SECTION_J_Appendix_11 _Sample_Task_PWS.docx

SAMPLE TASK PERFORMANCE OF WORK STATEMENT

C-

SUBSECTION II

OPERATION, MAINTENANCE, AND REPAIR

C.26 GENERAL REQUIREMENTS.

C.26.1 GENERAL SCOPE. The contractor shall provide all management, supervision, personnel, engineering, equipment, tools, materials, parts, and subcontracts, necessary to operate, inspect, maintain, test, adjust, install and replace, and repair all building and site systems at AHS, 24 hours a day, 365(6) days per year in accordance with: (!) manufacturer's recommendations and specifications, (2) industry standards and codes, (3) Federal, State, and local regulations, (4) NGB requirements, including CMMS Service Call Tracking, (5) Section J, Attachment 6, Document Summary List, (6) Environmental standards, and (7) OSHA regulations. The contractor shall document and report all maintenance and repairs. Building and site systems include, but are not limited to, mechanical systems (e.g., heating, ventilation, humidification, air conditioning (HYAC/R), thermal ice storage system, water treatment systems, plumbing systems, security .systems, and fire suppression systems), elevators, electrical systems (e.g., electrical distribution, emergency power systems including underground fuel storage system, uninterrupted power supply, fire detection systems, emergency lighting systems), .and interior and exterior building structures.

C.26.2 RESPONSE. The contractor shall ensure that a constant response capability is available 24 hours a day, seven (7) days a week. The specifications are a statement of the minimum level of work required and services that are to be provided. They are not intended to be, nor shall they be construed as limiting the contractor's responsibilities. At a minimum, the contractor shall be required to take all steps and measures which would be taken by a prudent building owner, to maximize the life expectancy of the property.

C.26.3 SYSTEMS OPERATION. A number of systems are designed for automatic operation. For those systems, the contractor shall be responsible for monitoring the systems' operations and for operating the systems in a manual mode as conditions warrant.

C.27 OPERATIONAL REQUIREMENTS. The contractor shall keep the systems "on line", operating in an energy efficient manner, operate the Heating, Ventilation, and Air Conditioning (HVACIR) systems as integrated climate control system for the facility, and continuously meet the Operational Requirements noted in this Section.

C.27.1 BUILDING CLIMATE CONTROL. The building conditions shall be maintained in accordance with customary, normal building conditions and commercial standards. Temperature controls shall be set to maintain 74 degrees F during occupant working hours, on a year round basis, unless otherwise directed by the COR. The relative humidity shall be maintained at 40% ± 5%.

C.27.2 ENERGY CONSERVATION. The contractor shall implement an energy conservation program. Use outside air to the maximum extent possible during outdoor weather that conforms to the design requirements of the HVAC/R system. The use of the outside air shall be based on outside temperatures and humidity conditions in order to maintain conditions defined in paragraph C.27.1.

C.27.3 PLANNED OUTAGES. Those interruptions which affect the environmental conditions in occupied areas of the facility shall be performed outside the official working hours of the building occupants. All temporary outages of any mechanical, electrical, utility services, security, or fire alarm systems required for the performance of work shall be scheduled with and approved by the COR no less than 72 hours in advance of such temporary outages. If the security, fire alarm, or sprinkler systems are temporarily removed or disconnected by the contractor during work stages, the system(s) must be reconnected or placed back in full service by the contractor at the end of each work day, unless otherwise authorized by the COR. If the security, fire alarm, or sprinkler systems cannot be placed back in full service by the end of the work day, the contractor shall be responsible for providing any additional security and/or fire watch service needed as determined by the COR. The contractor shall participate in work planning and scheduling meetings to coordinate system outages that impact or involve other contractors or government work. The contractor shall post on the computer network a banner of any planned outages as soon as they are approved by the COR.

C.27.4 UNPLANNED OUTAGES. During working hours, the contractor shall immediately notify the COR of any unplanned or emergency outages. After normal work hours, the contractor shall establish procedures to notify the government, the security guard on duty and contractor's on-call service personnel, of any unplanned or emergency outages. If time permits, the contractor shall schedule the outages with the COR prior to systems being deactivated and reactivated.

Standard(s) of Acceptable Performance for Section C.27

There are no unplanned system interruptions, breakdowns, major equipment failures, nor failures of the backup equipment components, to operate as designed, that could be attributed to circumstances within the control of the contractor. The Operational Requirements are maintained continuously.

C.28 RESERVED.

C.29 PERFORMING MAINTENANCE/REPAIR WORK. All maintenance and repair work shall be accomplished with a minimum of interference to the government operations and personnel. The contractor shall ensure all maintenance and routine repair work in the general work areas (open and private office areas, Multi-Purpose Room, video teleconferencing studio, conference rooms, cafeteria, employee entrances, atrium, rest rooms available to facility employees, etc.) is completed 30 minutes prior to the opening hours and started 30 minutes after the closing hours listed in paragraph C.1.7. Exceptions to the non interference schedule or maintenance/repair work that disrupt the conduct of normal government business must be submitted to the COR for approval as least two (2) working days in advance of such work. The notification shall include the type of work to be done and the estimated completion date. The contractor shall reschedule any work that the COR deems necessary to avoid unacceptable disruptions to public access or the government's business.

