the completed form to the Government within thirty (30) calendar days a er comple on of each Annual test (CDRL C006).

2.10.2.2. The Contractor shall obtain an Annual Elevator cer ficate of opera on. The

Contractor shall post a no ce inside each elevator no ng the date of the completed annual cer fica on and note that cer ficates are on file and available upon request.

The Contractor shall create a schedule of inspec on, tes ng, maintenance, repair and cer fica on and submit to the Government for approval annually as part of the HWAD Maintenance Plan. The Contractor shall coordinate any scheduled shutdown with the affected building occupants a er wri en approval is provided by the Government. In the event that an unscheduled shutdown of an elevator occurs, the Contractor shall no fy the Government within twenty-four (24) hours.

2.10.2.3. Out of Service Time. If the Contractor knows that the elevator is going to be down more than seven (7) calendar days, the Government shall be informed in wri ng/email detailing the specific problem and indica ng why the elevator will be down for more than seven (7) days. The Contractor shall post a Status of Repairs on the elevator door indica ng the “repair by” date.

2.11. Grounds Maintenance. The Contractor shall provide a Grounds Maintenance Site Plan with the ground’s maintenance services described herein. A descrip on and classifica on (Improved, semi-improved, unimproved) of the areas to receive grounds maintenance services shall be included in the Grounds Maintenance Site Plan. Any equipment (including waste containers) moved while performing basic services shall be returned to their original posi on.

The Grounds Maintenance Site Plan shall be included within the HWAD Maintenance Plan.

2.11.1. Mowing and Vegeta on Control. Mowing shall include areas iden fied in the contractor supplied and government approved site map included in the Grounds Maintenance Site Plan. Rou ne policing of the grounds shall be conducted during mowing services and all site areas, walkways, and parking areas shall be kept free of debris/trash. Mowing of installa on perimeter fencing shall be IAW Security PWS.

2.11.1.1. Improved Areas. The contractor shall perform the following: mowing grass, edging and trimming grass, removing grass trimmings from paved areas, servicing landscaped beds, irriga ng as necessary, applying fer lizer/weed control product or herbicide to lawn or landscape areas in accordance with hazards/toxics minimiza on and integrated pest management (IPM) requirements, servicing plants and shrubs, removing leaves and debris, removing/applying mulch, pruning trees, removing grass from cracks in sidewalks, curbs/gu ers and paved surfaces. Grass shall be cut to a height no higher than “4” and no less than “3” inches. Grass height shall not exceed 6” in length.

2.11.1.2. Semi-Improved Areas. Semi-Improved areas will generally be areas of the installa on used for opera onal and maintenance purposes. Contractor shall perform

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12 | P a g e vegeta on control, trimming, tree pruning and removal, erosion control, and dust control in accordance with IPM requirements and other applicable laws. This shall include grassed areas, vegetated areas, trees, and paved surfaces.

2.11.1.3. Unimproved Areas. Unimproved areas are acreage on which periodic recurring maintenance is performed. Ac vi es include grounds management for life, health, safety, security, weed and brush control in accordance with IPM and hazards/toxics minimiza on requirements, erosion control, dust control, and drainage maintenance.

2.11.2. Earth Covered Magazine (ECM) Areas. The contractor shall maintain all ECMs IAW DoDM

6055.09 and with a minimum of two (2) feet of earth covering. Vegeta on control for each magazine shall be maintained by the regula ons that govern its usage.

2.11.3. Snow and Ice Removal. The Contractor shall perform Snow and Ice removal IAW requirements of AR 420-1, Army Facili es Management, (paragraph 7-14 and 7-18). A snow and Ice priori es map shall be provided to the government for approval annually, as part of the Grounds Maintenance Site Plan.

2.11.4. Storm Water Collec on System. The contractor shall maintain, modify, inspect, and repair the storm water collec on system that includes all installa on drainage structures, culverts, grates, catch basin inlets, manholes, outlets, swales, gu ers, channels, terraces, underground pipe and conduits, catch basin structures, inlets, junc on structures, drop structures, chutes, energy dissipaters, and storm sewers. The contractor shall u lize and comply with the Water Pollu on and Control Federa on Manual for safety and record keeping, HWAD Storm Water Pollu on Preven on Plan SWPP# NVR090000, and all applicable Local, Federal, State, and Army Health and Environmental Standards in performing storm water services.

