Section_C_15_02_000_-_Rev1__2015.12.16.pdf

Section C 15 02 000 – Facility Investment

1.0 General Information

Except where otherwise stated, the Contractor shall furnish all labor, supervision, management, tools, materials, equipment, facilities, transportation, incidental engineering, and other items necessary to provide Facility Investment services in the specified region as outlined below and described in this

Performance Work Statement (PWS). The Locations of which are outlined in section 01 00 00 Para 1.1

The intent of 15 02 000 Facility Investment is to specify the requirements for the Sustainment, Restoration and Modernization (SRM) sub‐functions. The SRM requirements within this sub‐annex primarily consist of infrastructure sustainment and minimal restoration and modernization work.

Sustainment is the maintenance and repair necessary to keep an inventory of facilities and other assets in good working order. Restoration and modernization normally consists of major rehabilitation and capital improvements that is accomplished through other Army programs. Some major repair, minor construction and stand‐alone demolition may be accomplished as part of sustainment.

The Contractor shall perform maintenance, repair, alteration, demolition and minor construction for the following:

Building and Structures Maintenance:

‐ Interior and exterior finishes

‐ Plumbing (including backflow devices)

‐ Electrical

‐ Structural

‐ Locksmithing

‐ Grease Traps

‐ Exhaust Hoods and Ducts

‐ Sump Pumps

‐ Water Tower Tanks

‐ Circulating Pumps

‐ Exterior Lighting Photocell Contactors and/or Time Clocks

‐ Vehicle Exhaust Systems

Building Systems

‐ HVAC

‐ Fan Coils and unit heaters

‐ Packaged Terminal Air Conditioners

‐ Rooftop Units

‐ Variable Air Volume (VAV) and Other Boxes

‐ Humidifiers

‐ Mini‐Splits

‐ Window Units

‐ Fire Alarm/Mass Notification Systems

‐ Fire Protection Systems

‐ Elevators

‐ Weight Handling Equipment (WHE)

‐ Security Systems

‐ Compressed Air Systems

‐ Emergency Generator Systems

Miscellaneous

‐ Overhead Doors

‐ Automated Access Control Systems

‐ Automated Key Control Systems

‐ Vault Doors

‐ Lightning Arrestors and Grounding Devices

‐ Oil Water Separators

‐ Built in Refrigerators & Freezers

‐ Built‐In Projection Screens

‐ Fire Extinguishers

Roads and Paved Surfaces

‐ Traffic Control Devices

‐ Striping

‐ Curbs, sidewalks and parking lots

‐ Patching and sealing paved areas

Miscellaneous Items

‐ Flag Poles

‐ Signage

‐ Fencing

‐ Gates

2.0 Management and Administration

2.1 Definitions and Acronyms

2.1.1 ANSI American National Standards Institute

2.1.2 ASHRAE American Society Heating, Refrigerating and Air Conditioning Engineers

2.1.3 BPVC Boiler and Pressure Vessel Code

2.1.4 Equipment Installed Encompasses building‐type equipment, built‐in equipment, and large, substantially affixed equipment/property, and is normally acquired and installed as part of a facility project. Installed equipment is normally required to make a facility useful and operable. Removing such equipment would impair the usefulness, safety, or environment of the facility or the facility restoration work required after its removal, is substantial.

2.1.5 FM Factory Mutual

2.1.6 HVAC Heating, Ventilation, and Air Conditioning

2.1.7 IBC International Building Code

2.1.8 NFPA National Fire Protection Association

2.1.9 IDS Intrusion Detection Systems

2.1.10 OEM Original Equipment Manufacturer

2.1.11 Preventive Maintenance (PM) PM consists primarily of inspection, testing, cleaning, lubrication, adjustment, calibration, and minor part and component replacement (such as filters, batteries, belts, hoses, fluids, oil and grease) as required to verify proper system operation; minimize malfunction, breakdown, and deterioration of systems and equipment; and maximize useful life.

2.1.12 Service Call is minor work that are brief in scope; and do not reasonably require detailed job planning. Services calls are intended to accomplish work that is covered under this contract but are under the specified limits as stated in paragraph 3.1. The designated Government representative will determine the classification of the call as one of the following:

2.1.12.1 Emergency Service Call is work requiring immediate action to correct or prevent loss or damage to Government property and assets, restore disrupted essential services, or eliminate life‐threatening hazards to personnel or property. These calls require an onsite response of 30 minutes or less. After the immediate response, further repair work will be submitted as either Urgent or routine service calls.

2.1.12.2 Urgent service call is work that is of high importance but not of the same level as emergency service calls. This work is to be completed within 5 business days of the contractor’s notification.

2.1.12.3 Routine Service Call able to be completed at the next PM planned visit, but within 60 days of contractor notification.

2.1.13 Repair is the restoration of facilities or equipment to such a condition that it may be effectively utilized for its designated purposes by overhaul, reconstruction, or replacement of constituent parts or materials which have deteriorated by action of the elements or usage, and which have not been corrected through maintenance. This term also applies to replacement of the entire unit or system if beyond economical repair.

The intent of repair is to have the equipment at normal working condition.

2.1.14 Replacement, as a distinct work element, is confined to a program of planned replacement of a facility or its components. It may be further limited to major components such as air conditioning compressors, furnaces or hot water heaters.

