Amendment 0002 PWS (Revision 1).pdf

Performance Work Statement (PWS) For Maintenance of Military Family Housings (MFH), Osan Air Base

1. General Description of Services. The Contractor shall provide all personnel, equipment, supplies, storage, and other items and services necessary, except Government Furnished Property and Service, to perform Maintenance of Military Family Housing (MFH), and intended to support MFH at Osan AB ROK. The Contractor shall maintain MFH in accordance with this Performance Work Statement to maintain structural integrity, safe, sanitary, economical, operational, and non-deteriorated living conditions of individual units and the entire buildings.

1.1 SCOPE OF WORK: The contractor shall perform the contracted services to the standards identified in this contract. The main functions are:

Custodial services including, policing and ground maintenance services in Common Areas and Facilities Routine Preventive Maintenance and Minor Repair: Maintenance of Common Areas, Maintenance and

Operations of Heating, Ventilation and Air Conditioning (HVAC) Equipment, CCTV and Playground Safety Inspections of all Facilities.

Customer Service Call System Change of Occupancy Maintenance (COM) Change of Occupancy Cleaning (COC) Change of Occupancy Painting (COP) Major Replacement/Repair Service

1.2. Period of Performance. The period of performance shall be for one (1) Base Year of 12 months (including Phase-In period) and four (4) 12-month option years. The Period of Performance reads as follows:

Phase-In: 26 Dec 21 – 25 Jan 22 Base Period: 26 Jan 22 – 25 Dec 22 1st Option Period: 26 Dec 22 – 25 Dec 23 2nd Option Period: 26 Dec 23 – 25 Dec 24 3rd Option Period: 26 Dec 24 – 25 Dec 25 4th Option Period: 26 Dec 25 – 25 Dec 26

2. Special Expertise.

2.1. Contractor’s Qualification: The contractor shall submit all valid and current a Certificate of Business Registrations and Permission:

1) Construction Business Registration (건설업등록증) for the business item category of “Building/Facilities

Maintenance” (시설물유지관리업) or General/Specialized Construction Registration (종합/전문공사등록증) identifies building/facility maintenance service in accordance with the Article 9 of ROK Law "Framework Act on Construction Industry"

2) Electric Work Business registration (전기공사업등록증) in accordance with the “Electric Work Business Act

(전기시공업), Article 4, Para 1 of the ROK Law.

3) Public Sanitation Control Business Permission (위생관리용역업신고)

4) CCTV Maintenance: Information and Communication Construction Business Registration

(정보통신공사업등록증) and Electrical Construction Business Registration (전기공사업등록증) issued by ROK Government.

2.1.2 Contractor’s Experience: The contractor shall have at least two (2) years of verifiable experience in preventive maintenance & repair, custodial and PWS related services of various facilities similar to those contained within this PWS.

2.1.2.1. Performance of work by the contractor. The prime contractor shall perform on the site, and with its own organization, work equivalent to at least 55 percent of the total amount of work to be performed under the contract.

This percentage may be reduced by a supplemental agreement to this contract if, during performing the work, the contractor requests a reduction and the Contracting Officer determines that the reduction would be to the advantage of the Government.

2.2 Key Personnel.

2.2.1 Key Personnel Qualification. The contractor shall provide sufficient personnel as a Preventive Maintenance and Repair Team which consists of at least Contract Manager (CM), Plumber(s), Quality Control Inspector, HVAC Mechanic(s), Electrician(s), Facility Repair Craftsman(s), and Service Call Receptionist(s) to accomplish the PWS requirements. All key personnel are required to be at the site during operation hours.

2.2.2 Contract Manager (CM). The Contractor shall provide an on-site Contract Manager (CM). The CM shall be physically present during normal duty hours (During normal duty hours (0730-1630 hrs, Monday thru Friday) to handle any problems /complaints that may occur, shall conduct overall management, coordination with the Government and shall be responsible for the performance and management of Maintenance and Repairs services required under this contract. The CM shall be able to read, write, speak and understand English and shall fully understand the requirements of this contract. The contractor shall notify the COR of any changes in CM personnel.

The CM shall have full authority and responsibility to act for the contractor on all contract matters relating to daily operations under this contract.

2.2.3 Quality Control Inspector. The contractor should provide an on-site QC. The QCI shall physically be present during normal duty hours. The QCI should ensure monthly reporting for quality control inspection.

2.2.4 Plumber. The plumbers shall possess technician licenses issued by ROK Government in plumbing repair

(배관기능사자격증).

2.2.5 Heating, Ventilating and Air Conditioning (HVAC) Mechanic. The HVAC Mechanics shall possess technician licenses issued by ROK Government in mechanical repair (공조냉동기능사 자격증). The Heating

Mechanic shall possess mechanical repair license (보일러기능사/에너지관리기능사 자격증) issued by the ROK Government. The contractor shall have the ability to maintain and repair HVAC Systems in accordance with manufacture standards/specifications. If contractor’s employees do not have this ability, the contractor is responsible for the cost to subcontract personnel who are qualified to maintain and repair various HVAC Systems in accordance with manufacture standards/specifications.

2.2.6 Electrical Craftsman. The Electrical craftsman shall possess technician licenses issued by ROK Government in electrical repair (전기기능사자격증).