C.29.1 WORK SITE CONDITIONS. Existing building work site conditions may be cut, drilled, altered, or removed by the contractor for the performance of the contract work, but shall be replaced as necessary. Work site conditions that are replaced shall match similar existing site conditions, including any replacement or repairs made by the contractor due to its negligence. Furniture and portable office equipment in the immediate area of the work to be performed shall be moved if possible, or completely protected from dirt and damage by the contractor and replaced to its original location if moved.

C.29.2 IMPACT OR POWER-ACTUATED TOOLS. The use of either impact tools for cutting concrete or for the installation of inserts or power-actuated tools by the contractor or subcontractor shall not be permitted during normal working hours. Impact tools and power actuated tools may be used by the contractor/subcontractor after normal working hours with the approval of the COR, for each instance. There are structural design restrictions imposed on all suspended slabs, regarding the use of any impact or power actuated tools. Therefore, cutting, drilling or shooting of the suspended slabs is prohibited without prior approval of the COR.

C.30 REPAIRS. A repair is unexpected or. unplanned work to prevent a breakdown of a piece of equipment or a system; to put it back in service after a breakdown or failure; or to correct or prevent a structural problem. All repairs shall be processed and tracked as on call service calls. The contractor shall have sufficient qualified staffing, either on-site at the facility or employed elsewhere in the Washington D.C. Area, to accomplish the majority of maintenance and repairs that will be required to be performed. The government, at its option, will inspect the equipment before, during or after any work is performed. The contractor shall establish an effective system for tracking repair work and shall report the status of all repairs as part of the Project Manager's Monthly Report (see para C.5.6.3).

C.30.1 ON-CALL SERVICE. The contractor shall provide twenty-four hour a day on-call service for emergency or other repair requirements not covered under preventive maintenance and equipment warranties. If after diagnosing the problem, it is determined that the estimated cost of repairs will not exceed $2,499.00, the contractor shall proceed with the work. If it is determined that the cost of the work will be $2,500.00 or more, the contractor shall place the equipment back into operation if possible, and follow the Work Order process (see para C.70); work shall not commence until an approved Work Order is received from the CO. Under extreme circumstances, an emergency involving life safety or protection of property may arise wherein the services of the contractor are required without an approved Work Order. In those situations, the CO may issue a verbal notice to proceed with minimal effort necessary to alleviate the immediate emergency. The contractor shall provide a current status report of all Work Orders as part of the Project Manager's Monthly Report (see para C.5.6.3).

C.30.2 MINOR REPAIR (UP TO $25,000). A minor repair is an individual repair/replacement that costs between $2,501 and $25,000. The contractor shall, at unilateral government direction, be required to perform all minor repair work. The government will attempt to provide a minimum of 48 hours notice to proceed with minor repairs/replacements. However, it may be necessary, e.g., an exigency, for the government to direct that the minor repair be performed immediately. The contractor shall accomplish such minor repair/replacement within three (3) working days unless the government approves a different schedule. The government reserves the right to contract out minor repair, replacement, or alteration efforts. Minimizing down time is a goal. See paragraph C.70, IDIQ.

C.30.3 MAJOR REPAIR (OVER $25,000). I!f it is estimated that the cost of the work will exceed $25,000.00, the CO will request the contractor to follow the Work Order process (see para C.70). Under extreme circumstances, an emergency involving life safety or protection of property may arise wherein the services of the contractor are required without an approved Work Order from the CO. In those situations, the CO may issue a verbal notice to proceed with minimal effort necessary to alleviate the immediate emergency.

C.30.4 REPLACED EQUIPMENT OR COMPONENTS. Any newly installed equipment or components and the old replaced equipment and components shall remain the property of the government. The contractor shall not dispose of any functional equipment or components replaced, without government approval. The contractor shall not damage items being replaced beyond normal wear and tear to remove item. All literature (e.g., manual) accompanying new equipment or components shall be placed in the TRL and the COR advised (see para C.22).

C.30.5 MODIFICATIONS TO EQUIPMENT, FACILITIES, OR GROUNDS. The contractor shall not make any modifications to equipment, facilities, or grounds without the COR's approval.

C.31 MAINTENANCE CONTROL. The contractor shall operate and maintain an automated Computerized Maintenance Management System (CMMS) provided by the government to plan, schedule, manage, collect maintenance history and report all operations, maintenance, service calls and repairs. The contractor's maintenance management shall maximize visibility and efficiency of operations, maintenance, and repairs and ensure timely satisfactory completion of work requirements. The contractor shall plan and schedule work to assure material, labor, and equipment are available and environmental and safety concerns are met to complete work requirements within the specified time limits and in conformance with the quality standards established herein. All work requirements are to be logged daily and entered into the CMMS. Verbal scheduling and status reports shall be provided when requested by the COR. The government currently uses FM: Interact Workplace Management Suite software by FM: Systems.

C.31.1 COMPUTERIZED MAINTENANCE MANAGEMENT SYSTEM (CMMS). The contractor shall operate, manage, and update the CMMS facilities management system to identify, schedule, control, and report all maintenance services to be performed and to maintain a facility maintenance history file. The contractor shall not change, delete, or add any preventive maintenance schedules (including frequency of PM, allotted time to complete PM, or PM completion date) without approval of the COR. The database shall be backed up on a daily basis to prevent loss of data. The government may at any time access the database and review any information contained therein.

