Building Operations & Maintenance

Request for Information (RFI) / Sources Sought Notice

The U.S. Department of Labor (DOL) is seeking industry input on a draft Performance Work Statement (PWS) for Operations and Maintenance (O&M) services at the Frances Perkins Building (FPB) in Washington, DC. This RFI is for market research to refine requirements and develop an acquisition strategy. It is not a solicitation.

• Facility: Frances Perkins Building (FPB), DOL headquarters, 200 Constitution Avenue, NW Washington, DC 20210.
• Size: 1,851,000 sq ft facility on 15.4 acres, with approximately 1.1 million sq ft of office space across seven floors.
• Services Needed: Comprehensive O&M services, including labor, supervision, transportation, equipment, safety, and supplies (unless Government-furnished).
• NAICS Code: 561210 - Facilities Maintenance and Repair.

Respondents should provide:

• Company Information: Name, address, POC, business size/socioeconomic status, relevant NAICS codes, GSA Contract Number (and if it includes PWS labor categories).

• Relevant Experience: Descriptions of similar-sized/complex renovation/modernization projects, experience with occupied federal facilities, and examples from the last 3-5 years.

• PWS Feedback: Alignment with industry norms, identification of missing or conflicting information.

• Cost Estimate: Rough Order of Magnitude (ROM) for annual base contract cost and total contract value (base + 4 option years, excluding repairs over threshold).

• General Comments: Any other feedback.

• Due Date: March 13, 2026, by 4:00 PM (EST).

• Format: PDF, limited to 10 pages (excluding cover page).

• Submission: Email to Helen A. Williams (Williams.Helen.A@dol.gov) and Jeremy Keator (Keator.Jeremy.B@dol.gov).

• Subject Line: RFI/SSN – FPB O&M Draft PWS – (XYZ company’s name).

• Confidentiality: Mark all proprietary information clearly.

Form / Attachment / Pricing Sheet

This document is a template for a Building Operating Plan (BOP), Exhibit 7, issued in 2019. It outlines the minimum requirements for a vendor's Building Operating Plan, encouraging specificity and updates where warranted. It covers the mandatory procedures for operating and maintaining building systems.

The BOP template includes detailed sections on:

• General Guidance: Outlines the scope of systems covered (electrical, mechanical, fire protection, controls, architectural/structural, vertical transportation) and exclusions (security, telecommunications, tenant-owned equipment). It also specifies temperature control guidelines (ASHRAE standards, non-working hour setbacks) and energy conservation practices.
• Operational Procedures: Covers boiler plants, chiller plants, domestic hot water, heating boilers, plumbing, water treatment, fire alarm/suppression systems, site plans, and equipment inventory.
• HVAC Equipment: Details descriptions and sequences of operation for main mechanical rooms and air handlers.
• Electrical Distribution: Includes specifications for emergency generators, substations, and lighting control systems.
• Energy Management: Outlines Building Automation System (BAS) operations and recovery exercises.
• Architectural & Structural Maintenance: Covers facade, roofs, parking decks, gutters, drains, windows, and vertical transportation.
• Custodial & Grounds Maintenance: Includes landscape, pest control, trash removal, snow removal, building cleaning, and parking lots.
• Maintenance Documentation: Details tour procedures, checklists, scheduled, corrective, and preventive maintenance.
• Service Calls: Outlines procedures for tenant requests, after-hours, and emergency calls.
• Building Security: Covers access, monitoring, baggage inspections, loading dock, parking lot, and after-hours access procedures.
• Emergency Plans: Addresses shelter-in-place, evacuation, bomb/biohazard conditions, elevator emergencies, fire extinguisher locations, asbestos, HAZMAT, storage tanks, lead paint, energy/water curtailment, loss of personnel, emergency numbers, disaster recovery, and shut-off valve locations.

This template is crucial for bidders to understand the comprehensive operational and maintenance requirements for the building. It dictates the structure and content of the Building Operating Plan that must be submitted as part of the contract, ensuring alignment with government standards for safety, comfort, and energy efficiency.

Other / Unclassified

This document, "2025 PM Guide Cards," is a collection of standard maintenance procedures for various equipment. It is organized by equipment type and includes specific instructions and checkpoints for each.

This document serves as a reference for maintenance tasks and procedures. It is relevant to bidders who may need to understand the maintenance requirements for specific equipment as part of a larger opportunity or contract. The detailed checklists and instructions provide insight into the expected standards for equipment upkeep and operational readiness.

Statement of Work (SOW) / Performance Work Statement (PWS)

To obtain efficient, effective, mission-focused, high-quality facilities operations, maintenance, repair, and remediation services for the U.S. Department of Labor's Frances Perkins Building (FPB).

The contractor shall provide comprehensive Operations & Maintenance (O&M) services for the FPB, including:

• Building Systems: Electrical, mechanical, plumbing, HVAC, fire protection, life safety, and building control systems.

• Services: On-site service desk, recordkeeping and work order management (ServiceNow CMMS), key control, procurement and maintenance of building dispensers, static/dynamic bollard systems, concession equipment, roofing, stormwater management, flagpole maintenance, elevator services, mold remediation, hazardous material assessment, equipment maintenance/certification, repair and alteration construction, condition assessments, and 24/7 emergency response.

• Specialized Tasks: Building Automation System (BAS) monitoring and optimization, miscellaneous building maintenance, water filter replacement, furniture repair, fire alarm panel management, refrigerant disposal, water testing, and emergency generator maintenance.

• Contractor must monitor work, identify deficiencies, and implement corrective actions without government oversight.

• Adherence to quality control programs and government's Quality Assurance Surveillance Plan (QASP).

• Compliance with various industry standards (ASHRAE, NFPA, ASME, etc.) and federal/DC regulations.

• Specific performance objectives for tenant environment (temperature, humidity, ventilation) and response times for work orders (Emergency, Urgent, Routine, Low Priority).

• Period: One (1) Base Period of 12 months and four (4) 12-month option periods. (Base Period: March 1, 2027 – February 29, 2028).

• Place: U.S. Department of Labor's Frances Perkins Building, 200 Constitution Ave. NW, Washington, DC 20210.

• Contract Type: Blanket Purchase Agreement (BPA) with fixed labor rates; orders may be firm-fixed price, labor hours, or time and materials.

• Personnel: Compliance with HSPD-12 for PIV, specific qualifications and certifications required for key personnel (Project Manager, Onsite Supervisor, Safety Manager) and various technicians (Fire Alarm, BAS, Electrician, HVAC, Plumber, Elevator Mechanic, etc.). Resumes required for COR approval.

• Security: PIV card requirements, physical security, and key control procedures.

• Reporting: Monthly reports, work order summaries, environmental compliance reports, and specific system reports (BAS, Refrigerant, etc.).

• Phase-In/Phase-Out: Specific tasks and reporting required during transition periods.

• Government Furnished Property: Computers, radios, office space, utilities.

• Contractor Furnished Items: All other labor, services, supplies, material, and equipment.