2.2.7 Skilled Facility Repair Craftsman. The Skilled Facility Repair Craftsmen shall be able to perform wall board, tile, and masonry repair.

2.2.8 Service Call Receptionist. The service call receptionist shall be able to read, write, speak, and understand English. The service call receptionist shall have ability to manage service call system and basic IT skills. The service call receptionist shall have passed the Test of English for International Communication (TOEIC)(토익) as follows:

• Listening Score: Minimum 250 out of 495

• Speaking Score: Level 6 Scale Score (130-150)

2.2.9 CCTV Technician. The CCTV technician shall possess Information and Communication Technician license

(정보통신기술자 -초급) issued by ROK Government.

2.3 Management Approach. The contractor shall provide Organization Chart, Staffing Plan, Quality Control Plan (QCP), and Phase-In Plan.

2.4 Organization Chart. The contractor shall provide an Organization Chart which clearly demonstrates existence of command and control and which identifies at a minimum the following, but not limited to:

• Clear and logical lines of communications, command and control

• Logical Organization Hierarchy

• Operation in all locations and facilities that fall under USAF- Osan AB control.

2.5. Staffing Plan. The contractor shall submit a staffing plan which shall clearly demonstrate how the contractor will perform the requirements for Maintenance of Military Family Housing (MFH) services for Osan AB. The contractor shall clearly identify the labor mix and labor quantities to be used in the performance of all major tasks in accordance with the PWS. In addition, the contractor shall also identify all replacement strategies to account for workers which may separate from the company, their backup policy to account for lost workers, retention policy and any other information pertinent to the execution of this requirement. The feasibility of the proposed Staffing Plan will be assessed against the contractor's overall technical and management approach to ensure the contractor has proposed adequate qualified personnel in appropriate labor categories to satisfy all PWS requirements. The contractor shall provide a written staffing plan and provide manning charts showing a proposed organizational structure to meet the requirements in the PWS.

2.6. Phase-In Plan. The contractor shall clearly demonstrate how the contractor will prepare for 100% full performance in accordance with the PWS and transition without interruption of on-going housing maintenance services. The contractor shall include all general and administrative (G&A) functions and pre hiring activities normally accomplished by contractor prior to physical phase-in performance. The contractor shall describe in detail how the contractor provides required personnel at performance locations, training and implementation on all reports, property control plan, safety plan, services, suspense dates, a time phased and schedule of installation access and procedures needed to assure readiness and 100% full performance under the contract by the end of the one (1) month phase-in period.

2.7. Equipment Plan. The contractor shall submit their equipment plan to the COR prior to performance commence for the contract according to the scope of work described. The contractor shall provide evidence that all materials, vehicles and equipment are in his possession or ability to secure required equipment in time for full performance.

2.8. Employees. Employees are not authorized to work for other interests or third parties, or use government equipment for such purposes while on duty.

2.8.1. Contractor personnel shall present a professional appearance and be easily recognized as Contractor employees. Identification of all employees shall be accomplished by wearing distinctive clothing bearing the name of the company and the word “Housing Maintenance”. The Contractor shall provide distinctive clothing at the Contractor’s expense.

2.8.2. Contractor personnel are not authorized to use electrical appliances, prepare, warm, or store food or drinks except in Contractor supplied office/warehouse space. The Contractor shall not allow any unprofessional behavior that disturbs the well-being of neighbors.

2.8.3. Occupied Quarters. The Contractor shall coordinate with residents to ensure an adult over the age of 18 is present before entering an occupied unit, except in emergencies. The Contractor will be responsible for performing any necessary maintenance or services in the entryway outside the unit and informing the resident prior to performing any work. The Contractor shall ensure that any necessary clean-up is conducted after performing any maintenance or services. In case of an emergency, the Contractor will provide notice to resident if it was necessary to enter the unit without resident present.

2.9. Hours of Operation. Normal office hours are 0730 - 1630 Monday through Friday. All other times, including recognized holidays, the Contractor shall maintain telephone standby for emergency and urgent service calls.

2.10. Recognized Holidays. The Contractor is not required to provide service other than emergency service calls, on the following days: Christmas Day (1 day), New Year’s Day (1 day), Chuseok, and Lunar New Year (3 days).

3. Government Furnished Space and Service.

3.1. Facilities. The Contractor is supplied with office/warehouse space in Seoraksan Tower (approx. 600 square feet), Hallasan Tower (approx. 260 square feet), and Jirisan Tower (approx. 260 square feet). The government office/warehouse shall be kept clean and maintained at all times. At no time will the Contractor store any trash/refuse, explosive items, and hazardous materials in office areas, janitorial or closet spaces.

3.2. Refuse Collection. Refuse collection is currently provided under a separate contract. This service is extended to the housing maintenance Contractor for refuse collected in government facilities and Contractor generated administrative areas.

Refuse shall be disposed of in the appropriate government-designated dumpsters or containers and collection of refuse will only be made from them. The Contractor shall abide by all local recycling laws. Requests for additional refuse or recycling support shall be submitted to the COR for consideration.

