Attachment C: Appendix C1.1 Operating Level Agreement. Facilities Management

Transcription

1 Attachment C: Appendix C1.1 Facilities Management

2 Document Change Management Version Date Short Description Dec 2005 Final Draft Jan 2006 Formats Applied Appendix C1.1 Page 2 of 36

3 Table of Contents 1.0 GENERAL OVERVIEW OLA PERIOD OLA REVIEW AND REVISION OLA INTERPRETATION CONTACT INFORMATION OLA ADMINISTRATIVE CONTACT INFORMATION BC Hydro Administrative contacts ABSU Administrative contacts ADMINISTRATIVE CONTACT CHANGE WATER TREATMENT YARD MAINTENANCE GENERAL REPAIRS & MAINTENANCE WINDOW CLEANING ELECTRICAL MAINTENANCE & REPAIR SNOW & ICE REMOVAL LANDSCAPING OVERHEAD DOORS PLUMBING CARPET CLEANING ELEVATING DEVICES ROOFS EMERGENCY GENERATOR HEATING, VENTILATING & AIR CONDITIONING DDC (DIRECT DIGITAL CONTROL) FIRE PANEL & ASSOCIATED EQUIPMENT SPRINKLERS & ASSOCIATED EQUIPMENT SECURITY GUARD SERVICES SECURITY SYSTEMS Appendix C1.1 Page 3 of 36

4 22.0 KEYS, LOCKS & CARDS WASTE REMOVAL JANITORIAL PEST CONTROL Appendix C1.1 Page 4 of 36

5 1.0 General Overview This ( OLA ) is an Appendix to and forms part of, Schedule 4.2 to the AMSA. For the purposes of this OLA, the Agreement shall mean the AMSA, BC Hydro shall mean BCH, and ABSU shall mean ABSBC. 1.1 OLA Period This OLA remains in effect for the duration of the Agreement. 1.2 OLA Review and Revision The OLA may be reviewed at any time, and will be reviewed at least annually. The OLA will be changed through the Change Order Request ( COR ) process of the Agreement. 1.3 OLA Interpretation and Application This OLA shall be interpreted and applied as described in section 2.7 of this Schedule 4.2 to this Agreement. Appendix C1.1 Page 5 of 36

6 2.0 Contact Information 2.1 OLA Administrative Contact Information The OLA owner manages this OLA and is the review point of contact. The business owner defines the requirements and receives operational reports BC Hydro Administrative contacts OLA Owner BC Hydro Properties BOS Properties Manager Warren Shott Business Owner BC Hydro Properties BOS Functional Owner Agnes Macpherson ABSU Administrative contacts OLA Owner <Business Unit> <Title> <Name> <Telephone number> Business Owner <Business Unit> <Title> <Name> <Telephone number> 2.2 Administrative Contact Change Administrative contacts may be changed from time from time upon mutual agreement of BC Hydro and ABSU. Appendix C1.1 Page 6 of 36

7 3.0 WATER TREATMENT To provide a standard of service/maintenance that reasonably promotes/meets: 1. Proper maintenance over the life cycle of heating, ventilating and air conditioning (HVAC) equipment and associated systems. 2. A functional/safe work environment for occupants and building users. 3. A responsive, scheduled, and planned approach to service, maintenance and repair of all water, treatment chemicals, coupons, and associated equipment. 4. All chemicals are environmentally friendly. 5. Chemical storage on Premises should be kept to a minimum. Chemical storage on Premise shall be kept in a safe location to deter spills that could cause environmental damage or injury. 6. Work is carried out in accordance with WCB (Workers Compensation Board), WHMIS (Workplace Hazardous Materials Information Sheet) and have MSDS (Manufacturers Specifications Data Sheet) for all chemicals and cleaning products. 7. Maintenance Schedule: 7.1. Frequency and scope of water treatment programs are to be determined by type or systems, equipment, use, manufacturers and water treatment providers recommendations Equipment suppliers and water treatment company s recommendations/documentation must be maintained for viewing upon reasonable notice by BC Hydro or delegate. 8. All testing, recording, graphs, or procedures must be recorded/documented and maintained on the Premise. 9. All work shall be done by individuals qualified to perform this type of work, are familiar with installed systems, manufacturer s requirements, and all safety requirements and procedures. Appendix C1.1 Page 7 of 36