2.11.4.1. Storm Water System Inspec on. On a semi-annual basis, the contractor shall inspect storm drains and gu ers along all roads and unclog as necessary to prevent flooding on roadways. The contractor is to pump trash and sediment as needed from the storm drain systems. All damage to roadway (paved or unpaved) shoulders that result from lack of maintenance, repair, or cleaning of storm drainage systems shall be repaired by the contractor.

2.11.4.2. The contractor shall clean catch basins, drop inlets, open flumes, manholes, and similar structures based on rate of sil ng or clogging with debris in order to ensure proper runoff. When entry into a structure is necessary, the contractor shall comply with the confined Space Entry Regula ons. The contractor shall maintain headwalls to prevent erosion or scour of the embankment adjacent to culvert inlets or outlets.

No catch basin shall remain out of service longer than seven (7) calendar days.

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2.12. Hea ng, Ven la on, and Air Condi oning (HVAC). The Contractor shall update the PM tasks lists in the CMMS upon installa on of new equipment or removal of equipment and provide the Government with an updated task list as part of the HWAD Maintenance Plan.

Services include maintenance, repair, and installa on of all components, devices, and equipment. Components include, but are not limited to boilers, furnaces, compressors, blowers, motors, drive assemblies, control systems and wiring, freeze protec on sensors, duct work, burner assemblies, temperature controls, registers, condensate and drip pans and drains, grills, evaporators, air filters, and heat/air condi oning units, ensure sequence of opera ons is working as designed. The Contractor shall test Emergency HVAC shut off bu on as part of the annual Preven ve Maintenance Program to ensure proper opera on and verify if HVAC units ed to the shut off bu on are shu ng off properly and rese ng to normal opera on.

Emergency Shut-off bu on Tes ng and Preven ve Maintenance shall be part of the PM task list.

Verify if proper signage for shut off switch is provided, replace if signage is failing. Work shall conform to the technical criteria in CMMS.

2.12.1. General. The Contractor shall operate, maintain, repair, and replace ven la on equipment and systems for comfort and non-comfort cooling requirements IAW AR 420-1 ref. TM 5-671, ASHRAE handbooks, ASHRAE Standards, SMACNA duct construc on Standards, and ASPE data books. Personnel shall employ Root Cause Analysis methods of problem solving and deliver workable op ons to the government for considera on when work is beyond Work Order. HVAC systems for process condi oning is included, such as exhaust fans (including bathroom exhaust systems), paint booths, welding hoods, vehicle exhaust ven ng systems, cold storage systems, etc.

2.12.1.1. Work Area/System Descrip on. Systems and equipment covered under this Sec on include, but not limited to, systems and equipment such as:

a. Air Curtains

b. Air Dryers

c. Cold Storage Plant (walk-in and reach-in)

d. Filters (air and coolant)

e. Guards, casing, hangers, supports, pla orms, and moun ng belts

f. Bathroom-exhaust fans

g. Paint spray/vehicle exhaust equipment

h. Vacuum equipment

i. Domes c Hot water heaters

j. Sump pumps in mechanical rooms

k. Diffusers, grills, registers and pipe insula on

l. Comfort Hea ng and Cooling

m. Flue vents

n. Smart electric meters, pulse kits for water and gas metering associated with

Enterprise Energy Data Repor ng System (EEDRS)

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2.12.1.2. Work Performance related to HVAC. All work shall be performed with a minimum of disrup on of occupants and disturbance of other equipment that may be in the same area. Equipment removals shall be done with care and with the intent of reusing the exis ng ductwork, electrical connec ons, vents, and other e-ins so that the costs for re-establishing func onal opera ons are minimized. Reuse of e-ins for flue vents, water piping, electrical connec ons, ductwork, etc., shall be made to facilitate the adapta on of exis ng hardware and condi ons to the new piece of equipment. For example, the Contractor shall supply an extension of an electrical conduit for power if the adapta on to connect the new equipment requires it for proper and safe opera on. Under no circumstances shall the Contractor leave the condi on of the mechanical equipment in an inferior state of repair or code compliance status due to adapta on problems, unforeseen condi ons, or difficul es encountered by the Contractor. Adapta on shall include compliance with current building codes and AR 420-1.