3.3. Services. The government will provide water, sewage, electricity, and HVAC at no cost to the Contractor.

3.4. Security Police and Fire Protection. The Government will provide Security Police and Fire Protection to the extent necessary to ensure a secure and safe installation. The emergency phone number for Fire, Security Police, and Medical assistance is 0505-784-9111.

3.5. Fire Prevention and Protection. The Contractor shall comply with the requirements set forth in 51st Fighter Wing Instruction 32-2001, Fire Prevention and Protection. A copy of this regulation may be obtained from the COR.

Base fire prevention personnel may make periodic routine inspections for regulation compliance. The Contractor shall provide suitable, non-expired fire extinguishers at any warehouse storage and office areas. The Contractor shall check fire extinguishers monthly in common area (hallway, etc.) and report any discrepancy to COR, Housing QA Inspectors, and the Housing Manager. The Contractor is not responsible for fire alarm systems and sprinkler systems (including fire water lines and hard wired smoke detectors).

No Smoking Policy. Smoking is prohibited within any Air Force facility. Furthermore smoking is only authorized in designated tobacco use areas. Tobacco base policy will be provided to the Contractor by COR. See attached map.

3.6. Contractor Acquired Property (CAP).

3.6.1. CAP is property which is acquired or fabricated by the Contractor for performing work under this contract.

All CAP acquired by the Contractor shall be the property of the Government. All CAP purchases require prior approval.

3.6.2. The Contractor shall create and maintain records of all CAP which is accountable to the contract. These records shall be maintained IAW with the Federal Acquisition Regulation (FAR) and applicable supplements and shall be in compliance with all applicable guidance and clauses listed in the contract.

3.6.3. All CAP remains the property of the Government and shall be returned to the Government upon completion of the contract unless the PCO directs the Contractor in writing to retain the property for continued use under a successor contract. Retention of the property by the Contractor shall require modification of both losing and gaining contracts IAW the FAR and applicable supplements and shall be in compliance with all applicable guidance and clauses listed in the contract. All CAP returned to the Government shall be in good serviceable condition.

4. Quality Control.

4.1.1. The contractor shall develop and maintain an effective Quality Control Program (QCP) to ensure services are performed in accordance with this PWS. The contractor shall develop and implement procedures to identify, prevent, and ensure non-recurrence of defective services. The contractor’s quality control program is the means by which they assure themselves that their work complies with the requirement of the contract. The contractor is required to submit a finalized Quality Control Plan within 10 calendar days after the contract award date. An updated copy of the contractor’s plan shall be provided to the KO and COR as changes occur. After acceptance of the quality control plan the contractor will receive the contracting officer’s acceptance in writing of any proposed change to their QC system.

4.1.2. A quality control report will be submitted within 30 days of contract award. This report will be submitted to the government on the 5th working day of every month. The QCR will cover all the objectives of the QCP.

4.1.3. The plan shall include: The name(s) and qualification(s) of the contractor's quality control representative(s) and clearly defined authority of these personnel under the contractor's organization. The names of the individuals performing these inspections and the extent of their authority shall be in the form of an organizational chart or other form included with the QC program.

4.1.4. All of the following elements shall be provided in the quality control plan:

4.1.4.1. A description of the inspection system to cover all services. The description shall include specifics as to the areas to be inspected on both scheduled and unscheduled basis, and the frequency of inspection. Additionally, control procedures for any Government provided keys or lock combinations shall be included.

4.1.4.2. A description of the methods to be used for identifying and preventing defects in the quality of service performed.

4.1.4.3. A description of the records to be kept to document inspections and corrective or preventive actions taken.

4.1.4.4. A description of what contractor action shall be taken if quality control problems are found, and a method of identifying deficiencies in the quality of services performed before the level or performance becomes unacceptable.

4.1.4.5. The records of inspections shall be kept and made available to the Government throughout the contract performance period and for the period after contract completion until final settlement of any claims under this contract.

4.2. Quality Control Inspector (QCI). The Quality Control Inspector will be responsible for conducting safety management and inspections of all equipment, materials, and resources used by the Contractor, as well as reviewing all records, receipts, and reports used in conjunction with Contractor work performance. All inspection reviews will ensure compliance with existing commercial standards. The contractor should provide an on-site QC. The QCI shall physically be present during normal duty hours. The QCI should ensure to submit monthly reporting for all objectives of the QCP.

4.2.1. Essential Duties and Responsibilities. The Quality Control Inspector will perform inspections of purchased equipment parts, materials and other necessary products according to well defined criteria using standard physical, mechanical and/ or electrical measurements. This will include conducting and documenting process and system audits using written procedures as audit standards. The Quality Control Inspector will accurately document the results of the inspections and testing, and maintain all controlled document files and test records in a timely and accurate manner. The Quality Control Inspector will coordinate calibration of all applicable equipment and monitor critical equipment and instrumentation to ensure proper operation and calibration. The Quality Control Inspector will participate in the construction and/or revision of standard operating procedures (SOPs) for the inspection function, and assist in the writing and updating inspection procedures, protocol and checklists. This will include evaluating problems and making initial recommendations for possible corrective action.