8 4.0 YARD MAINTENANCE To provide a standard of service/maintenance that reasonably promotes/meets: 1. Proper maintenance and life cycle management of manual and power gates, fencing, drainage, sumps and collectors, oil/water separators, and yard/facility surfaces. 2. A functional/safe work environment for occupants. 3. Ground Surfaces 3.1. Paving: Paved areas are to be inspected in the spring and fall for potholes, damaged curbs and cracks due to soil erosion, root or weed growth or any other damage that may pose a safety risk. Routine Repairs to deficiencies identified during inspections are to be completed as soon as possible. Unsafe or severe trip hazard conditions will be addressed immediately Gravel/Dirt: Gravel or dirt areas are to be maintained reasonably weed free. Material storage is to be maintained in a neat and orderly fashion. Repair surfaces and maintain proper grade for drainage Dust Control: Dust control will be Premise specific and must take into account health and safety of not only the facility staff, but also the general public. Paved areas should, where practical, be power swept yearly. (Early spring is recommended.) 3.4. Fencing: Fencing shall be inspected on a regular basis for signs of damage and repair. 4. All drainage must form part of the overall environmental plan for the Premises. Drainage plans should be available on each Premise. Any construction, excavating, paving, grading, and material or equipment storage must review the existing drainage to ensure any and all environmental concerns are met. 5. Sumps and collectors must be kept free of dirt and debris. Must be inspected on an annual basis as a minimum. Some Premises may require more frequent inspection. 6. Oil/water separator must be kept free of dirt and debris. Must be inspected on an annual basis at a minimum. Some Premises may require more frequent inspection. Oil build-up must be pumped out and disposed of in an environmentally acceptable manner. Oil filters, if used, must be changed to suit Premise requirements. 7. Power gates to be serviced twice yearly, once in the spring and once in the fall. 8. Manual gates to be inspected twice yearly for damage and proper operation, once in the spring and once in the fall. Ensure gates are lockable and lock is in working order. 9. Individuals qualified to perform the task shall do all work and they shall be familiar with manufacturer s requirements and safety features. Appendix C1.1 Page 8 of 36

9 5.0 GENERAL REPAIRS & MAINTENANCE To provide a standard of service/maintenance that reasonably promotes/meets: 1. Proper maintenance over the life cycle of building components and finishes. 2. Premise programs are delivered effectively and safely. The Premise meets the current aesthetic profile and reasonable operating expectations of the Owners and occupants. 3. A functional/safe and secure work environment. 4. All work to be carried out in accordance with WCB Occupational Environmental Regulations, Workplace Act 1985, B.C. Building Code and local regulations and by-laws. 5. A responsive, scheduled, and planned approach to service, maintenance and repair to include, but not limited to, doors, windows, screens, walls, ceilings, floors, mouldings, cupboards, racks, shelving, closets and interior and exterior wall finishes. 6. Painting, Carpentry, Glass Replacement and Repair 6.1. All painting shall be scheduled with local staff to minimize disruption A safe and reasonably comfortable environment to be maintained while performing the work All tools, scaffolds, ladders, and associated equipment must be in safe and proper operating order Repairs that affect building integrity, security or safety to staff or the public must be done in a timely manner and provision for emergency service must be provided. 7. All work shall be done by individuals qualified to perform this type of work. All work must be done in a workman like manner consistent with trade practices. Appendix C1.1 Page 9 of 36