2.12.1.3. HVAC Mission Essen al Assets. The Contractor shall respond to HVAC Mission

Essen al Asset repairs as Priority. If the repairs cannot be completed in same day the Contractor shall analyze the occupancy, use of facility and ambient temperature and provide temporary hea ng, cooling and/or ven la on equipment when needed or typically when the temperature in the building cannot be maintained at plus or minus five (+/-5) degrees of the established set-point. Contractor shall provide the HWAD Administra ve Contrac ng Officer hourly updates on the status of HVAC failures for mission essen al buildings un l temporary cooling/hea ng has been provided or the HVAC system is opera onal again.

2.12.2. Seasonal Changeover Requirements. Schedule and procedures shall be made in accordance with AR 420-1, paragraph 23-36.

2.12.2.1. Spring Changeover. Spring cooling system startup/hea ng system shut-down shall normally be accomplished during the last two (2) weeks of May and shall address the start-up of cooling systems that provide summer cooling only and the shut-down of hea ng systems that provide winter hea ng only. Seasonal weather varia ons may require the startup/shutdown to take placer earlier or later in the season. The contractor shall be prepared to re-start boiler and resume discharging steam if needed. The contractor shall not tear down boilers for rou ne maintenance un l a er 1 June.

2.12.2.2. Fall Changeover. Fall cooling system shut-down/hea ng system startup shall be accomplished during the last two (2) weeks of September and shall address the shut-down of cooling systems that provide summer cooling only and the start-up of hea ng systems that provide winter hea ng only.

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2.12.2.3. Boiler Operators shall ac vate valves to fully discharge steam heat to occupied facili es and family housing when the outside daily low temperature falls to 55 degrees F. Boiler Operator will be responsible for determining when a “trickle” release of steam is required to warm the pipes and avoid damage prior to “full” release. Damage caused by a failure to properly warm steam piping will be the responsibility on the contractor.

2.12.2.4. The opera ng contractor will keep the steam hea ng boilers at building 13

“idling” or in “stand-by” mode.

2.12.3. Chemical Treatment. The Contractor shall implement a program of chemical treatment for open and closed systems (boilers and chillers) IAW TM 5-650 specifically designed to protect the equipment, to maintain efficiencies, to conserve water and to meet State and Federal Regula ons. The Contractor shall perform weekly tes ng for cooling tower water and add chemicals as needed. The Contractor shall maintain files of inspec ons and chemical usage for cooling towers, condensate and chilled water systems including laboratory analysis of all HVAC systems receiving chemical treatment. Records shall include building number, date chemicals were applied, descrip on of chemicals used, quan ty of chemicals used per system to maintain standards, chemical level readings in system before and a er minor adjustments, date of inspec on check and adjustment, results of inspec on and name of persons doing the inspec ons and adjustments. All records shall be provided to the COR monthly (CDRL C007).

2.12.4. Related Accessories and Components. The Contractor shall be responsible for all related items of equipment not previously described or iden fied but that are connected-to and an integral working part of HVAC systems. The Contractor shall repair and maintain all electric motors (Repair or Replacement of motor or pumps shall be high efficiency Energy Star Equipment), pumps, sha couplings, variable-frequency-drives, drive pulleys, drive belts and belt safety- covers. The Contractor shall provide maintenance and repairs to, ladders, stairs, pla orms and towers that support HVAC mechanical equipment as well as catwalks or hand railing a ached to the HVAC pla orms or towers.

2.12.4.1. Equipment/Accessories inside of Ductwork. The Contractor shall provide maintenance and repair to HVAC system equipment installed inside ductwork such as balancing dampers, motorized dampers, control sensors, re-heat systems, unit heaters, supply fans, return fans, exhaust fans, fire alarm system duct detectors, fire system dampers-shu ers-fusible links, air leaks in duct-work (loose clean-out doors, warped surfaces, broken joints, holes worn in elbows or other parts, and poor connec ons leading from or returning to fans, including flexible connec ons), duct hangers and supports

2.13. Hea ng/Cooling Plants. The Contractor shall inspect, maintain, repair, and service all hea ng plants and systems (steam meters and automa c tank monitoring system), all boilers, PERFORMANCE WORK STATEMENT (PWS) 3

16 | P a g e and furnaces used in the produc on of domes c heat and process steam IAW UFC 3-430-07

(NAC 455C).