Replacement is performed when the equipment has reached the end of its useful life;

when it no longer can perform due to degradation of its internal components and repair is no longer cost effective. Included under the replacement would be the major rebuilding of any component, since rebuilding also restores performance.

2.1.15 Restoration of real property to such a condition that it can be used for its intended purpose. Includes repair or replacement work to restore facilities damaged by inadequate sustainment, excessive age, natural disaster, fire, accident or other causes.

2.1.16 Sustainment Maintenance and repair activities necessary to keep a typical inventory of facilities in “normal working condition”. Sustainment includes regularly scheduled maintenance as well as cyclical major repairs or replacement of components that occur periodically over the expected service life of the facilities.

2.1.17 SRM Sustainment, Restoration and Modernization

2.1.18 UPV Unfired Pressure Vessel

2.1.19 UBC Uniform Building Code

2.1.20 UFC Unified Facilities Criteria

2.1.21 UL Underwriter’s Laboratory

2.1.22 UPS Uninterruptible Power Supply

2.1.23 Weight Handling Equipment (WHE) is consists of cranes (e.g., portal cranes, jib cranes), rigging gear (e.g., slings, shackles), and associated equipment (e.g., portable hoists, dynamometers). For purposes of this technical sub‐annex, WHE does not include mobile or transportable truck, crawler, and railway mounted locomotive cranes covered in 17 00 000 BSVE.

2.2 Personnel

The Contractor shall provide personnel with the qualifications, technical knowledge, experience and skills required for efficient operation, maintenance and repair within the SRM function.

2.2.1 Certification, Training, and Licensing

A. All maintenance and repair shall be performed by personnel trained and certified to maintain equipment based on the requirements and those put forth by the original manufacture.

B. Personnel inspecting, witnessing tests, preparing reports, and issuing certificates for boilers and UPVs, must be qualified per UFC 3‐430‐07. In addition to the UFC requirements, the contractor shall meet the applicable requirements set forth by the AHJ (Authority having jurisdiction) for which the site resides.

The requirements of which are the sole responsibility of the contractor to ensure all applicable laws are followed appropriately.

C. Personnel maintaining, repairing, inspecting, testing, operating, or rigging

WHE shall be qualified and licensed.

D. Personnel inspecting, certifying, and making recommendations for corrective action for backflow preventers shall be certified per UG‐2029‐ENV.

E. Personnel performing inspections and tests on elevators must be qualified and licensed.

F. Personnel working on systems, equipment or components containing chlorofluorocarbons (CFCs) and/or hydro‐chlorofluorocarbons (HCFCs) must be certified under an Environmental Protection Agency (EPA) approved technical certification and licensing.

G. Personnel working with or on electrical or electronic equipment must be trained and licensed.

H. Personnel conducting ground safety checks on lightning arrestors or grounding devices on facilities must be certified and licensed.

I. Personnel working on fire protection systems must be certified per UFC 3‐601‐

02.

J. Personnel performing work in HAZMAT/HAZWASTE must complete the

HAZMAT/HAZWASTE handling course or have a minimum of one year of experience working with HAZMAT/HAZWASTE. Personnel shall be trained with the proper HAZWOPER training as necessary for the required work.

K. All maintenance trade personnel certifying or inspecting repair or maintenance work that does not require an inspector certified by a governing directive shall be qualified at the journeyman level.

2.2.2 Proof of Certification

The Contractor shall submit proof of all certification, training, and licensing requirements within 15 days after award or as requested by the KO.

2.3 Workmanship and Material Standards

The Contractor shall be responsible for maintaining all facilities, systems, and equipment, identified in this technical sub‐annex, to a standard that prevents deterioration beyond that which results from normal wear and tear and corrects deficiencies in a timely manner to assure full life expectancy of the facilities, systems, and equipment. Best commercial practices shall be applied in the performance of work.

All work shall be completed per approved and accepted industry and equipment manufacturers’ standards and shall comply with building and safety codes, applicable activity, local, state, and federal regulations, and other technical requirements identified within this technical sub‐annex.

Workmanship for maintenance and repair shall include all work necessary to complete facility and system restoration, including touch‐up painting and operational checks.

Upon completion of work, the Contractor shall ensure all facilities, systems, and equipment are free of missing components or defects which would affect the safety, appearance, or habitability of the facilities and structures or would prevent any electrical, mechanical, plumbing or structural system from functioning in accordance with design intent. Repairs shall be made in accordance with the manufacturers’ specifications and guidelines, and standard building codes. The quality of repairs shall meet the applicable standards and shall prevent any malfunction reoccurrences caused by poor workmanship or other contractor inadequacies. The quality of the repaired areas shall be fully compatible with adjacent surfaces or equipment. Except where otherwise specified, replacements shall match existing in type of material, dimensions, finish, color, design, and functionality and shall have an appearance similar to the original finished appearance with only minor unobjectionable deterioration resulting from normal use.

The Contractor shall not allow debris to spread unnecessarily into adjacent areas nor accumulate in the work area. All such debris, excess material, and parts shall be cleaned up and removed at the completion of the job and at the end of each day work is in progress. Upon completion of work, any stains and other unsightly marks shall be removed.