10 6.0 WINDOW CLEANING To provide a standard of service/maintenance that reasonably promotes/meets: 1. The Premise meets the aesthetic profile and reasonable operating expectations of the occupants. 2. The facility is clean and aesthetically pleasing. 3. The facility is kept in a condition that enhances the design and intended use. 4. All cleaning products are phosphate free and environmentally safe. 5. A responsive, scheduled, and planned approach to service and maintenance. 6. Frequency of interior and/or exterior window cleaning shall be determined by, but not limited to, Premise location, weather conditions, operational consideration and lease agreements. 7. Safety: 7.1. All work will be carried out in a safe manner Window cleaning at an elevation requiring fall restraint, a fall restraint plan must be done prior to the start of work When fall restraint is required, two trained EBCA-certified workers will be present on Premise at all times The fall protection plan must meet WCB requirements. Where required, a roof plan must be supplied to the window cleaning contractor. The roof plan shall indicate all anchors/tie downs and anchors shall be certified by an engineer. The roof plan to be provided by the property Owner. 8. All work shall be done by individuals qualified to perform this type of work. Note: Due to a lack of a Provincial Certification Program for window washers and exterior building workers, BC Hydro has made a commitment to support the Exterior Building Contractors Association of British Columbia (EBCA) to this end, the window Cleaning Contractor must maintain an active membership in the EBCA, and all personnel performing work at B.C. Hydro high rise Sites must be trained to EBCA standards. Appendix C1.1 Page 10 of 36

11 7.0 ELECTRICAL MAINTENANCE & REPAIR To provide a standard of service/maintenance that reasonably promotes/meets: 1. Maintain equipment in proper operating condition to maximize the life cycle of electrical equipment and systems. 2. All work is carried out in accordance with the latest edition of the Canadian Electrical Code as amended by the Province of British Columbia, Occupational Environmental Regulations, Workplace Act 1985, WCB, and B.C. Building Code. 3. Maintain a functional/safe work environment. 4. The facility meets the aesthetic profile and reasonable operating expectations of the occupants. 5. A responsive, scheduled, and planned approach to service, maintenance and repair of electrical equipment, cabling, lighting and all electrical systems. 6. To provide a preventive maintenance program that promotes: 6.1. Lighting levels are maintained to an acceptable standard to provide a comfortable/safe work environment Vault and main electrical/distribution inspection is carried out once yearly High voltage vault maintenance will comply with BC Hydro s Vault Maintenance and Frequency Regulations. 7. All work shall be done by individuals qualified to perform this type of work. Other than lamp and bulb replacement, work shall be carried out by a qualified electrician and holder of a B.C. TQ, Class EW (unrestricted ticket). Appendix C1.1 Page 11 of 36

12 8.0 SNOW & ICE REMOVAL To provide a standard of service that reasonably promotes/meets: 1. A responsive planned approach to service the removal of snow and ice from parking lots, access roads, sidewalks, and roofs where required. 2. Snow and ice removal frequencies will depend on the location of the Premise, weather forecasts, operational requirements, local and municipal by-laws, regulations, or governing authority. 3. Safety - Every effort must be made to ensure safety of staff and vehicular traffic at entrances and in and around the Premise. Such precautions should include early morning snow removal prior to work day and/or pre-authorized snow removal or de-icing based on weather forecasts or when snow is greater than 2. Appendix C1.1 Page 12 of 36