C.31.2 MAINTENANCE SUMMARY. The contractor shall submit a Monthly Maintenance Summary, to be included in the Project Manager's Monthly Report, of all maintenance and other services, to the COR. The summary shall contain the previous month's maintenance, PM inspections completed, scheduled inspections not completed, and the upcoming month's schedules.

C.31.3 OPERATIONS AND MAINTENANCE MANUALS. The contractor is responsible for ensuring the accuracy of operations and maintenance procedures performed by all contractor personnel. The contractor shall review and revise the Operations and Maintenance Manuals in the Technical Reference Library (see para C.22) to incorporate revisions as necessary to reflect equipment modifications, revised manufacturer data, and the contractor's operation and maintenance experience.

Standard(s) of Acceptable Performance for Section C.31

The maintenance control system operates effectively and economically. Trades are provided schedules and directions on time, and feedback data is entered into the CMMS correctly and within five (5) working days. Reports are clear, concise and accurate. Service calls are received promptly and efficiently.

Operations and Maintenance Manuals are current and accurate, and reflect in a clear, concise, comprehensive summary, the precise operating instructions for all systems' operations and maintenance.

C.32 SERVICE CALLS. Service calls are defined as an unscheduled request for work of a one-time nature typically issued to correct, repair, or restore failed, inoperative, or damaged equipment, structural (minor), or an operating system such as mechanical (including plumbing), electrical, or environmental deficiency, requiring little detailed management control. Service calls may include maintenance requests for non-repair type actions, such as moving a floor box, functional electrical switch.

C.32.1 SERVICE.CALL TYPES. There are three types of service calls.

C.32.1.1 Emergency Service Calls. Emergency calls are issued for situations which require immediate action to eliminate hazards to personnel, arrest a threatened environment condition, prevent loss of or damage to government property, or to restore essential services that have been interrupted by an unplanned event. Examples include outages in utility services, alarm systems or other vital services, passengers trapped in elevators, clogged drains, broken water pipes, gas leaks, electrical defects that may cause fire or shock, and unlocking of locks or safes. The contractor shall respond and must be on the job site and working immediately after receipt of an emergency service call during normal working hours, or within one hour after working hours. If the emergency situation involves an elevator or security system, a qualified elevator or security specialist shall also be called and shall be on-site within one hour or within two hours after normal working hours. The contractor shall work continuously without interruption and shall arrest the emergency by stabilizing the situation to eliminate personnel hazards and further damage to government property, assuring the emergency will not recur before departing the job site (e.g., shut off water, close gas valve, temporarily patch roof leak). If follow up work is required to complete the repair, the call will be reclassified as either urgent or routine.

C.32.1.2 Urgent Service Calls. Urgent service calls correct failures, which inconvenience and/or affect the health or well-being of personnel, lead to property damage, disruptions or have upper level or management attention. Fire alarms, HVAC/R temperature or humidity complaints, and broken glass or floor tile are considered urgent service calls. The contractor shall be on the jobsite and working within two hours during normal working hours and within four hours when received after normal working hours, weekends or holidays. Once begun, the work shall be prosecuted to completion.

C.32.1.3 Routine Service Calls. Routine service call work does not qualify as an emergency or urgent call. Examples of routine calls include inoperative electrical switches or outlets, dripping faucets, minor roof leaks, minor repairs to mechanical equipment, sign painting, key making, etc. Routine calls shall be accomplished during regular working hours, Monday through Friday. Occasionally, the COR will state specific dates or times for routine service call accomplishment, such as pavement repair, providing maintenance support for an unscheduled project, and other atypical items of work. All routine service calls should be completed within three (3) working days after receipt or on a schedule recommended by the contractor and approved by the COR. The COR shall be advised in advance of routine service calls exceeding the three working day completion limit, the revised schedule for completion, and the justification for not meeting the three day completion limit. When a service call schedule change is approved by the COR, the contractor's timeliness in completing that service call will be measured against the new approved schedule.

Service

Resoonse

Times for

Facilitv

Maintenance Response

Times Accomplishment

Times During normal duty hours Immediately Work diligently to stabilize the situation to eliminate personnel hazards and further damage to government property and assuring the emergency will not recur before departing the job site.

If follow u p work is required to complete the repair, the call will be reclassified as either urgent or routine.

During normal duty hours

Elevator or

Securitv

Svstem hour During off-duty hours hour During off-duty hours

Elevator or

Security System hours Priority

2, Urgent During normal duty hours Once begun, the work shall be prosecuted to completion.

During:

off-duty hours 4 hours Priority

3, Routine During normal duty hours hours Three

(3) working days or schedule approved by the

COR

c s erv1ce

C a I I S ummarv Service

Orders Priority

1, Emergency hours

C.32.2 PROCESSING SERVICE CALLS.

C.32.2.1 Service Call Response. The contractor shall accept or respond to service call requests that are submitted through the CMMS Upon receipt of a service call request, the contractor shall receive, document, evaluate, control, remedy, and manage trouble notifications or unplanned maintenance discrepancy service calls. The contractor service call procedures shall provide for response to service calls appropriately and promptly, to communicate with the personnel discovering and reporting the problem, and to track the problem until rectified. . Outside of the normal working hours, the contractor shall have procedures for receiving and responding to emergency and urgent service calls 24 hours per day, including weekends and holidays. The contractor shall establish procedures for notifying the COR of emergency service calls.