2.13.1. Maintenance of Heating Plants. PM shall be planned, scheduled, and conducted. Gas and oil-fired boilers shall receive PM prior to the onset of the hea ng season. If an outside subcontractor is required, it will be at the operating contractor’s expense. The results of Inspections, along with records of repairs shall be recorded and maintained; copies of the inspection reports and records of all repairs performed throughout the year shall be provided to the Procuring Contracting Officer (PCO) no later than 30 November of each year (CDRL C008). M&R of central boiler plants shall include steam and hot water heating sources, fuel storage, and handling equipment at the boiler plants, feed water, condensing flue gas and air system equipment, miscellaneous pumps and plant instrumentation.

2.13.2. Maintenance of Cooling Plants.

2.13.3. Scheduled Systems Outages. The Contractor shall coordinate all scheduled outages with the HWAD ACO. Outages shall be coordinated at least fourteen (14) working days in advance. The Contractor shall notify affected Installa on Agencies of the scheduled outage. The Contractor shall a end, as applicable, planning meetings that may affect the air condi oning systems the Contractor operates and maintains. The HWAD ACO will notify the Contractor at least forty-eight (48) hours in advance of planned meetings.

2.13.4. Perform Seasonal Start-up and Shutdown of AC Plants and Systems. The Contractor shall perform the seasonal start-up and shutdown of the AC plants and systems within five

(5) days of notification by the ACO. Seasonal shutdowns shall include winteriza on of condensers and shutoff for each system and item of equipment, including draining of lines, coils, and tanks and applica on of freeze protec on where required.

2.13.5. Freeze Protection. The Contractor shall shut down, secure, and drain all equipment subject to freeze damage when freezing weather condi ons are forecasted, anticipated, or imminent. The Contractor is responsible for and liable to provide such services whether or not specifically informed or no fied by the ACO of such condi ons. All equipment secured and drained for these reasons shall be returned to normal service when the danger of freeze condi ons has passed. The Contractor shall be liable for correc on of any and all damages incurred as a result of failure to adequately protect equipment under these conditions.

2.14. Air Compressors/Unfired Pressure Vessels. The Contractor shall inspect, maintain, and test the air compressors/unfired pressure vessels annually IAW AR 420-1 and have the results available upon request. The Contractor shall develop a Preven ve Maintenance plan for the air compressor systems including air receiver, air drier and associated piping and provide within the

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HWAD Maintenance Plan. The PM plan shall include frequencies of inspec ons and be in accordance with original manufactures recommenda ons. The Contractor shall complete and provide to the Government monthly maintenance reports as part of the monthly KPI Report.

2.14.1. Compressor Storage Tanks. The Contractor shall not perform welding of ASME cer fied storage tanks. If an air storage tank is suspected of having a problem, the ACO shall be no fied within twenty-four (24) hours. The Contractor shall inspect the compressed air distribu on piping annually and ensure no leaks are present. The Contractor shall document repairs and inspec on results and make this informa on available upon request.

2.15. Plumbing. Plumbing includes potable water systems consis ng of hot and cold-water piping, components inside the facility, and components out from the facility to include, but limited to, waste, vent, and drain systems consist of piping and components. Potable water systems include domes c water heaters. The Contractor shall repair, replace, and maintain potable water and waste, vent, and drain systems and components from the isola on valve/corp stop/service valve. All work shall be completed IAW AWWA and UFC 3-420-01.

2.15.1. Components. Components include, but are not limited to, the following: hot and cold water piping and fi ngs, insula on, liquid propane piping systems downstream of the meter owned by the u lity provider, sinks, faucets, hot water storage tanks, eye wash sta ons, drinking fountains, hot water circula on pumps, hose bibs, standpipes, expansion tanks, relief valves, mixing valves, flushometers, bathtubs, commodes, piping, fi ngs, drains, sump pumps, motors, and sump water level controls IAW Army Regula on (AR) 420-1, Army Facili es Management. The Contractor shall set hot water temperature IAW AR 420-1. The contractor shall ensure the hot water recircula on pumps are opera ng properly to deliver hot water to the point of use within 30 to 45 seconds.