13 9.0 LANDSCAPING To provide a standard of service/maintenance that reasonably promotes/meets: 1. The Premises are clean and aesthetically pleasing. 2. The Premise landscaping is kept in a condition that enhances the design and intended use. 3. Healthy plant growth, regularly mowed and trimmed lawns, and flowerbeds maintained during their seasonal bloom. 4. Pruning that reasonably controls plant growth, enhances appearance, and public safety. 5. A maintenance program for the life span of all plants, trees and shrubs. 6. A responsive, scheduled, and planned approach to landscaping. 7. Frequency of landscape maintenance to be determined, but not limited to, Premise location, weather conditions, plant medium and Premise conditions. 8. Safety Requirements. Maintenance work shall be done in a manner which: 8.1 Complies with all applicable laws, by-laws, rules, regulations and lawful orders of any public authority having jurisdiction for the safety of persons or property or to protect them from damage, injury or loss. 8.2 Provides safeguards and protection as required by the Workers Compensation Board and environmental management systems. 8.3 Complies with Provincial and Federal legislation when handling, disposing, and applying herbicides, pesticides, fungicides and insecticides. A Pre-Approved Application Plan is required. 8.4 Prevents any toxic materials, fertilizers, chemicals or fuels from entering into any water course due to seepage or spillage. 8.5 Complies with B.C. Hydro Landscaping Regulation ( 8.6 Complies with the higher of industry-wide applicable environmental standards or applicable laws and regulations governing the performance of the work. 9. Irrigation systems shall be initiated when safe to do so and winterized before threat of freezing. Irrigation systems shall be maintained to provide a safe and operational system. Watering days and frequency shall be in accordance with Provincial or local by-laws. 10. All landscape maintenance personnel shall be skilled in the task assigned them. Pesticide handling and application of chemicals as defined by Pesticide Requirements must be done where required by applicators holding current certifications under the B.C. Pesticide Control Act. Appendix C1.1 Page 13 of 36

14 10.0 OVERHEAD DOORS To provide a standard of service/maintenance that reasonably promotes/meets: 1. Proper maintenance over the life cycle of powered and manual overhead doors and associated equipment. 2. Functional/safe work environment 3. Utilization of energy efficient controls and devices. 4. To provide a preventive maintenance program that promotes a service is provided twice yearly, once in the spring and once in the fall. 5. All work shall be done by individuals qualified to perform this type of work and is familiar with manufacturer s requirements and safety procedures. Appendix C1.1 Page 14 of 36

15 11.0 PLUMBING To provide a standard of service/maintenance that reasonably promotes/meets: 1. Proper maintenance over the life cycle of plumbing equipment. 2. All plumbing shall be installed, repaired, altered or maintained in accordance with the B.C. Plumbing Code, B.C. Building Code, Local Building By-laws, B.C. Boiler and Pressure Vessel Act, WCB, and applicable environmental waste management regulations. 3. A responsive, scheduled, and planned approach to service, maintenance, and repair of domestic hot water systems, drain and ventilating systems, wells and pumps, delivery lines and surge tanks, septic and sewer systems, septic tanks, pools, draining lines, pumps, storm drains, catch basins, collectors, oil/water separators, back flow prevention devices, taps, sinks, toilets, and showers. 4. All work shall be done by individuals qualified to perform this type of work. Appendix C1.1 Page 15 of 36

16 12.0 CARPET CLEANING To provide a standard of service/maintenance that reasonably promotes/meets: 1. A standard of cleanliness to meet reasonable expectations of occupants as well as health and hygienic standards. 2. Proper maintenance over the life cycle of carpets. 3. All work is carried out in accordance with WCB, WHMIS and have MSDS for all chemicals and cleaning materials. Procedures must conform to environmental legislation and environmental management systems. 4. A functional/safe work environment. 5. A responsive, scheduled, and planned approach to carpet cleaning. 6. Frequency of cleaning to be determined area by area as use and condition dictates. 7. Storm drains are never to be used for disposal of any chemical or cleaning products. 8. The areas must be cleaned at a time when the Premise occupants can guarantee that the floors will not be in use for a duration of 10 hours to allow for proper drying of the carpet. Appendix C1.1 Page 16 of 36

17 13.0 ELEVATING DEVICES To provide a standard of service/maintenance that reasonably promotes/meets: 1. Proper maintenance over the life cycle of elevator or escalator systems and devices. 2. All work is carried out in accordance with the latest edition of the Canadian Electrical Code as amended by the Province of British Columbia. 3. All vertical transportation systems shall be installed, maintained, repaired and altered according to the rules of the Can3 B44 M90 Safety Code for Elevators and be in compliance with the requirements of the B.C. Elevator Inspection Branch, as well as the B.C. Building Code and National Fire Code. 4. A responsive, scheduled, and planned approach to service, maintenance, repair and alterations of elevating devices and associated equipment to provide continual operation. 5. To provide a preventive maintenance program that promotes: 5.1. A safe and reliable operating elevating device An inspection must be performed yearly as a minimum or as required by the governing authority Manufacturers recommended maintenance procedures are followed. 6. Elevating devices must display, or have available, the most current Annual Certificate to Operate an Elevating Device as required by the governing authority. 7. All work shall be done by individuals qualified to perform this type of work. Appendix C1.1 Page 17 of 36