C.32.2.2 Service Call Documentation. The contractor shall maintain on a daily basis, all service call records, ensure that all service calls are recorded in the CMMS service call tracking system (see para C.31) and reported in the Project Manager's Monthly Report (see para C5.6.2).

C.32.2.3 Incidental Damage. The contractor shall repair any incidental and related damage as a result of the initial service call being performed. For example, if the service call is to repair a roof leak, the contractor shall replace any ceiling tiles or repair other related items damaged as a result of the leaking roof.

Standard(s) of Acceptable Performance for Section C.32

Service calls shall be resolved quickly, and customers treated professionally, particularly when the nature of a problem cannot be resolved with service call procedures. Damage control is conducted promptly to arrest the emergency situation and establish safe system, facility and site conditions to minimize personnel injury and material and property damage. Service calls are completed properly and within the required response time.

C.33 DAILY INSPECTIONS. The contractor shall establish written procedures for daily inspections of the facility. The procedures shall include observing and inspecting mechanical and electrical equipment for proper operation, turning this equipment on or off, reporting problems, documenting equipment system failures, making minor adjustments to equipment located throughout the building and site, etc. During inspections, employees shall report any plumbing, structural, etc., problems observed. As a minimum, the systems to be inspected are:

Air Handlers Variable Speed Drives

Exhaust System Chillers

Cooling Towers Fluid Coolers

Ice Storage Pneumatic Air System

Liebert Cooling Units EMS

Dry Coolers Water Treatment Systems

Roof Systems Kitchen Equipment

C.33.1 DOCUMENTATION AND REPORTS. The contractor shall develop Equipment Inspection SOPs and Checklists to describe and chronicle the required data. The contractor shall document equipment systems failures in the Project Manager's Monthly Report (see para CS.6.2).

Standard(s) of Acceptable Performance

Completing the daily tasks as scheduled. There are no equipment breakdowns attributable to lack of observation. The building standards and services provided by the contractor, particularly temperature and humidity, are maintained at all times.

C.34 PREVENTIVE MAINTENANCE. The contractor shall be responsible for preventive maintenance (PM) on all structures, equipment, systems, and components. PM is defined as routine, scheduled, periodic maintenance, and incidental repair required to minimize malfunction, breakdown, and deterioration of equipment; and the performance of any repairs required to bring the equipment up to the manufacturer's operating standards. PM work includes, but is not limited to, visual and operational inspection, cleaning, corrosion removal and related painting, adjustment, alignments, calibration, lubrication, and replacement of minor components, such as filters, belts, fasteners, hoses, and other expendable items required to correct or minimize operational wear and deterioration of facility systems and equipment. PM work is continuous and repetitive in nature, is accomplished within the framework of comprehensive and detailed short and long term PM schedules, and requires diligent and continuous program management by the contractor. The contractor shall complete each PM properly in accordance with CMMS instructions and other maintenance requirements of this contact. Failure to properly complete PM constitutes a PM performance requirement quality defect for that PM. All repairs detected during a PM shall be reported to the COR and treated as a service call (see para C.32) with the contractor responsible for repairs less than $2,500 dollars for each repair (see para C.30).

C.34.1 SCHEDULE. PM is a time based activity with CMMS PM schedules,varying, depending on the individual equipment PM requirements. Scheduled recurring PM frequencies can be monthly, quarterly, yearly, or other frequency. The contractor shall submit an annual schedule plan for the accomplishment of all PM, including scheduled time interval between individual PM items. If approved by the COR, the contractor shall use the schedule to update the CMMS PM scheduled dates and frequencies.

C.34.1.1 PM Timeliness. The contractor shall complete all CMMS scheduled PMs within the following required number of workdays of the scheduled date. Failure to complete the PM within the required number of workdays constitutes a PM performance requirement timeliness defect for that PM.

Type of PM Completed Within

a. Weekly PM

b. Monthly PM

c. Quarterly

d. Semi-annual

e. Annual or · Greater

3 working days 10 working days 15 working days 30 working days

45 working days

C.34.1.2 DOCUMENTATION. The Contractor shall develop a Preventive Maintenance Program Plan which shall be documented as a part of the CMMS.

Standard(s) of Acceptable Performance for Section C.34

Preventive maintenance is completed as scheduled. PM is performed properly and in a timely manner. There are no system interruptions, breakdowns, or equipment failures due to a lack of maintenance, poor planning or maintenance procedures.

C.35 MECHANICAL. The mechanical system in the facility includes the Heating, Ventilating, Air Conditioning, and Refrigeration (HVAC/R) system and subsystems, water treatment system, general plumbing system, waste water system, pneumatic system, and fire suppression equipment. The contractor shall operate all mechanical systems in an energy efficient manner consist with: (I) manufacturer's recommendations and specifications; (2) industry standards and codes; (3) Federal, State, and local regulations; (4) NGB requirements, including CMMS; (5) Environmental standards; (6) OSHA regulations; and

(7) Section J, Attachment 6, Document Summary List. All HVAC/R systems shall be operational, functional, and ready to respond to demand according to its design purpose and intent. The contractor shall maintain, inspect, and repair all mechanical systems in accordance with equipment manufacturer's specifications, MCIS guidance, UFC Series 3- 400: Mechanical, and government furnished manuals.