5. TASK DESCIPTION

5.1. Custodial Services/ Cleaning Service. The Contractor shall provide all labor, equipment and materials for performing cleaning and sanitizing services. Appendix 9 shall be followed for cleaning standards and frequency requirements. The Contractor shall be responsible for cleaning and sanitizing of common use areas (per Appendix 8) and inside of all three housing towers. The area to be cleaned and disinfected using a germicidal detergent inside of the three tower facilities includes building lobbies, all hallways on all floors, first floor trash rooms and garbage chutes, residential floor trash rooms, staircases and stairwells, first floor recreation rooms, first floor restrooms. Due to heavy traffic, the first floor in Hallasan Tower should be treated in same manner as entry level, to include more frequent cleaning as needed. The interior cleaning service tasks and frequency are defined in Appendix 9 and shall be done in all areas mentioned above (lobbies, trash rooms, etc.). The Contractor shall be responsible for cleaning of common use areas in high rise facilities. These areas include but are not limited to; outside bathrooms, all above ground parking areas within the MFH boundaries, storage areas, hallways, passageways, stairways, mechanical rooms, electrical rooms, utility areas, picnic areas, concrete and brick sidewalks, playgrounds as shown on the attached site and floor plans, grass areas and pet waste trash bins located within the area defined in Appendix 8. The Contractor shall remove all trash, leaves, junk or debris, and ensure that trash containers have been emptied and new liners are provided and installed by the contractor.

5.1.1 The custodial services will consist of the following; mopping, sweeping, stripping and waxing of floors, dusting of wood “chair rail” trim, removing dirt, cob webs and stains from walls, washing and wiping of all glass surfaces, walls, doors, windows and interior stairwells to ensure removal of all dirt. The contractor shall provide custodial service teams to meet the cleaning standards of daily cleaning requirements as defined in Appendix 9. The cob webs and dead insects shall be removed from light fixtures.

5.1.2 The contractor shall ensure exterior window cleaning of all high rise apartments twice yearly. Exterior high rise window shall be cleaned once in the spring and once in the fall.

5.2. Service Calls.

5.2.1. Service Calls. The Contractor shall perform the following specific tasks in Appendix 2, 4, 5, 9, 12 and shall provide all personnel, equipment, tools, material, and supervision to perform maintenance of family housing at Osan Air Base. If parts and materials to complete service calls are below KRW 100,000 per call, it will be a part of firm fixed price.

5.2.2. Receipt of Service Calls. The Contractor shall have a central point of contact for receiving all requests for service by telephone and in person 24 hours per day, 7 days per week. Recorder type devices to receive service calls are not acceptable. The response time and accomplishment time of service calls is specified in Appendix 2. The Contractor shall document each service call received in a job order log and assign it a job order number. The Contractor shall tell each customer what the job order number is and have them refer to that number throughout the job order. The Contractor shall provide their service call telephone numbers to housing residents within one week of the contract start date and within 24 hours as changes occur.

5.2.3. The Contractor, in coordinating operations with the occupant, shall provide a time frame to the occupant for responding to the service call. If delays prevent the service technician from arriving during the designated time frame, the Contractor shall notify the occupant of an alternate schedule. If the occupant is not home at the appointed time for access, the Contractor shall leave a written message notifying the occupant of the missed appointment. The message shall include the date and time of the attempted access. The message shall inform the occupant how to reschedule the requested work. The Contractor shall notify the occupant of completion of work or vacancy to bring the parts and tools with next schedule.

5.2.4. Service Call Categories:

Emergency Call: Failures or deficiencies which constitute an immediate safety issue, health hazard, risk of property damage, or threat to the environment are Emergency calls. Required response and repair times are specified in Appendix 2.

Urgent Call: Failures or deficiencies which do not immediately endanger the residents or threaten damage to property, but would inconvenience and affect the health and well-being of the residents, is an Urgent call. Required response and repair times are specified in Appendix 2.

Routine Call: These are service calls that do not meet the criteria of an Emergency or Urgent call as stated above.

Required response and repair times are specified in Appendix 2.

The Housing Office will provide the COR addresses of occupants having serious medical conditions for contractors.

All service calls to these homes shall be classified as an emergency call.

5.2.5. Job Order System. The Contractor shall maintain a separately, serially numbered job order system to control all service calls. Each job order log shall include used materials with price and labor hours.

5.2.5.1. Job Order Forms. The Contractor shall provide job order forms that contain as a minimum, the resident’s name, organization, duty, home phone, address of the unit, type of service call, classification (emergency, urgent, routine), service call number, date and time of receipt, response, completion, description of work, materials/labor hours used on that job order and a place for the resident’s signature. The Contractor shall have the occupant check/mark on the customer’s feedback and date and sign the job order. The Contractor shall ensure the job order is maintained in the appropriate facility file in the maintenance office and one copy is provided to the Contracting Officer Representative (COR) and Housing Manager as required for surveillance. If repairs cannot be accomplished within the specified time frame in Appendix 2, the Contractor must notify the COR.

5.2.6. Utilities Maintenance/Repair.

The Contractor shall maintain utility systems and associated components per applicable national codes. Repairs may require the Contractor to remove portions of sidewalks, driveways, patios, curbs, and gutters to accomplish the repairs to utility lines. Items listed above will be replaced after work completion. The Contractor shall coordinate all digging and trenching with 51st Civil Engineer Squadron prior to starting work. A welding permit shall be obtained from the base Fire Department prior to beginning any soldering, brazing, or welding. Occasionally, flyers need to be distributed to residents for notification of changes to procedures, utility outages, and emergencies, the Contractor is responsible for it.