2.4 References and Technical Documents are listed in J‐02 000 00‐03.

2.5 Historical Preservation Buildings and facilities designated as historical sites shall be maintained in accordance with Federal, state, and local historical policies and regulations.

3.0 FFP Work

The Contractor shall maintain, repair, and alter facilities, systems, and equipment to ensure they are fully functional and operational. The current facility inventory for SRM is provided in J‐

15 02 000‐01, and site maps are provided in J‐15 02 000‐02. The work will consist of service calls, development and implementation of a PM program, and other recurring services. The

Contractor shall provide copies of applicable warranty information to the KO upon completion of work.

The Government will provide existing warranty information after award of the contract.

Facilities, systems, and equipment are in an operable condition and function properly in accordance with specified standards.

3.1 Service Calls Process

The Contractor shall perform service call work in a timely manner and ensure facilities, systems, and equipment is restored to a safe, operable condition, and function properly. These service call can be used to accomplish work within the entire boundary of the assigned FACID covered under the PM contract. J‐15 02 000‐03 provides information on the projected service calls at each site, but is only or estimating purposes only, and total service orders can be throughout the region. The government reserves the right to increase the service call amount through a modification at any time.

3.1.1 Materials

The Contractor shall maintain sufficient materials and equipment on hand to support service call work requirements. Lack of availability of material or equipment will not relieve the

Contractor from the requirement to complete service call work within the time limits specified.

3.1.2 Service Call Pricing and Limit of liability

The Contractor shall propose a price for a single service call in Section B of this contract.

Regardless of the service call price proposed, under a single service call the contractor shall perform/provide up to $400 worth of direct costs (labor and material). This is the service call limit of liability. The Contractor shall perform any repairs identified as necessary during a service call up to $400 (direct labor and direct material cost). Notification of repair work exceeding the service call limit shall be provided to the COR immediately and the items enumerated under Section 0200000 para 2.13.2 shall submitted in writing to the KO within two hours of identification for review and further direction. The Contractor’s written cost estimate shall consist of direct costs only and shall not include any indirect costs, overhead and/or profit line items–e.g. travel expenses, home office overhead, truck rentals for staff, etc. shall be excluded). The Government may, at the KO’s discretion, combine (or “stack”) multiple service calls together, up to a maximum amount of $2,500 in order to accomplish the needed repairs.

Repair estimates exceeding $2,500 shall be handled via IDIQ work. The price for a stacked service call shall be determined as follows: The KO will a) divide the total direct costs amount by the price for a single service call, b) round that quotient up to the nearest whole number, and c) multiply that number by the single service call price. The product is the amount that shall be paid for a stacked service call. See the example & scenarios provided below and at table 3.1.2.

Multiple maintenance, repair, and minor construction requirements received for the same trade in the same building or structure at the same time will be combined into one service call. As example if two rooms need painted at the same building, this work will be completed as one service call.

For example, consider a hypothetical scenario where the single service call price is $325. If the total direct cost estimate for repair work is $75, the Government will pay a single service call price of $325. If the total direct cost estimate is $400, the Government will pay a single service call price of $325. If the total direct cost estimate is $401, the KO may combine the price of two service calls for a total stacked service call price of $650. If the total direct cost estimate is

$1,200, the KO may combine the price of four service calls for a total stacked service call price of

$1,300. If the total direct estimate is $2,000, the KO may combine the price of seven service calls for a total stacked price of $2,275. In this example, the highest number of service calls that the KO may stack is seven because eight stacked calls at $325 each is $2,600, which exceeds the service call maximum $2,500.

Table 3.1.2: Hypothetical monthly service call scenario

$325 single service call price (competitively proposed)

$400 single service call limit of liability

$2,500 max stacked amount under a single service call

Service Call Instance

Contractor Direct Costs (DC's)

Service Calls

Expended Invoiced amount

Difference, DC's vs.

Invoiced Amount

1 $75 1 $325 $250

2 $284 1 $325 $41

3 $229 1 $325 $96

4 $136 1 $325 $189

5 $191 1 $325 $134

6 $314 1 $325 $11

7 $206 1 $325 $119

8 $187 1 $325 $138

9 $155 1 $325 $170

10 $188 1 $325 $137

11 $400 1 $325 ‐$75

12 $342 1 $325 ‐$17

13 $361 1 $325 ‐$36

14 $373 1 $325 ‐$48

15 $334 1 $325 ‐$9

16 $2,023 7 $2,275 $252

17 $2,443 8 $2,600 $157

18 $695 3 $975 $280

19 $1,867 6 $1,950 $83

20 $1,573 5 $1,625 $52

21 $1,018 4 $1,300 $282

22 $2,205 7 $2,275 $70

23 $1,863 6 $1,950 $87

24 $2,453 8 $2,600 $147

25 $2,169 7 $2,275 $106

$22,084 76 $24,700 $2,616

76 Total monthly service calls expended

$22,084 Total Direct Costs

$24,700 Total Invoiced Amount for Service Calls

$2,616 Difference, Total DC's vs. Total Invoiced Amount

3.1.3 Reporting

10 calls below proposed service call price (randomly selected)

5 calls above the proposed service call price but below the limit of liability (randomly selected)

10 calls above the limit of liability (randomly selected)

The Contractor shall provide a monthly summary of completed service calls as well as a service call status report. An example is provided in J‐02 00 000‐04 Service call work is responded to and completed within the specified time.