C.35.1 HEATING, VENTILATION, AIR CONDITIONING AND REFRIGERATION (HVAC/R). The HVAC/R major systems include: heating, cooling, air distribution, exhaust, and energy management and control. HVAC/R requirements and responsibilities include, but are not limited to:

C.35.1.1 Responsibilities.

C.35.1.1.1 Shut-down of Heating and Air Conditioning Equipment. There shall be no unscheduled work requiring shutdown of any equipment for over 30 minutes during normal work hours, except for an emergency. Whenever possible, maintenance requiring shutdown of equipment for more than 30 minutes shall be performed when winter heating or summer cooling is not required.

C.35.1.1.2 Pressure Testing. The contractor shall accomplish pressure testing for leaks when repairs or alterations are made involving the integrity of gas, lubricating oil, pneumatic systems, refrigerant, hot water, chilled water, condenser water or make-up water systems while conducting maintenance or repair. If the repair requires that a mechanical joint be disconnected and reconnected or a weld repair is required, the pressure test shall be visually inspected at operating pressure after ten (I0) minutes of operation. If the system is altered or a replacement component is installed, excluding gaskets, the pressure test shall meet the same requirements as the original installation specification. If the repair is made to a buried section of the system, the pressure test shall be accomplished prior to covering the repair area. Allowable leakage: NONE.

C.35.1.1.3 Structural Support Systems. The contractor shall accomplish the repair or replacement of pipe hangers, supports, expansion loops, guy wires, anchor rods, screw anchors, turnbuckles, motor mounts, fasteners, and anchors while conducting maintenance and repair. Maximum penetration into the post-tensioned slab shall not exceed 5/8" into either top or bottom surfaces of slabs (see para 29.2).

C.35.1.1.4 Valves. The contractor shall repair or replace deteriorated, damaged, and leaky valves, stems, disks, seals, packing, bonnets, and gaskets. If a valve requires disassembly for repair, the Contractor shall, while the valve is disassembled, clean the bonnet, lubricate the stem, and inspect the valve for signs of deteriorated or damaged packing and broken, bent, corroded, or missing parts. After the valve is restored, apply system pressure to ensure all joints are sealed, and check for seat, body, and packing leaks, and proper operation, correcting any defects found. Apply anti-seize compound conforming to gasket surfaces and moving parts.

C.35.1.1.5 Expansion Joints. The contractor shall accomplish the replacement of deteriorated, damaged and leaky expansion joints, associated fasteners and insulation. The new expansion joints shall be installed with new fasteners and insulation.

C.35.1.1.6 Traps and Y-Type Strainers. The contractor shall repair or replace all defective parts of traps and Y-type strainers such as baskets, plugs, gaskets, bellows, floats, valves, valve seats, hooks, buckets, linkages, and strainer orifices. If repair requires disassembly, clean, inspect, and test the trap or strainer in the same manner as valves. Test traps and strainers to determine correct operation, without breaking insulation.

C.35.1.1.7 Fasteners: Condensate and Hot Water. When required by deterioration, damaged threads, missing fasteners or new installations, remove the existing and install new fasteners.

C.35.1.1.8 Fasteners: Potable Water, Chilled Water or Condenser Water. When required by deterioration, damaged threads, missing fasteners, or new installations, remove the existing and install new fasteners.

C.35.1.1.9 Conduit. Repair and replace damaged electrical conduits and tighten or repair defective or loose connections to all conduits.

C.35.1.1.10 Water Treatment. Provide chemical water treatment to control corrosion, the growth of algae, viruses and all other micro-biological growth to chilled water systems, cooling towers and condenser water systems. Water treatment disposal shall be in compliance with applicable state and local requirements. Water treatment chemicals containing chromium or tributyltin shall not be used. Following are the chemicals currently in use.

C.35.1.1.10.1 OM-248, Microbiocide Treatment; name: DM-248; family: Alkali; formula: Potassium dimethyldithiocarbamate (20%), Inert Ingrediants (80"/o).

C.35.1.1.10.2 Microbiocide Dispersant; name: BS-805; family: N/A; formula: Proprietary (Tricon Chemical Corp.).

C.35.1.1.10.3 CA-233; Chemical Treatment; name: CA-233; family: Polyacide; formula: Proprietary (Tricon Chemical Corp.).

C.35.1.1.11 Refrigerants. The contractor shall accomplish the use, handling, holding, cleaning, disposal, modifying, repairing, and testing of all refrigerants and refrigerant systems in accordance with all applicable Federal, State, local, EPA and ASHRAE regulations. The contractor shall log CFC and Halon recovery and report quantity in the CMMS, see para C.16.5.4.

C.35.1.1.12 Pipe Insulation. The contractor shall repair or replace damaged pipe insulation as found or caused in accomplishing PM or repair. Pipe insulation replacement shall be the size and type specified in the as-built construction drawings and specification.