2.15.2. Leaks. The Contractor shall repair leaks of piping and plumbing fixtures IAW UFC 4-460-

01. Sewage gases shall not be vented into facili es. Drains shall be free of obstruc on.

Fuel oil or LPG 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 a er the flush cycle.

2.15.2.1. Gas Leaks. The Contractor shall repair all gas leaks from the storage tank to the inside of the buildings. When repairing gas leaks the Contractor shall test the en re building system for leaks and repair all as needed. Gas service to the building will not be restored un l leak tests pass for the en re building system, not just the sec on that was replaced or repaired. All tests and repairs shall be IAW applicable industry codes.

2.15.3. Sump Pumps and Sep c Tanks. The Contractor shall annually inspect, remove all debris, wash down, and operate the sump pumps and li sta ons. Sump tanks shall not exceed maximum capacity. Sump water level controls shall energize the sump pump prior to the

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18 | P a g e sump becoming full and shut off the pump a er sump draining is complete. The contractor shall inspect sep c systems annually and pump solids from sep c tanks to ensure proper opera on and avoid a biohazard situa on due to an overflow of effluent from the system and maintain a record/log of this ac vity, and the records shall be available to the COR upon request. Failing sep c systems when replaced shall be done so IAW local, state, federal rules and regula ons and UFC 3-240-01, Wastewater Collec on and Treatment.

2.15.4. Water Heaters. The Contractor shall inspect water heaters per schedule provided in the HWAD Maintenance Plan. Inspection shall include a visual check for leaks, corroded surfaces, and improper setting of aqua stat, and ensuring the retaining strap (anchor) is in place and securing the unit from movement. PM shall include checking operation and condi on of relief valve, draining of water heaters, and ensuring that there is an unobstructed flow through the exhaust line for gas water heaters. Water heaters Hot Water Tanks with forced dra burners shall perform in compliance with the Air Opera ng Permit, American Society of Mechanical Engineers (ASME) Boiler and Pressure Vessel Code.

Work shall be scheduled and performed with minimum impact to the facility mission.

2.15.5. Backflow Preventers. The Contractor shall develop and submit, for approval by the PCO, a PM Program to annually inspect, cer fy, and repair all backflow prevention devices as provided in the HWAD Maintenance Plan. Work shall meet the requirements of the applicable Safe Drinking Water Act (SDWA), American Water Works Association (AWWA) standards, and EPA best practices.

2.15.6. Restroom Fixtures. The Contractor shall repair and replace all restroom fixtures including but not limited to sinks, toilets, mirrors, urinals, par ons, doors etc. as required.

Clogged drains and odor complaints shall be performed through a CMO.

2.15.7. Wash Facili es/Racks. The Contractor shall provide maintenance and repair to keep wash facili es properly opera onal. This includes vehicle wash points, vehicle wash facili es, tracked vehicle washers, and the trash container/dumpster wash point.

Addi onal components including, but are not limited to, wash sta ons, valves, sediment basins, oil skimmers, sensors, sand traps, drains, lines, deten on ponds, wash water, concrete and filter pumps, oil-water separators, make-up water systems, motors, gearboxes, piping, electrical systems. The Contractor shall provide regularly scheduled and unscheduled repairs.

2.16. Li Sta ons. The Contractor shall evaluate li sta ons, collect and record data, perform adjustments necessary to control the quality of the opera ons, inspect for deficiencies and hazardous condi ons IAW UFC 30240-08FA. The contractor shall perform rou ne cleaning of equipment subject to waste material accumula ons, blockages, algae growth, vector a rac on, and offensive odors including, but not limited to, bar screens, grit collector, de-gri er, and weirs. The contractor shall dispose of grit, scum, and screening material removed from the facility waste streams.

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2.17. Sedimenta on Tanks Maintenance. The Contractor shall perform maintenance cycles

IAW Resource Conserva on and Recovery Act (RCRA) and Oil Pollu on Preven on Act (OPPA).

The Contractor shall clean each sedimenta on tank semi-annually. The Contractor shall be responsible for the cleaning, pumping, and unplugging of motor pool oil separators. The Contractor shall maintain the en re collec on system in a free-flowing condi on at all mes.