3.1.4 Minimum Standards

A service call is not considered closed until the effected equipment is brought back to its original operating standard (OPM standard), or to a level acceptable to the KO. Emergency service call standards are outline under emergency services.

3.2 Preventive Maintenance (PM) Program

The Contractor shall develop and implement a PM program for systems and equipment to ensure proper operation, to minimize breakdowns, and to maximize useful life. The

Contractor shall submit a PM program to the KO to validate completeness. The PM program shall be developed based on an economical approach, manufacturers’ recommended procedures, OEM standards, and maintenance required to satisfy equipment warranties.

The Contractor shall perform any repairs identified during PM up to $250 (direct labor and direct material cost) per PM occurrence per piece of inventory. Service calls will not be issued to cover such repairs under this thresh hold.

Notification of repair work exceeding the PM limit shall be provided to the KO immediately and submitted in writing to the KO within 24 hours of identification. Service calls or IDIQ work may be issued for repairs exceeding the PM limit; however, the Government will only be liable for the amount of cost exceeding the Contractor’s PM liability limit.

Excessive or repeated system or equipment breakdowns or deficiencies may indicate the need to adjust or modify the Contractor’s PM program. The contractor shall make the appropriate adjustments and notify the Government of these changes and submit the changes with the invoice and as requested by the KO.

The Contractor shall submit a PM schedule within 30 days of awarded outlining the PM schedule of the awarded year. This plan is required to have at a minimum the FACID, equipment being inspected organized by specification, and the time at each site to complete this work. A monthly

PM schedule update is to be submitted to the KO by the 25th of each month and an unaccomplished PM report if FACID or equipment was not properly serviced. The unaccomplished PM report shall include the reasons why the equipment was not serviced or if the service is still ongoing (IE parts ordered, Bad weather), the date the equipment will be serviced, and a plan for catching up the service if a whole FACID was missed. Failure to supply an updated schedule by the invoice date, payment will be withheld until an acceptable report is provided to the KO.

Example:

The contractor was scheduled to visit a site to PM HVAC pumps, boilers, and air handlers. While on site the contractor discovered the pump needed a new coupler, the AHU needed a new belt and new filters, and the boiler needed a new igniter, purge fan, and regulator valve. The estimated cost in is the figure 3.2 below.

FIG 3.2

Estimated costs

PM Equipment Part Labor Materials Subtotal Total liability

Pump

Coupler $ 64.00 $ 32.00 $96

AHU $96

Belt $ 30.00 $ 15.00 $45

Filters $ 36.00 $ 70.00 $106

Boiler $151

Igniter $ 50.00 $ 120.00 $170 purge fan $ 32.00 $ 68.00 $100 regulator $ 30.00 $ 135.00 $165

$435

Total cost for this visit $682

In this example the contractor would be responsible for repairing the pump, and the AHU on the spot because the value for each is less than the LoL of $250. The boiler is greater than the LoL. The contractor shall notify the KO, and send a letter indicating the cost estimate. If the KO decides the equipment is worth repairing, a service call would be issued in the value of at least $185 ($435 ‐ $250= $185). The service call clause will then be used complete the transaction as defined in para 3.1 of this section.

3.2.1 Requirements of PM program

At a minimum the contractors program shall outline equipment to be inspected, wearable parts for each piece of equipment, a list of subcontractors and manufactures for wearable parts, Checklists for what will be inspected, inspection interval, and a record keeping system for tracking completed PMs.

Also, the contractor should layout what skill sets (personnel skills) are required for each PM checklist to be completed. In addition to the requirements of this section and other contract documents, detailed information shall be provided for each of the items discussed in the specification sections below. This shall be in addition to the information provided in this section and the contract as a whole.

3.2.1.0 HVAC and Refrigeration Systems

A. Summary of expectations: The Contractor shall perform PM for HVAC and refrigeration systems and equipment to ensure proper operation, to minimize breakdowns, and to maximize useful life. Current temperature settings for HVAC and refrigeration systems shall be maintained as specified in 3.2.1.13 under the DDC specification. Refrigeration, and HVAC controls specifically non‐DDC systems shall be maintained in accordance with the 3.2.1.13 section. These setting are subject to change at no additional cost to the government. The Government expects a minimum PM frequency of semi‐annual (two per year) will be required to maintain equipment at an acceptable level. The contractor shall also identify “high” risk systems which could fail within 5 years and what necessary repairs are needed to prevent the failure. If the failure of the named system happens with in the base or option period, this shall be known as an “Identified failure.” Systems which fail without identifications shall be known as an “Unidentified failure”

Air handlers shall have the filters changed at a minimum of once per year, if the restriction caused by the filters is greater than 2 inches of water as read across the filter section, or as required by the manufacture. Pre‐filters shall be changed a minimum of 4 times per year and shall be a merv 4 rating unless the unit comes with a reusable washable filter. A reusable filter shall be washed 4 times per year minimum. Unless otherwise advised by manufacture or in this

PWS air filters shall have at least a MERV 8 rating. All filters shall be marked with the installation date on access end of the filters.

B. The performance standards: Refrigeration systems shall operate in full automatic mode without the need for human intervention for any reasons other than normal cleaning. The systems are expected to operate within the pressure ranges set forth by the manufacture for acceptable operation.