The Contractor’s area of responsibility for utility maintenance is as follows:

Sanitary Sewer Lines. Sewer lines include the building drain and building sewer, to include all interior sewer lines above and under the floor slab, and drainage lines, to include the lateral sewer lines outside the building foundation to the main sewer line. Lateral lines include all lines and arteries that branch off the main sewer line and service lines including the 6” lines of plumbing that branch away from multiplex units. The Contractor is responsible for maintenance, repair, cleaning of sanitary sewer lines. Main lines are defined as the lines carrying discharge to the treatment plant (51st Civil Engineer is responsible for main lines).

Water Lines. Water lines include all interior water lines above and under the floor slab and the service lines, up to and including the facility shut off valve. 51st Civil Engineer is responsible for the service line from the facility shut off valve to the main. Any standing water in the house resulting from broken or clogged piping shall be removed by the Contractor

Electrical. Contractor will inspect the unit interior electrical system up to and including the exterior meter base, weather head, the interior distribution panel and all interior lines off the panel. The Contractor shall be responsible for electrical circuitry and all electrical components including panels, breakers, weather head and mast, and conductors, up to connection to overhead electrical service drop. Contractor is also responsible for circuitry throughout the housing unit, to include labeling circuit breaker boxes and service entrance panels for all units. The Contractor is not responsible for the underground electrical service from source to service entrance panel.

Storm Drainage System. The storm surface drainage system shall be cleared of debris and include open pipes, culverts, cleaning of drop inlets, catch basins, open ditches, detention or retention basins, or similar devices/structures that transport, receive, or moves storm run-off water on the ground surface.

Utility Outages. The Contractor shall notify the COR of scheduled utility outages at least 14 days before the schedule outages to allow for proper coordination with base personnel. The Government will notify the Contractor at least two

(2) days prior to any planned outages.

5.2.7. Rodent Proofing. Deteriorated, damaged, or inadequate exterior or interior structural components allowing entry of rodents shall be repaired and damaged items replaced by the Contractor. This may require, but is not limited to, eliminating gaps at the base of mechanical and storage room doors, and sealing gaps around piping and ducting penetrations.

5.2.8. Fences/Walls. The Contractor shall repair any damage to fences/walls as part of service calls. This includes fences and walls in or surrounding the housing area, not including perimeter fencing. Repairs shall match existing fencing/walls.

5.3. Preventive Maintenance.

5.3.1. Maintenance of HVAC Equipment. The contractor shall inspect, clean, and perform preventive maintenance for HVAC equipment as required/scheduled in accordance with Appendix 5 and 12. Preventative maintenance work shall include, but not be limit to, testing, inspection, lubrication, fastening joints, check torsion spring rewinding & balancing actions, control calibration, overload check, safety operation check and any other items necessary to operate each HVAC equipment properly and in a safe manner. If parts and materials to complete preventive maintenance are below KRW 100,000 per each PM item, it will be a part of firm fixed price. All work shall be to the standards specified herein and shall be accomplished in conformance with approved and accepted standards of HVAC/R trades industry, the equipment manufacturer, all applicable activity, local, state and federal standards, and all applicable building and safety codes. The Contractor shall be responsible to make every effort to minimize the impact of the interference, inconvenience, equipment downtime, interrupted service, customer discomfort, etc. The Contractor shall notify the COR at least one month in advance of such scheduled work.

5.3.1.1 Replace HVAC Filters. The contractor shall provide and replace all filters (monthly) See Appendix 12.

Roof top heat recovery unit filters shall be replaced with MERV-13 filters. Interior, individuals fan coil unit filters shall be replaced with MERV-8 filters. Reference Appendix 5 for preventive maintenance information. The contractor shall properly dispose of all wasted air filters into trash dumpster inside housing towers.

5.3.1.2. Quarterly Industrial Water Treatment. Contractor shall perform water treatment of heating and chilled water closed loop systems. Five (5) working days to prior to commencing work the contractor shall provide the COR with a written work plan. The contractor shall analyze and treat the water of existing water distribution systems for hot water boilers and chilled water systems so that this water is maintained according to the recommended parameters outlined in the UFC 3-240-13FN (Unified facilities Code Industrial Water Treatment: O&M) and AFI (Air Force Instruction) 32-1054. Note that these parameters are referenced only to give the contractor guidelines, and the appropriate values are a function of the condition of make-up water. The contractor shall make all necessary efforts to maintain the referenced parameters at the appropriate value through frequent make-up water analysis (i.e., seasonally) and treat the water accordingly. Any significant changes to these parameters shall be brought to the attention of the COR in writing, and the COR will provide written approval if no further treatment is to be made to adjust a parameter that has undergone a reported significant change.

5.3.1.2.1. Boiler Room. Contractor will inspect boiler, HVAC, and heating systems to ensure equipment is kept up-to-standards, and free of dust, rust, corrosion, and excess water in the drain. Contractor will remove any dust, rust, or corrosion when observed, touch up paint as needed, and repair any leaks as needed. Contractor will ensure that no personal or other items are stored inside boiler room due to safety concerns. Contractor will ensure any floor drains remain in the closed position to avoid unwanted discharge into the sanitary or storm water systems.