C.35.1.2 Steam Humidifiers. The contractor shall operate, maintain, inspect, and repair the humidifier systems and components to maintain the AHS atmospheres within the specified limits. Annually before the start of the heating season, the contractor shall furnish and install new steam cylinders in the humidifiers. Fourteen of the humidifiers each contain one steam cylinder and the remaining two humidifiers each contain two steam cylinders.

C.35.2 HEATING SYSTEM. The contractor shall operate, maintain, inspect, and repair the heating systems and components to maintain the AHS atmospheres within the specified limits. Work shall include, but is not limited to the operating, controlling, testing, analysis and installation of components, devices, and equipment when necessary. Components and parts include, but are not limited to: distribution systems, return systems, insulation, and unit heaters.

C.35.3 COOLING SYSTEM. The contractor shall operate, maintain, and repair the cooling system and components to maintain the atmosphere within the specified limits. This work includes the control and adjustment, maintenance, repair, safe and efficient operation, and installation of all components, devices, and equipment in accordance with the manufacturer's manuals. Components and parts include, but are not limited to: centrifugal, liquid and air-cooled air conditioning systems, direct expansion package air conditioning units, split air conditioning units, self-contained computer cooling units, cooling towers, refrigerant compressors, humidifiers, ventilation blowers/fans, service valves, dampers, condensers, coils, chillers, pumps, purge units, electrical and mechanical controls, duct work, piping, motors, evaporators, air filters and dryers, thermostats, humidifiers, fan coil units, water coolers, ice machines, and refrigerators.

C.35.4 BUILDING AIR DISTRIBUTION SYSTEM. The contractor shall operate, repair, and maintain the building air distribution system and components to ensure the atmospheres stay within the specified limits. The air distribution systems include, but are not limited to, Air Handling Units (AHUs), glycol systems, exhaust systems, supply fans, steam humidifiers, fans with inlet vanes, pumps, mixing boxes, duct work, constant volume terminal units, variable volume terminal units, unit heaters, duct mounted electric heating coils, accessories, and other components.

C.35.4.1 Smoke Barrier and Exhaust Systems. The contractor shall inspect, test, repair, adjust and maintain the fire smoke barrier and exhaust systems in accordance with UFC 3- 601-2 Operation and Maintenance: Inspection, Testing, and Maintenance of Fire Protection Systems. The system contains activated fire dampers, smoke dampers, and atrium fans.

C.35.5 WATER TREATMENT SYSTEMS. The closed loop water systems, serving the cooling towers, the industrial fluid coolers and the thermal ice storage system, shall be chemically treated and filtered to maintain corrosion free operations. The contractor shall continuously operate, maintain, and repair the water treatment equipment and systems in order to maintain the system within the specified parameters.

a. The contractor shall be responsible for water treatment services to prevent the degradation of equipment and/or damage of material due to poor water quality.

b. Obtain and utilize appropriate test kits to monitor the water treatment program between monthly analysis and during the filling and draining of building water equipment and systems due to seasonal operation, preventive maintenance, and breakdowns.

c. Algae, slime, and bacteria growth shall be prevented by using suitable slimicides, algaecides, or EPA registered biocides. Particular attention shall be paid to prevention of growth of bacteria causing Legionella Pneumophila (Legionnaires Disease).

C.35.5.1 Water Analysis Reports. The contractor shall submit the following Water Analysis Reports:

C.35.5.2 Initial Water Analysis Report which prescribes a water treatment program that has been specifically formulated for the system according to the recommendations of a qualified chemist, laboratory, or firm that is experienced in the water treatment field. The report shall be submitted to the government for review within thirty (30) calendar days after the contract start date. If immediate remedial actions are required as determined by the initial water analysis, the contractor must take such remedial action within fifteen (15) calendar days after receiving notification from the CO, to proceed.

C.35.5.3 Monthly Water Analysis Report for each system in operation which provides a water analysis made by, or under the supervision of, a qualified chemist, laboratory, or firm experienced in the water treatment field. The report shall be submitted to the government for review within ten (I0) calendar days after the end of the month. If harmful bacteria are detected as a result of the analysis, a follow-up sample shall be required.

C.35.5.4 Annual Water Analysis Report.

C.35.5.5 Supplemental Water Analysis Report.

C.35.5.6 Water Treatment System and Chemicals. The contractor shall ensure that all chemicals used in the water treatment program do not endanger the health or safety of persons coming into contact with the materials and shall not harm personnel or damage real property. Ensure that the chemicals used in the water treatment program do not have any detrimental effect on the metallic, non-metallic, and wood materials in the equipment being treated. All water treatment shall be in compliance with the current water · pollution regulations of Federal, Virginia and local directives. All empty containers are the property of the contractor and shall be removed from the facility and properly disposed. At no time shall any chemical related trash, such as chemical containers, be discarded in building trash receptacles or dumpsters.

C.35.5.7 Warranty. The contractor shall warrant that the water treatment program used will not endanger the health or safety of any persons in the building or anyone else that comes into contact with the chemicals or any other devices or applications used. Also, that the application will not harm or damage personal property or real property. The contractor shall also warrant that all treatment methods used in the program will not have any detrimental effect on the metallic, nonmetallic, and wooden materials used in the construction of the equipment being treated.

C.35.5.8 Discharge. Any discharge of blowdown water or chemicals to surface waters or sanitary sewers shall be in compliance with current regulations for such discharges as determined and administered by the Commonwealth of Virginia and the Federal Government's Environmental Protection Agency (EPA).