C. Measure of success and acceptable tolerance:

Superior: Two or less unidentified failures of refrigeration systems of 10 tons or greater.

During a QA inspection the inspector finds 100% labeled filters which were changed at the correct interval reading less than 2 inches of static restriction across the filter for all

FACIDs inspected.

Acceptable: Five or less unidentified failures of refrigeration systems of 10 tons or greater. During a QA inspection the inspector finds 80% labeled filters which were changed at the correct interval reading less than 2 inches of static restriction across the filter for all FACIDs inspected.

Marginal Ten or less unidentified failures of refrigeration systems of 10 tons or greater.

During a QA inspection the inspector finds 70% labeled filters which were changed at the correct interval reading less than 2 inches of static restriction across the filter for all

FACIDs inspected.

Unacceptable Zero identified failures of refrigeration systems of 10 tons or greater.

During a QA inspection the inspector finds less than 70% labeled filters which were changed at the correct interval.

D. Additional information: The Contractor shall not vent or otherwise dispose of any Class I ozone‐depleting refrigerant in a manner that will permit its release into the environment. These refrigerants shall be captured and recycled in accordance with all Federal, state, and local environmental regulations. All staff working on refrigerants shall have the appropriate license as issued by the EPA per Federal law.

3.2.1.1 HVAC Seasonal Start‐Up and Shutdown:

A. Summary of expectations: The Contractor shall perform seasonal start‐up and shutdown to ensure HVAC systems are prepared and activated at the start of each season and deactivated and preserved at the end of each season.

The air conditioning systems listed are normally shutdown during the months of

October or November, and started up during the months of April or May; however, the length of the season will vary and no adjustment in the contract price will be made regardless of the actual length of the season. The KO will advise the Contractor of the specific date or dates when such services should begin to be accomplished.

Fall shutdown shall include securing and winterizing the air conditioning system and activating steam, electric, or gas heating system and resetting all thermostats as required. The contractor shall test all freeze stats to ensure proper operation of freeze protection systems.

Spring start‐up shall include activating the air conditioning system and securing and preserving all heating coils or heat exchangers and resetting all thermostats as required.

The contractor shall ensure the operation of all condensate drains, pumps, or pathways to ensure they are free flowing, and operational.

If a system is needed to be started to shutdown unexpectedly a service call will be issued Seasonal start‐up and shutdown. This work must be completed within three working days of the specified start date for equipment in individual buildings, or within ten working days if services are ordered for all systems at the same time.

B. The performance standards: All HVAC systems shall be operation in the proper season of operation as necessary. All standby systems (Systems in the off season) shall be protected from preventable damage as caused by the seasonal weather.

C. Measure of success and acceptable tolerance:

Superior: Zero coils freezing during normal operation, Zero damage from freezing cooling towers, two or less overflowing condensate drains caused by debris or failed pump (2 weeks after startup), and completing startup activities within one week of the schedule startup.

Acceptable: Two or less coils freezing during normal operation, Minor (Less than $500) damage from freezing cooling towers, Five or less overflowing condensate drains caused by debris or failed pump (2 weeks after startup), and completing startup activities within one week of the schedule startup.

Marginal: More than two coils freezing during normal operation, Major (Greater than

$500) damage from freezing cooling towers, Five or more overflowing condensate drains caused by debris or failed pump (2 weeks after startup), Or completing startup activities Longer two weeks of the schedule startup.

Unacceptable: Greater than $4,000 dollars from freeze related damage to the HVAC system. Start up and shutdown activities not taking place, or being incomplete.

D. Additional information: The contractor shall notify the KO of any safety system failure that would leave the freeze protection system vulnerable to damage during cold or hot weather.

3.2.1.2 HVAC Water Treatment Services

A. Summary of expectations: The Contractor shall provide and implement a HVAC Water

Testing and Treatment Program to ensure optimum equipment operation and to maximize useful life. The Contractor shall develop a HVAC Water Testing and Treatment Program for water‐cooled chillers and cooling towers per equipment manufacturer’s specifications and

ASHRAE standards for applicable equipment. Evaporative cooling systems shall be tested at a minimum of once per month during the operating season. As defined by 3.2.1.1 Seasonal

Startup. The Contractor shall submit the HVAC Water Testing and Treatment Program within 30 calendar days following contract award to the KO to validate completeness. Completed HVAC water treatment test reports shall be submitted to the KO with the monthly invoice. Sampling and testing is accomplished per the Contractor's program and schedule, but at a minimum of once per year, or after any major repairs or loss of system water.

B. The performance standards: All HVAC water, process water, and evaporator water are within the equipment specified limits.

C. Measure of success and acceptable tolerance:

Acceptable: Tests are performed, and corrective action taken to correct the water chemistry on the specified interval.

Unacceptable: Test are not accomplished, test data is not submitted, or no corrective action is taken to fix the water chemistry.

D. Additional information: Test results confirm that cooling or chilled water meets the chemical residual limits per the Contractor’s HVAC Water Testing and Treatment Program. All HVAC water shall provide the proper protection from rust, cold weather applications, and other manufacture recommendations. The system shall be protected in accordance to ASHREA Guideline 12‐2000

3.2.1.3 Furnaces

A. Summary of expectations: The Contractor shall develop and implement a PM program for systems and equipment to ensure proper operation, to minimize breakdowns, and to maximize useful life. Furnaces shall be PMed at a minimum of 2 times per year. These PMs are in addition to the seasonal startup and shutdown and must be at least 30 days from the last PM.