5.3.2. Rain Gutters/Downspouts. The Contractor shall be responsible for monthly maintenance and quarterly cleaning of gutters and downspouts.

5.3.3. Playgrounds/Recreation Areas. Playgrounds, equipment and furniture in common areas shall be inspected, maintained, repaired or replaced, and be in a safe and useable condition and match original appearance (markings and coloration) as part of preventative maintenance.

5.3.4. Parking Facility. The Contractor shall be responsible for semi-annual floor cleaning at a minimum. Facility should be cleaned in fall and spring time, or when COR requests for additional cleaning. Dirt and grime should be removed to ensure floor and markings are visible. The contractor should notify the COR three weeks prior to cleaning the floors.

5.3.5. Fireplaces and Chimneys. A yearly inspection/cleaning is required as part of preventive maintenance in October of each calendar year. All cracks, loose bricks, open mortar joints and loose tiles on the apron shall be repaired. Ensure damper and ash dump operate properly and chimney flues are clean.

5.3.6. Maintenance and Repair Report. The Contractor shall submit the maintenance and repair reports, organized and identified by building number and if applicable room number to the COR not later than 7 days after completion of scheduled maintenance. The reports shall include at least the building number, room number, equipment identification (data such as location, model or part number, capacity, size, and etc.), service/maintenance date, parts repaired or replaced, technician’s signature and COR’s signature section. If repairs require work considered over and above routine maintenance work, parts repaired/replaced/serviced, recommended repair/parts/estimated cost, and technician’s signature. The Contractor shall coordinate with the COR to notify the KO for appropriate decision and action.

5.4. Ground Maintenance.

5.4.1. Grounds Maintenance. This section applies for both Growing and Non-Growing Season. The Contractor shall provide weekly grounds maintenance for all grounds within the boundaries of the family housing (includes Senior Officer Quarters (SOQ) /General Officer Quarters (GOQ)) see Appendices 2, 4, and 8. Grounds maintenance includes the paved roads, parking lots, pavilions, parks, common ground areas, and maintenance of lawns of unoccupied SOQs and GOQs. The Contractor shall fertilize, plant, trim, remove of trees, shrubs, and unwanted plants.

The Contractor shall police housing areas twice daily (at the beginning of the day and before the end of the working day) to ensure there is no litter, debris, or other foreign material within the area defined in Appendix 8. All the debris after ground maintenance shall be transported off-base in accordance with proper disposal procedures.

5.4.1.1. The Contractor is not required to provide routine lawn care at occupied SOQs and non-Special Command Position (SCP) GOQs within the residents’ area of responsibility, within 50 feet of occupied family housing units.

However, for all SOQ units, the residents’ area of responsibility is the fenced-in area immediately adjacent to the unit, the Contractor is responsible for routine lawn care in all other areas surrounding the SOQ as depicted in Appendix 8. MFH and non-SCP GOQ residents are responsible for maintaining grounds for their exclusive use extending from the footprint of the structure to the border of common areas. Exclusive use is defined as the area within a natural boundary (playground, tree line, sidewalk, driveway, fence, common area boundary such as a park, picnic area, flower garden and so forth) or halfway to adjoining residence. Normally, this includes an area 50 feet from the quarters (calculated from further-most elevation on all four sides of the quarters); however, it may be larger as a result of natural or man-made barriers that limit free access to the area by members of the installation housing community or as designated by the Wing Commander.

5.4.2. Grass areas. The grass areas including pet relief areas shall be maintained in a full, healthy, weed-free, vigorous growth condition. Grass height on grounds shall be maintained at a maximum of 2 to 4 inches IAW the Osan AB’s INRMP (Integrated Natural Resources Management Plan). The height is for a neat and professional appearance. Mulching with grass clippings are not permitted without approval of natural resources manager on Osan AB. Grass Clippings after cutting grass shall be disposed of off-base on the day of grass cutting Contractor shall apply commercial fertilizer based on the product application directions semi-yearly after coordinating with INRMP manager. Applications of other lawn care products may be required as determined by the COR. Contractor shall provide written notification to COR and occupants, at least 14 days prior to applications, and include precautions necessary for safe application (i.e. removal of pets, toys, etc. from the area to be treated). Contractor shall notify COR once a treatment has been completed. The contractor shall sod location where there is dead grass or bald spots in the grass areas.

5.4.3. Shrub and Tree Trimming. The Contractor shall trim shrubs and trees in uniform shape considering the original feature. Shrub and tree trimming, as required, shall be completed at all units during COM and grounds maintenance. If a dead shrub is removed then need to replace with approval from the COR. Shrub and tree refuse shall be disposed of off-base on the day of generation.

5.4.4. Tree Maintenance. Removal of fallen/broken trees, and large/broken limbs are the responsibility of the contractor to remove right away and are treated as an emergency service call. Removed trees and grindings shall be transported off-base in accordance with proper disposal procedures. During inclement weather, the Contractor is responsible to patrol outside building perimeter and promptly remove all debris and fallen trees in order to ensure safety.