C.35.5.9 Usage and Safety Information. The contractor shall provide and maintain a binder which includes all usage and safety information pertaining to the products provided. Material Data and Hazard Sheets shall be submitted for each chemical.

C.35.6 WATER SOFTENERS. The contractor shall be responsible for the proper operation, preventive maintenance and repair of the water softeners which provide softened water to the humidifiers. Softeners shall be in operation during the period of the year during which the humidifiers are in operation. Furnish salt and periodically check to ensure that the brine tank has sufficient salt.

C.35.7 GENERAL PLUMBING. The contractor shall maintain and repair all plumbing systems, equipment, and components. General plumbing systems include domestic water systems, waste water systems, and natural gas systems. The domestic water system includes, but is not limited to: distribution piping, backflow preventers, restroom fixtures, tanks, pumps, insulation, building-to-county connections, valves, water heaters, and fixtures. The waste water systems include the domestic waste water collection system, the kitchen grease recovery unit, building to county connections, the roof drainage system, storm sewers-to-county connections, sump pumps and sump pump discharge lines.

C.35.7.1 Water Lines, Drain Lines and Fixtures. The contractor shall repair or replace water lines, drain lines, and fixtures. Additional work includes, but is not limited to: cleaning out sluggish sinks and sink traps; replacing parts such as valves and traps; recaulking various plumbing fixtures; resetting toilets, urinals, sinks, fixture stops, supply lines; repairing or replacing flush valve assemblies, continuous waste arm assemblies, auxiliary valves, escutcheons, pistons, diaphragms, and handles to flush valves; replacing spuds and spud washers, vacuum breakers, tail pipes, and flush valves; replacing shower heads and necks; replacing plumbing brass, gas connections, stops, toilet seats, and water tank covers; making general visual inspection of all plumbing fixtures and pipes; making minor repairs, including tightening bolts, nuts, and pipe connections; repairing drinking fountains; repairing or replacing hot water heaters and repairing and testing backflow preventers. When repaired, plumbing systems and fixtures shall be free flowing; in good, safe operating condition; and free of leaks and drips. Domestic water lines shall be maintained from (inclusive of) the building service cut-off box including any tap or plumbing fixture. Plumbing work shall include, but is not limited to, the following specific responsibilities:

C.35.7.2 Clean-Up/Restoration. Remove water resulting from overflowing fixtures, leaks, clogged drains, etc., as part of the repair. Walls, ceilings, and other structures, paved areas such as sidewalks and roads, grassed areas, etc., which are damaged by and/or removed to gain access to leaks, clogs, or other defects shall be restored to original condition.

C.35.7.3 Clogged Toilet, Urinal, or Sink Drains. When required to make repairs, disassemble fixtures, exterior or interior piping and traps, and clean out pipes. When any fixture is removed, replace all bolts, nuts, washers, wax seals, and caulking. All slip joint washers are to be replaced with new washers after each removal. Any clogged toilet fixture shall be treated as an Emergency Service Call. Due to the high restroom traffic .volume and in order to prevent solids buildup, the plumbing lines shall be professionally cleaned by use of jet or auger on a quarterly basis.

C.35.7.4 Loss of Water Pressure. If loss of water pressure occurs within the piping, determine the source of the problem and repair it as quickly as possible. Work may include disassembly and removal of interior piping, cleaning out of piping, or replacing existing piping with new piping of like materials.

C.35.7.5 Overflowing Plumbing Fixtures. In the event of an overflow problem, the water supply shall be turned off as close as possible to the faulty overflowing plumbing fixture. Faulty valves/faucets and blockages shall be treated as an Emergency Service Call.

C.35.7.6 Backflowing Floor Drains and Disposal Units. Backflowing floor drains and disposal units shall be treated as clogged drains discussed above.

C.35.7.7 Loss of Hot Water. The water supply shall be turned off in the event of leaking hot water pipes or water heaters. Leaking piping or water heaters shall be repaired or replaced and service restored as quickly as possible. Repair any damage caused by the defective item to restore the facility to its original condition. For example, replacement of a leaky pipe would also include repair of water damage to the surrounding walls, floor, and/or ceiling.

C.35.7.8 Sump and Sewage Ejector Pumps. Determine the source of the problem and make repairs. The system shall be restored to normal operations within one (I) working day. If pump failure shuts the systems down, a temporary pump of adequate size shall be installed in its place until parts are available.

C.35.7.9 Plumbing Fixtures. All sinks, toilets, urinals, basins, faucets, lavatories, showers, drain lines, etc., shall be free of leaks and drips, operate properly, drain freely, and be free of excessive cracks and coloration. All fixtures and components that cannot be repaired shall replaced with fixtures that are in strict compliance with UFC 3-420-01, Plumbing Systems.

C.35.7.10 Water Heaters. Water heaters, including instant water heaters at each coffee station, shall be repaired or replaced as required to provide hot water without leaks. Controls, control devices, and safety devices shall operate safely and properly. Water heater insulation shall be installed on existing units when excessively worn, damaged, or missing.