18 14.0 ROOFS To provide a standard of service/maintenance that reasonably promotes/meets: 1. Proper maintenance over the life cycle of roof and associated components. 2. Service/maintenance that is carried out in accordance with applicable codes and regulations and is consistent with trade practices. 3. A functional/safe work environment. 4. The facility meets the aesthetic profile and reasonable operating expectations of the occupants. 5. A responsive, scheduled, planned approach to service, maintenance and repair. 6. To provide a preventive maintenance program that: 6.1. Twice yearly, (spring and fall), visually inspect the roof drains, gutters, flashing, vents, insulation, ballast, down spouts, scuppers, conduits and all roof medium for signs of debris, damage or required repairs Clean, clear and remove any debris from roof during spring and fall inspections. 7. Inspections: 7.1. Within 3 years of start of contract, a detailed written inspection on all structural roofs and associated roof components will be provided as a Special Project as requested The detailed written inspection shall include, but not be limited to, present condition, identified repairs and costs, expected life expectancy and method and approximate cost of roof replacement. A copy of this inspection shall be forwarded to BC Hydro. Appendix C1.1 Page 18 of 36

19 15.0 EMERGENCY GENERATOR To provide a standard of service/maintenance that reasonably promotes/meets: 1. Availability of emergency loads for all connected life safety and essential operational requirements. 2. Proper maintenance over the life cycle of the emergency generator and associated equipment. 3. The reasonable operating expectations of the occupants. 4. A responsive, scheduled and planned approach to service, maintenance and repair of the emergency generator and all associated equipment. 5. All work shall be carried out in accordance with applicable manufacturer s recommendations, CSA C282, B.C. Building Code, Canadian Gas Code, Canadian Electrical Code, Local Building Bylaws, Workers Compensation Board, Canadian Standards Association, Fire Marshall and all local, municipal and provincial noise/pollution by-laws and/or regulations. 6. To provide preventive maintenance programs that provides: 6.1. The maintenance of the emergency generator and associated equipment Preventive maintenance shall be carried out as a minimum once a year Test runs of the emergency generator and transfer switch frequency shall be in accordance with the design, intent and purpose of said emergency generator Emergency generating whose prime function is life safety shall comply with regulations and test frequencies associated with this use Emergency generators, whose prime function is convenience or demands required for tenant operational needs, shall have test frequencies that will comply with manufacturer s recommendations, operational requirements, and safety requirements appropriate for this use Dates and times of generator tests and load transfers shall be coordinated with local staff to minimize disruption Fuel tank levels are to be checked on a regular basis and in no case are to be less than 70% full Day tanks and above ground tanks are to be checked for any signs of leaks Fuel tanks with leak detectors are to be checked for proper operation Regularly monitor the fuel to ensure quality. Fuel that is stored for more than 2 years may have to be removed and polished. 7. All preventive maintenance programs must contain a reporting component. Reports must be retained for review by BC Hydro or delegate. This report, in part, shall include copies of the mandatory on-premise Maintenance Inspection sheets/forms. 8. All work must be performed by individuals qualified to perform this type of work and are familiar with installed systems and manufacturer s requirements. Work performed in the city of Vancouver Appendix C1.1 Page 19 of 36

20 must be performed by Registered Fire Protection Technicians (RPFT), certified by the applied science technologists and technicians of British Columbia (ASTTBC). Appendix C1.1 Page 20 of 36