5.4.5. Grounds Restoration and Service. The Contractor shall provide a variety of grounds maintenance services, which may be required to restore or return grounds to acceptable conditions including sodding where there is a dead grass or bald spots. This task is typically required to repair occupant caused damage, and shall be performed in conjunction with the COM.

5.4.6. Snow Removal. The Contractor shall provide emergency snow cleaning plan for after duty hours. The plan should be approved by COR. Emergency snow cleaning plan shall contain numbers of emergency staff to remove all snow from parking areas, stairways, sidewalks, walkways, playgrounds for pedestrian’s safety at all times. Snow cleaning will be conducted when snow or ice has accumulated on the ground. Contractor shall inspect SOQ, GOQ, and MFH daily to ensure sidewalks and driveways are clear of ice and snow. The Contractor will utilize calcium chloride (PELADOW) for snow removal and ice control.

5.4.7. For SCP GOQ (B-1070), GOQ (B-1081), and Wing Commander SOQ (B-1080), the Contractor is responsible for watering, mowing lawn, trimming, planting, winterizing lawns, removal of weeds and unwanted plants in gardens at least twice per week.

5.5. Change of Occupancy Maintenance (COM).

5.5.1. Change of Occupancy Maintenance (COM). The Contractor shall complete cleaning of all vacant family housing units. The Contractor shall establish and operate a comprehensive COM program to clean, inspect, maintain, paint, or replace, interior and exterior components and accessories to preserve safe operation and structural integrity.

Cleaning includes inside and outside of appliances, as well as disassembly and cleaning and replacement based on specific models of filters for dishwashers, washers and dryers. Complete grounds care shall be completed as part of each COM. Grass and weeds shall be the Contractor’s responsibility during COM. Requirements are specified in Appendices 3, 4, 9, and 11. The contractor shall only replace parts and materials mentioned under work request (AF 1219) provided by Housing QA Inspector. It will be paid under separate sub CLIN (Parts and materials). Carpet cleaning (SOQ/GOQ) is included in the cost per COM. Upon inspection by COR, Housing QA Inspectors, and/or Housing Manager after vacant unit is cleaned, anything found unsatisfactory (carpet, walls, floors, etc.) will be re-cleaned without additional price.

5.5.2. Abandoned Unit Cleaning. When an occupant vacates a unit without cleaning it, the Government/COR will identify the unit as an “abandoned” unit. An abandoned unit shall require COM.

5.5.3. Initial inspection. The Government QA Inspector will conduct an initial inspection of a unit prior to the resident moving out to determine the maintenance required and the period needed to perform the COM. The Housing QA Inspector will provide the COR and Contractor with an AF 1219 (work requirement and allowable downtime), or a Housing-approved locally-generated form, for each COM. The maintenance period shall not exceed the allowable maximum performance time provided in Appendix 3. The Contractor shall notify the COR within 24 hours of knowledge of any unforeseen condition that would require a change in the return date.

5.5.4. COM Acceptance. After the COM is completed, the Quality Control Inspector shall pre-inspect the unit before the Government inspection and notify the COR the unit is ready for occupancy. At this time the COR will notify the Contractor when the Government inspection will be performed on the aforementioned unit. The Contractor shall notify the COR that the unit is ready to schedule an inspection to be conducted after the COM is completed. Any incomplete or unsatisfactory work found by the COR or MHO QA Inspectors that will prevent the unit from being occupied will result in the Contractor paying damages. Damages will be calculated based on the approved actual expenses incurred by the incoming residents. A further inspection shall be arranged by the Contractor to turn over the unit when remedial tasks have been completed.

5.5.5. COM allowable downtime. COM downtime is calculated in calendar days, not including New Year’s (one (1) day) and Christmas (one (1) day), Chuseok (three (3) days) and Lunar New Year (three (3) days). COM downtime will commence the day following turnover. When the COM allowable downtime ends on a weekend or holiday, the Contractor shall turn back the housing unit to the government on the next business day. No extra days shall be counted against the allowable downtime provided all required COM work has been satisfactorily completed prior to the scheduled turn back time. If, upon inspection, the unit is deemed unacceptable by the COR, then turnover time immediately recommences, accruing until the unit is free of discrepancies and accepted by the COR, Housing QA Inspectors, and Housing Manager.

5.5.6. In the event of conditions beyond the Contractor’s control that interfere with the performance of COM work, the Contractor shall contact the COR immediately.

5.5.7. Cleaning vacant units after a COM. When a unit has been vacant for more than fourteen (14) days after the COM cleaning, the Contractor shall perform a "light" cleaning on the unit or a dust down. This includes removing dust, cobwebs and debris from counters, blinds and floors and any stains in the toilets as part of completed COM. The Contractor will be notified by the COR, Housing QA Inspectors, and Housing Manager when this service is required.

5.5.8. HVAC shall be set as follows after completion of COM:

• Heat at 60 degrees F

• Air Conditioning at 78 degrees F

5.6. Painting (In accordance with Section 09 90 00 Painting and Coating, OMA Standard Technical Specification dated 30 Oct 2015).