The Contractor’s PM program shall be developed based on manufacturers’ recommended procedures, and OEM standards.

B. The performance standards: Furnaces shall operate when called for by the control system without failure.

C. Measure of success and acceptable tolerance:

Superior: 100% of furnaces operate to OEM specifications during government inspections. Zero service calls for repairs to furnaces over contracts region. (Service call as defined by CSS ticket)

Acceptable: 80% or more of furnaces operate to OEM specifications during government inspections and 10 service calls or less for failures to furnaces over contracts region.

(Service call as defined by CSS ticket)

Marginal: 70% or more of furnaces operate to OEM specifications during government inspections. 25 service calls for failures to furnaces over contracts region. (Service call as defined by CSS ticket)

Unacceptable: 70% or less of furnaces operate to OEM specifications during government inspections. 25 service calls or more for failures to furnaces over contracts region. (Service call as defined by CSS ticket)

D. Additional information:

3.2.1.4 Exhaust and Transfer Fans

A. Summary of expectations: The Contractor shall develop and implement a PM program for exhaust and transfer fan systems and equipment to ensure proper operation, to minimize breakdowns, and to maximize useful life. The Contractor’s PM program shall be developed based on manufacturers’ recommended procedures, and OEM standards.

The Government expects a minimum PM frequency of once per year will be required to maintain equipment at an acceptable level.

B. The performance standards: Exhaust and Transfer Fans shall operate when called for by the control system without failure.

C. Measure of success and acceptable tolerance:

Superior: 100% of Exhaust and Transfer Fans operate to OEM specifications during government inspections. Zero service calls for repairs to furnaces over contracts region.

(Service call as defined by CSS ticket)

Acceptable: 80% or more of Exhaust and Transfer Fans operate to OEM specifications during government inspections and 10 service calls or less for failures to exhaust and

Transfer Fans over contracts region. (Service call as defined by CSS ticket)

Marginal: 70% or more of Exhaust and Transfer Fans operate to OEM specifications during government inspections. 25 service calls for failures to Exhaust and Transfer Fans over contracts region. (Service call as defined by CSS ticket)

Unacceptable: 70% or less of Exhaust and Transfer Fans operate to OEM specifications during government inspections. 25 service calls or more for failures to Exhaust and

Transfer Fans over contracts region. (Service call as defined by CSS ticket)

D. Additional information: The contractor is expected to remove any dust build up on fans, motors, and/or belts as part of the PM Service.

3.2.1.5 Fan Coils and Unit Heaters

A. Summary of expectations: The Contractor shall develop and implement a PM program for fan coils and unit heaters and equipment to ensure proper operation, to minimize breakdowns, and to maximize useful life. The Contractor’s PM program shall be developed based on manufacturers’ recommended procedures, and OEM standards. Filters, if required, will be maintained as outlined in 3.2.1.0 HVAC and refrigeration systems.

The Government expects a minimum PM frequency of twice per year will be required to maintain equipment at an acceptable level.

B. The performance standards: Fan coils and unit heaters shall operate when called for by the control system without failure. All coils and fans shall be free of dust and dirt build up.

C. Measure of success and acceptable tolerance:

Superior: 100% of fan coils and unit heaters operate to OEM specifications during government inspections. Zero service calls for repairs over contract’s region covering this specified equipment. (Service call as defined by CSS ticket number)

Acceptable: 80% or more of fan coils and unit heaters operate to OEM specifications during government inspections and 10 service calls or less for failures pertaining to the specified equipment. (Service call as defined by CSS ticket)

Marginal: 70% or more of fan coils and unit heaters operate to OEM specifications during government inspections. 25 service calls or less for failures pertaining to the specified equipment. (Service call as defined by CSS ticket)

Unacceptable: 70% or less of fan coils and unit heaters operate to OEM specifications during government inspections. 25 service calls or less for failures pertaining to the specified equipment. (Service call as defined by CSS ticket)

D. Additional information: The contractor is expected to remove any dust build up on fans, motors, and/or belts as part of the PM service.

3.2.1.6 Packaged Terminal Air Conditioners:

A. Summary of expectations: Maintain packaged systems using specification 3.2.1.0 with the performance standards listed in this section. A packaged terminal air conditioner is considered an Air Handler and refrigeration system. Most of these units use a washable filter. The contractor shall ensure the filter is washed instead of replaced as stated under the pre‐filter section of 3.2.1.0

B. The performance standards: PTACs (packaged terminal Air conditioners) shall operate when called for by the control system without failure. All coils, filters and fans shall be free of dust and dirt build up.

C. Measure of success and acceptable tolerance:

Superior: 100% of PTAC units operate to OEM specifications during government inspections. Zero service calls for repairs over contract’s region covering this specified equipment. (Service call as defined by CSS ticket number)

Acceptable: 80% or more of PTAC units operate to OEM specifications during government inspections and 10 service calls or less for failures pertaining to the specified equipment. (Service call as defined by CSS ticket)

Marginal: 70% or more of PTAC units operate to OEM specifications during government inspections. 25 service calls or less for failures pertaining to the specified equipment.