C.35.7.11 Drinking Fountains. Maintain, repair, and replace all water fountains, and their components, including refrigeration units. Fountains shall be free of leaks and shall operate in accordance with the manufacturer's design specifications. All damaged and worn components shall be replaced. Any current material or components containing lead shall be replaced with lead free material or components. Replacement fountains or components shall be equal to or better in quality, size, and capacity to that being replaced and shall be lead free. Fountains shall be firmly secured to support structures, and free of movement and vibration.

C.35.7.12 Gas Lines. Natural gas lines shall be maintained from supply side of the cut-off valve at the pressure regulator and including the appliance.

C.35.7.13 Backflow Preventers. Backflow preventers shall be maintained, repaired and tested in accordance with the manufacturer's recommendations, local codes and ordinances and as scheduled in the CMMS.

C.35.8 FIRE SUPPRESSION SYSTEMS. The contractor shall inspect, test, repair, adjust and maintain the fire protection/suppression systems in accordance with UFC 3-601-2 Operation and Maintenance: Inspection, Testing, and Maintenance of Fire Protection Systems. Fire detection and alarm systems are addressed in para C.38.6.

C.35.8.1 Fire Extinguishers. This includes, but is not limited to: inspecting, refilling, and sealing handheld extinguishers; documenting inspections, refillings, and maintenance to fire extinguishers; and maintaining, repairing and replacing non-functional fire extinguishers.

C.35.8.2 Wet Pipe Sprinkler Systems.

C.35.8.3 Dry Pipe Sprinkler Systems.

C.35.8.4 Standpipes.

C.35.8.5 Clean-Agent Systems. HFC 227ea, heptafluoropropane.

C.35.8.6 Other. Fire X.

C.35.9 ICE STORAGE SYSTEM. The contractor shall inspect, repair, adjust and maintain the Calmac Ice Storage System. The system consists of twenty eight (28) Levload, Model 1190, buried ice tanks in the northwest comer of the site along with associated underground piping and valves and the Ice Inventory Meters located in the East Wing Mechanical Room. PM shall be performed in accordance with the manufacturer's recommendations and shall include periodic addition of algaecide.

C.35.10 UNDERGROUND FUEL STORAGE SYSTEMS. The contractor shall inspect, test, repair, adjust and maintain the Underground Fuel Storage System. The systems consist of a 15,000 gallon fuel storage tank, 10,000 gallon fuel storage tank, and 290 gallon tank, turbine enclosures, p1pmg, leak detection/location systems, day tanks, leak detection panels, and fuel quantity indicators. PM shall be performed in accordance with the manufacturer's recommendations.

C.36 ENERGY MANAGEMENT AND CONTROL SYSTEM (EMS). The contractor shall operate, maintain, test, adjust, program, and repair the Energy Management (EMS) and components to maintain the atmospheres within the specified limits. The EMS includes, but is not limited to, digital controls, pneumatic devices, pneumatic control loops, humidity sensors, various types of control panels, variable frequency drives, variable air volume boxes, fans, input/output equipment (IIIIequipment includes personal computers, printers, monitors, local area network, software, cabling, and servers), Operator Workstations (OWS) and electronic sensors and measuring devices. The contractor shall provide factory trained personnel capable of programming the EMS computer system.

C.36.1 AFTER HOURS REMOTE MONITORING. The contractor shall remotely monitor critical system points of the Energy Management System (EMS) during other than normal government work days, Monday through Friday from 6:00 p.m. to 6:00 a.m., and on weekends and government holidays Additional critical points may be added in the future at the government's option.

C.36.2 AFTER HOURS REMOTE CONTROL. The contractor shall remotely control the EMS during other than normal government work days, Monday through Friday from 6:00 p.m. to 6:00 a.m., and on weekends and government holidays.

C.36.3 PREVENTIVE MAINTENANCE (PM). The contractor shall perform routine maintenance in accordance with manufacturer's recommendations for the EMS as manufactured by Johnson Controls, Inc.

C.36.4 ON-CALL EMERGENCY SERVICE. The contractor shall provide twenty-four hour a day on-call service for emergency and other repairs not covered under preventive maintenance and equipment warranties. Response time shall be 1 hour.

C.36.5 PROPRIETARY SYSTEM. The EMS at AHS was manufactured by Siemens. Siemen’s owns proprietary rights to the software and certain devices. The contractor shall not violate these rights during the work and if necessary, shall utilize the services of Siemens, as required.

C.36.6 PERSONNEL QUALIFICATIONS. Remote control operating personnel shall possess the training and experience equal to those holding a D.C. or Maryland 3rd Class Steam Engineer's license and a Commonwealth of Virginia Building Related Mechanical Masters license. The engineer shall also possess a universal CFC license as defined by the Environmental Protection Agency. A copy of a current resume or valid licenses shall be submitted to the CO. At least one such person shall be present in the remote control facility at all times when remote services are being performed. This requirement shall apply to all remote initiated command and control actions, whether initiated by the operator or EMS.

Command and control actions undertaken by the Siemen’s System are deemed to have been made by said operating personnel with primary responsibility for the operation of the AHS.

C.36.7 EXPERIENCE. The contractor shall demonstrate to the CO that it has been providing remote and control monitoring services for the past ten years, five of which shall be utilizing the Johnson Controls system to include operations of facilities of similar size, scope, system complexity and criticality of operations.

C.36.8 FAIL-SAFE PROVISIONS. In the event of loss of control or…