5.6.1. Interior Painting. Interior painting (see Definitions, Paint) 200 square feet or less is part of COM. Interior painting of more than 200 square feet is paid as a separate CLIN. All paint materials are included in the cost per square foot, paint materials are not reimbursable. Interior painting includes patching, varnishing and painting any interior surfaces, walls, ceilings, interior doors, cabinets, window frames and sills, wood and metal trim, thresholds, and baseboards. Contractor shall take all actions necessary to prepare surfaces properly to receive paint and ensure adherence and that finished surfaces are smooth, free from all defects and variations whether pre-existing, created at any time by another Contractor, or created by this Contractor. All coats shall be applied so as to produce a film of uniform thickness and there shall be no bleed through. The Contractor shall use lead free paint and shall comply with standards in the US Air Force Family Housing Guide. Paint Safety Data Sheets must be provided to and approved by the environmental office prior to start of painting activities. The Contractor shall remove new and old paint from all interior items and accessories that are not intended to be painted, or replace them. Following the completion of painting, items and accessories shall be replaced if they do not match the new paint, or as otherwise approved by the COR. The Contractor shall use the high-gloss or semi-gloss, paint materials for interior painting. Contractor is also responsible for painting the balcony railing and gutter as a part of interior painting. Additionally, contractor shall maintain paint inside of the parking garage (i.e. stair wells) as part of interior painting.

5.6.1.2 Deteriorated Paint. Any interior or exterior paint that is peeling, chipping, chalking, or cracking any paint located on an interior or exterior surface or fixture that is damaged or deteriorated.

5.6.1.1. Local Products. Local materials manufactured in the Republic of Korea authorized by USA EDFE (Engineer District Far East) Local Material Committee may be used in lieu of standard products as required under the contractor's quality control approval. These materials should be certified and listed in the Korean Industrial Standards (KS) at a minimum and may be subject to COR's approval.

5.6.1.2. Painting Code for COM.

* Semi-gloss for interior and balcony: FS27778

5.6.2. Interior Painting of Occupied Units. The Contractor shall perform minor painting less than 200 sq. ft. of occupied units at the request of the COR as part of service calls. The Contractor shall be responsible for disconnecting and moving all appliances and furniture, and relocating the items after painting is completed. Interior painting more than 200 sq. ft. is paid as separate CLIN.

5.7. Carpet Cleaning. Carpet shall be cleaned using COR approved shampoo and steam cleaning method during

COM and as required by the COR. Carpet cleaning shall remove all stains, dirt, soil, and pet odors. All carpet damage and cleaning shall be reported to the COR. If, after inspection by COR, Housing QA Inspectors, and Housing Manager, the carpet is found to be unsatisfactory, it will be re-cleaned at Contractor’s own cost, without charge to the Government. If the carpet cannot be cleaned to a condition satisfactory to the COR, the Contractor shall remove the carpet with COR approval. Entrance rugs in the towers shall be shampooed/chemically cleaned weekly.

5.8. CCTV System Maintenance Work.

5.8.1 CCTV System Repair/Replacement. The contractor shall provide all management, tools, equipment and labor necessary to provide maintenance for CCTV cameras, DVRs, monitors and UPSs. If parts and materials are required to complete service calls, the contractor shall comply with Paragraph 5.9. On Demand Maintenance Threshold (DMT) Operation Procedure. See Appendix 13.

5.8.2. Preventive Maintenance (PM). The Contractor shall provide preventive maintenance (PM) schedule by the 1st of the month, and prior to commencement of any PM in location listed in Appendix 13. Preventive maintenance shall include repair services correcting minor deficiencies identified during PM. A monthly PM report shall be provided to the COR by 5th of the month. PM report shall include listing PM service calls (date of PM, location of equipment maintained, type of equipment, and repair parts utilized by location.

5.4.1.1. PM shall be performed in accordance with the Manufacturers Standard Maintenance Procedures applicable to the CCTV Systems in use and include the following:

a. Inspection and cleaning of all console equipment, peripheral equipment, pan/tilt/zone (PTZ) units, receiver/driver units, housings, camera/lenses and electrical and mechanical controls.

b. Repair all console equipment, peripheral equipment, PTZ units, receiver/driver units, housings, camera/lenses and electrical and mechanical controls.

c. Inspect exterior surfaces for damages that may lead to malfunctions of equipment.

d. Inspection and cleaning all system equipment and lenses and glass windows on the housings. Clean and inspect the receiver drivers and perform local testing and calibrating of the PTZ units.

e. Check, walk test, calibrate each camera, and conduct a functional test of all devices.

f. Operate all system software diagnostics and correct all diagnosed problems.

g. Resolve any previous and identified outstanding problems.

h. Visual checks and operational tests of the Central Processing Unit (CPU), switcher, peripheral equipment, interface panels, recording devices, monitors, video, and picture quality from each camera.

i. Perform minor repairs of system, such as tightening of loose connections, re-setting of cameras, adjusting video quality and performing a communications line test.

5.8.3 Contractor shall clean up all debris/discarded materials resulting from their services and job site and adjacent area shall be cleaned prior to leaving the job site.

5.8.4 On-Call Maintenance Service (OM). On Call service shall be performed on all systems problems and issues that are detected during PM and cannot repair under PM.