(Service call as defined by CSS ticket)

Unacceptable: 70% or less PTAC units operate to OEM specifications during government inspections. 25 service calls or less for failures pertaining to the specified equipment.

(Service call as defined by CSS ticket)

D. Additional information: If during the PM cycle the contractor finds that placement of furniture, or other materials by the users could affect the long term performance of the units they shall notify the KO of the issue and attach pictures of the situation requiring correction.

3.2.1.7 Rooftop Units:

A. Summary of expectations: Rooftop units are expected to be maintained using specification section 3.2.1.0 HVAC and Refrigeration systems. If the roof top unit has a furnace (Direct fire gas system) which was not identified as a separate furnace the contractor shall also use specification section 3.2.1.3 furnaces.

3.2.1.8 Variable Air Volume (VAV) and Other Boxes

A. Summary of expectations: The Contractor shall develop and implement a PM program for

Variable Air Volume (VAV) and Other Boxes and equipment to ensure proper operation, to minimize breakdowns, and to maximize useful life. The Contractor’s PM program shall be developed based on manufacturers’ recommended procedures, and OEM standards. Filters, if required, will be maintained as outlined in 3.2.1.0 HVAC and refrigeration systems specifies. At a minimum the contractor will ensure

VAV boxes are able to control the room temperature, respond to a change in set points and react appropriately, ensure air and water control is to OEM standards.

The Government expects a minimum PM frequency of twice per year will be required to maintain equipment at an acceptable level.

B. The performance standards: Variable Air Volume (VAV) and Other Boxes shall operate when called for by the control system without failure. All coils and fans shall be free of dust and dirt build up.

C. Measure of success and acceptable tolerance:

Superior: 100% of Variable Air Volume (VAV) and Other Boxes operate to OEM specifications during government inspections. Zero service calls for repairs over contract’s region covering this specified equipment. (Service call as defined by CSS ticket number)

Acceptable: 80% or more of Variable Air Volume (VAV) and Other Boxes operate to

OEM specifications during government inspections and 10 service calls or less for failures pertaining to the specified equipment. (Service call as defined by CSS ticket)

Marginal: 70% or more of Variable Air Volume (VAV) and Other Boxes operate to OEM specifications during government inspections. 25 service calls or less for failures pertaining to the specified equipment. (Service call as defined by CSS ticket)

Unacceptable: 70% or less of Variable Air Volume (VAV) and Other Boxes operate to

OEM specifications during government inspections. 25 service calls or less for failures pertaining to the specified equipment. (Service call as defined by CSS ticket)

D. Additional information: The contractor is expected to remove any dust build up on fans, motors, and/or belts as part of the PM service.

3.2.1.9 HVAC Water Distribution Systems

A. Summary of expectations: The Contractor’s PM program shall be developed based on manufacturers’ recommended procedures, and OEM standards. PM is accomplished per the

Contractor's program and work schedule. Water quality shall be maintained as specified in section 3.2.1.2 HVAC Water Treatment of this contract. All pump controls shall be maintained as specified in other specification sections of this contract and are not covered under water distribution. The contractor is required to inspect the water system at least 4 times per year.

The water distribution system shall have valves exercised on a 2 times per year minimum cycle.

If the contractor, after inspection of the isolation system, feel that the valves will leak or will not properly isolate the water system; the contractor shall notify the KO with the locations and valve status. This will not elevate the contractor from taking steps to replace, or rebuild valves on a regular schedule.

The distribution system includes pumps and strainers. The contractor is responsible to identify failing pumps and schedule the proper repair to minimize impacts to the facility. For example, if a facility has one hot water pump leaking from a seal, and the other pump has a vibration inside.

The contractor should order the parts to repair the pumps. Repair the easier pump first and bring it back online before bringing the other pump off line to repair it. The facility, in this example, was never left without hot water, and the contractor was able to complete the necessary repairs. If a motor replacement becomes necessary, the contractor shall use a high efficiency motor for less than 1hp and use a NEMA premium motor for all motors equal to or greater than 1 HP.

The system pressure shall be inspected on a normal interval. The pressure shall be read from both the supply and return of each pump and if possible the general system. This shall be recorded over the life of the contract and reported as specified in the tracking system. The return water pressure shall never be below 15PSI and the supply pressure shall never be above

70PSI.

System accessories, such as gauges, pressure reducers, and other devices connected to the water system shall be kept in working order. If the replacement of gauges becomes necessary the scale shall make sense to the read out required. For example, if a chilled water temperature gauges fails and requires replacement, the replacement should read between 30‐80 degrees. A scale that reads between 30‐140 is not acceptable in this situation.

All insulation and protective coverings shall be repaired, replaced, and maintained to OEM condition. The contractor is responsible for the entire thermal management system for the water system. Regardless of condition upon the start of the contract.

Freeze protection accessories are required to be tested before the start of the freezing season to ensure they operate in a manner which will protect systems from freezing temperatures. This includes exposures to cooler than OEM specified temperatures.

B. The performance standards: All components with in the water distribution system shall be in operating condition free of leaks, severe corrosion, and properly protected.