21 16.0 HEATING, VENTILATING & AIR CONDITIONING To provide a standard of service/maintenance that reasonably promotes/meets: 1. Comfortable work environments, operational efficiencies and energy conservation. 2. Proper maintenance over the life cycle of all HVAC equipment and associated components. 3. All work is carried out in accordance with the American Society of Heating, Refrigerating and Air Conditioning Engineers (ASHRAE) Standards and the WCB Indoor Air Quality Regulations. 4. The reasonable operating expectations of the occupants. 5. A responsive, scheduled and planned approach to service, maintenance and repair of all HVAC and associated equipment. 6. Air quality standards and maintenance procedures must comply with all applicable codes and regulations. 7. Preventive maintenance programs that provide: 7.1. The maintenance of equipment which shall include, but not be limited to: chillers, boilers, pumps, fans, cooling towers, hot water systems, radiator and heat outlets, heat pumps, refrigerants, heat recovery systems, make up air units, exhaust systems, air distribution systems, gauges, controls, valves, filters and belts Preventive maintenance shall be carried out on a quarterly frequency: Spring, Summer, Fall and Winter in buildings over 15,000 sq. ft. with smaller Premises to be equipment and Premise specific Preventive maintenance shall be carried out according to manufacturer s specifications unless agreed to by BC Hydro. 8. All preventive maintenance programs must contain a reporting component. Reports must be retained for review upon reasonable notice by BC Hydro or delegate. 9. All electrical, refrigeration, gas and mechanical work shall be done by personnel with the appropriate trade qualifications All work shall be in accordance with codes and regulations of the following authorities: Fire Marshall Local Building By-laws Canadian Standards Assoc. Workers Compensation Board B.C. Plumbing Code B.C. Building Code B.C. Boiler & Pressure Vessel Act Canadian Electrical Code Canadian Gas Code Environmental Management Systems Appendix C1.1 Page 21 of 36

22 17.0 DDC (DIRECT DIGITAL CONTROL) To provide a standard or service/maintenance that reasonably promotes/meets: 1. Proper maintenance over the life cycle of direct digital control system and associated equipment. 2. A functional/safe work environment. 3. All work is carried out in accordance with the latest edition of the Canadian Electrical Code as amended by the Province of British Columbia, WCB, B.C. Building Code, American Society of Heating Refrigerating and Air Conditioning Engineers (ASHRAE) Standards, and Air Quality Standards, as applicable. 4. A responsive, scheduled, and planned approach to service, maintenance and repair. 5. Preventive maintenance programs that promote: 5.1. The maintenance of equipment which shall include but not be limited to: input sensors, output hardware components, variable air volume (VAV) boxes, control panels, batteries, interconnecting cabling and wiring, monitors, computer operating control hardware and software Preventive maintenance shall be carried out a minimum of once per year but may be more depending on size and scope of system. 6. All preventive maintenance programs must contain a reporting component. Reports must be retained for review by BC Hydro or delegate. 7. All work shall be done by individuals qualified to perform this type of work, are familiar with installed system, and manufacturers requirements. Appendix C1.1 Page 22 of 36

23 18.0 FIRE PANEL & ASSOCIATED EQUIPMENT To provide a standard or service/maintenance that reasonably promotes/meets: 1. Proper maintenance over the life cycle of the fire panel and all associated equipment. 2. A functional/safe work environment. 3. The facility meets the aesthetic profile and reasonable operating expectations of the occupants. 4. A responsive, scheduled and planned approach to service, maintenance and repair of all annunciator controls, communication controls, speakers, horns, phones, pull stations, tamper, flow and pressure switches, heat and smoke detectors, wiring, end of line devices, indicator lights, batteries, elevator recall, fan shut downs, lock releases and associated equipment. 5. All work must be carried out in accordance with WCB, B.C. Building Code, National Fire Code, and Canadian Electrical Code, all applicable codes and regulations, manufacturer s recommendations and by individuals qualified to perform this type of work. 6. Testing will be done in accordance with CAN/ULC-S536 approved methods unless otherwise agreed to by Hydro Tests will be conducted on a yearly basis. Any deficiencies identified during annual tests must be corrected in a timely manner. All tests, maintenance and repairs must be documented and maintained on Premise. 7. Fire alarm panels that are remotely monitored must be tested on a yearly basis. Appendix C1.1 Page 23 of 36