The Contractor shall no fy the ACO within one (1) hour of no fica on of plugged sand traps and interceptors.

2.18. Fire Alarm, Fire Suppression and building Mass No fica on Systems.

2.18.1. Fire Alarm Systems. The Contractor shall conduct rou ne inspec on, tes ng, and maintenance of D-21 monitoring systems, fire detec on and fire suppression and building mass no fica on systems IAW the latest edi on NFPA 72, Na onal Fire Alarm and Signaling Code and UFC 4-021-01 where applicable. Fire suppression systems are sprinkler systems (wet pipe, glycol, dry pipe, dry chemical, wet chemical, INERGEN and AFFF), kitchen hoods and grease laden exhaust systems. Completed inspec on tes ng and maintenance forms shall be provided to the Fire Inspector and made available upon request for the life of the contract.

2.18.1.1. Preven ve Maintenance Requirements. The Contractor shall conduct inspec on, tes ng, and maintenance of kitchen fire detec on and suppression systems, including gas and electrical safety shut off devices.

2.18.1.2. The Contractor shall inspect and test all types of fire suppression systems (wet pipe, glycol, dry pipe, dry chemical, wet chemical, and AFFF), Facility fire alarm systems and associated communica on devices as required by applicable NFPA 25.

2.18.1.3. The Contractor shall conduct acceptance tes ng of new or exis ng fire alarm systems, and fire suppression systems.

2.18.1.4. The Contractor shall maintain Building Mass No fica on Systems (MNS) internal to the buildings and associated components IAW applicable codes and standards and as required.

2.18.2. Fire Loop System Hydrants. The Contractor shall maintain and repair fire loop systems, hydrants and associated components. The Contractor shall ensure hydrants are reliable and func onal. The Contractor shall replace fire hydrants and gate valves as required. Replaced fire hydrant shall be equipped with firefigh ng adapters that are compa ble with the Fire Department’s equipment.

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2.18.2.1. Flow Tes ng. The Contractor shall coordinate hydrant flow tes ng opera ons with both the Fire Department and the Government. The Contractor shall mark/paint hydrants according to the flow test results as required by NFPA 72 and NFPA 25. The Contractor shall record and report any malfunc oning hydrant to the Government within twenty-four (24) hours of iden fying the malfunc on. The Contractor shall provide to the Government the metered quan ty of water used while flushing or provide calculated quan ty. Provide calcula on method to determine quan ty of water used.

2.18.2.2. Backflow Preventers. The Contractor shall submit for approval to the

Government, a pro-gram to annually inspect, cer fy, repair, and perform PM on all backflow preven on de-vices under the contract. The Contractor shall inspect, test, and cer fy all backflow preven on devices operate IAW the American Water Works Associa on (AWWA), Environmental Protec on Agency (EPA), State, and local compliance codes. The Contractor shall report any backflow preven on devices that are absent, inoperable, or non-cer fiable, to the Government within twenty-four (24) hours of iden fying the defect. The Contractor shall meet all Safe Drinking Water Act (SDWA) regula ons. The Contractor shall comply with the Cross Connec on Program, preven ng connec on between potable and non-potable water systems and ensure approved protec ve devices are opera onal to prevent backflow between systems.

The Contractor shall maintain documenta on of all records and make them available for Government inspec on within one hour of being no fied. The Contractor shall maintain accurate changes to as-built drawings of new and modified installa ons regarding backflow preven on devices. The Contractor shall maintain records of Backflow test results, Customer Service Inspec ons, Technician training, and gauge calibra on.

2.18.2.3. Fire Hydrants. Upon receipt of valid work document, the Contractor shall exercise, inspect, replace, and repair fire hydrants on the high-pressure fire loops (inspec on air temperatures must be above forty-degree Fahrenheit (40°F)).

Inspec on tasks include, but are not limited to, checking proper opera on, adjus ng ghtness of nozzles, checking for cracked barrels, inspec ng opera ng nuts and nozzle threads, lubrica ng opera ng nuts, lubrica ng or replacing broken or stripped stems or stem nuts, pain ng (IAW the Installa on color code), and re-packing valve stems.

2.18.2.4. Out-of-Order Fire Hydrants. The Contractor shall, within one (1) hour, no fy the

Fire Department and the Government of work that will place any…