C. Measure of success and acceptable tolerance:

Superior: 100% of water pumps, valves, and components operate correctly at QA inspected facilities, all exposed piping is properly insulated, and no system down time during the operating season (IE cooling water is available all summer long)

Acceptable: All lead (One of the two pumps that operate each of the water loops) water pumps, 90% of valves, and components operate correctly at QA inspected facilities, all exposed piping is properly insulated, and minor system down time during the operating season (less than 2 days of down time at any facility)

Marginal: More than 2 complete failure of a water system (either heating or chilled water) due to an unplanned pump outage of a systems having a lead lag system. Less than 80% of the system accessories not operating properly, and insulation which is missing, or damaged for more than 1 months.

Unacceptable: Any water system down for more than 2 weeks due to a preventable cause.

D. Additional information: The contractor is required to flush ALL strainers out at a minimum of

1 time per year. Some strainers may require more clean outs per year, it is the contractor’s responsibility to ensure strainers are reasonably clean between the required flush. The system shall be operated in accordance to ASHREA Guideline 12‐2000.

3.2.1.10 Steam Systems

A. Summary of expectations: The Contractor shall develop and implement a PM program for systems and equipment to ensure proper operation, to minimize breakdowns, and to maximize useful life. This section is used for all steam systems including kitchen steam systems, but boilers are covered under the boiler section. The Contractor’s PM program shall be developed based on manufacturers’ recommended procedures, and OEM standards.

B. The performance standards: All components, steam traps, pumps and system accessories shall be kept in working order.

C. Measure of success and acceptable tolerance:

Acceptable: Steam systems are kept in working order with less than 7 days of downtime per year.

Unacceptable: Steam systems are not kept operational for more than 10 calendar days a year.

Clarifying Information:

3.2.1.11 Humidifiers

A. Summary of expectations: The Contractor shall develop and implement a PM program for humidification management systems and equipment to ensure proper operation, to minimize breakdowns, and to maximize useful life. The Contractor’s PM program shall be developed based on manufacturers’ recommended procedures, and OEM standards. Humidifiers and dehumidifiers will be kept free of mold, mildew and other growth. Humidifiers will have elements replaced as specified per OEM specifications. Any water filters shall be replaced at least yearly.

B. The performance standards: All components, steam traps, pumps and system accessories shall be kept in working order.

C. Measure of success and acceptable tolerance:

Acceptable: Humidifiers are kept in working order. 80% of all humidity management systems shall be operational at all times.

Unacceptable: If less than 80% of all humidity management systems in operation.

D. Additional information: The Government expects a minimum PM frequency of semi‐annually

(two per year) will be required to maintain equipment at an acceptable level.

3.2.1.12 Mini‐Splits

A. Summary of expectations: The Contractor shall develop and implement a PM program for mini‐split systems and equipment to ensure proper operation, to minimize breakdowns, and to maximize useful life. The system shall be maintained in accordance to the standards outlined in section “3.2.1.0 HVAC and Refrigeration Systems” If the rooms being served by mini‐splits are IT rooms the temperature shall be maintained within 65 and 78 Degrees F. The outdoor condenser is to be clear of dust and dirt. If oil is observed on the condenser coils, the contractor shall inspect the condenser and locate a potential leak of refrigerant.

B. The performance standards: Mini‐split system shall be kept in working order.

C. Measure of success and acceptable tolerance:

Superior: 5 service calls for repairs over contract’s region covering this specified equipment. (Service call as defined by CSS ticket number)

Acceptable: Maximum of 10 service calls failures pertaining to the specified equipment.

Marginal: Maximum of 15 service calls failures pertaining to the specified equipment.

Unacceptable 20 service calls or more of failures pertaining to the specified equipment.

(Service call as defined by CSS ticket)

D. Additional information: The Government expects a minimum PM frequency of semi‐annually (two per year) will be required to maintain equipment at an acceptable level. PM is accomplished per the

Contractor's program and work schedule.

3.2.1.13 HVAC Control Systems

A. Summary of expectations: The Contractor shall develop and implement a PM program for

HVAC control systems and equipment to ensure proper operation, to minimize breakdowns, and to maximize useful life. The contractor is expected to have, or have the ability to acquire the necessary skills for working on the different HVAC control systems. The government is not responsible for providing control software, Data bases, or other control system hardware or software. If the contractor replaces any subpart of a controls system, they are expected to connect the system back to operating status under full automatic control. The use of the “Hand” switch is not acceptable as a complete fix.

B. The performance standards: The DDC (HVAC controls systems of all kinds) are expect to operate in full automatic control. This control shall operate close to the original construction standards or better. The controls systems shall have communication to all parts of the system and all subsystems. The contractor shall submit a report outlining all deficiencies of the existing system which prevent the proper operation of the DDC system within 30 days of the first PM of this subsection. The lack of notification with in the specified time will be indication the DDC system is operating properly and is able to properly PMed on the normal cycle.

C. Measure of success and acceptable tolerance:

Superior rating could be achieved by the DDC system operating at 95% or higher in automatic mode, the building temperatures are between 68 and 76 degrees, 90% of all

DDC equipment operating as originally designed.

Acceptable rating could be achieved by the DDC system operating at 80% or higher in automatic mode, the building temperatures are between 68 and 76 degrees, and 80% or higher of all DDC equipment operating as originally designed.

Marginal rating could be achieved by the DDC system operating at 60% or higher in automatic mode,…