24 19.0 SPRINKLERS & ASSOCIATED EQUIPMENT To provide a standard of service/maintenance that reasonably promotes/meets: 1. Proper maintenance over the life cycle of the sprinkler system and associated equipment. 2. A functional/safe work environment. 3. The facility meets the aesthetic profile and reasonable operating expectations of the occupants. 4. A responsive, scheduled and planned approach to service, maintenance and repair of all wet and dry systems, flow, pressure and tamper switches, air compressors, wiring, sprinkler heads, pumps, piping, and indicating devices. 5. All work must be carried out in accordance with WCB, B.C. Building Code, National Fire Code, Canadian Electrical Code, B.C. Plumbing Code, and applicable Environmental Waste Management Regulations, all applicable codes and regulations, manufacturer s recommendations and by individuals qualified to perform this type of work. 6. Testing will be done in accordance with approved methods and applicable codes and regulations. Tests will be conducted on a yearly basis. Any deficiencies identified during annual tests must be corrected in a timely manner. All tests, maintenance and repairs must be documented and maintained on Premises. Systems requiring winterizing shall be done yearly and prior to freezing. 7. Systems that are remotely monitored must be tested on a yearly basis. 8. Fire Suppression Systems. Portable Fire Extinguishers. Extinguishers installed are the correct extinguishers for the intended use and requirement. Extinguishers are inspected and tagged yearly, and a yearly verification report produced and sent to BC Hydro or delegate Where Halon is used in a fire suppression system, have it checked and tagged yearly It is the intent of the BC Hydro to remove Halon from its facilities in an orderly time frame to comply with the Halon Management Plan Where CO2 is used in a fire suppression system, have it checked and tagged yearly Where Inergen is used in a fire suppression system, have it checked and tagged yearly. Appendix C1.1 Page 24 of 36

25 20.0 SECURITY GUARD SERVICES [Redacted] Appendix C1.1 Page 25 of 36

26 21.0 SECURITY SYSTEMS [Redacted] Appendix C1.1 Page 26 of 36

27 22.0 KEYS, LOCKS & CARDS [Redacted] Appendix C1.1 Page 27 of 36

28 23.0 WASTE REMOVAL To provide a standard of service that reasonably promotes/meets: 1. A functional/safe work environment. 2. A responsive, scheduled and planned approach to the container supply, pick-up, and disposal of waste and recycled materials. 3. Recycling programs consistent with B.C. Hydro and local/municipal by-laws and regulations. 4. Safety Requirements: The storage, containment, pick-up, delivery and disposal of waste must comply with: Department of Environment (CEPA) Movement of Hazardous Wastes Regulations and Export and Import of Hazardous Wastes Regulations, Transportation of Dangerous Goods Act and Regulations, Workplace Hazardous Materials Information System (WHMIS), Ministry of Environment, Lands and Parks Waste Management Act, Special Waste Regulations, Spill Reporting Regulations, and WCB Regulations, if applicable. 5. All service work shall be done by individuals and companies qualified to perform waste and recycling functions. Appendix C1.1 Page 28 of 36

29 24.0 JANITORIAL To provide a standard of service/maintenance that reasonably promotes/meets: 1. A functional/safe work environment 2. A clean and hygienic environment. 3. The facility meets the aesthetic profile and reasonable operating expectations of the occupants. 4. A responsive, scheduled, and planned approach to service, maintenance of all custodial services. 5. Detailed Specifications and Task Frequencies will be Premise specific Performance Standards: Clean and Polish Dust and/or Damp Wipe Metal/plastic Surfaces Furniture Building Surfaces Using appropriate tools and chemicals for the surfaces to be cleaned, remove smudges, fingerprints, marks, spots, streaks, and other non-permanent stains, etc. from polished metal and plastic surfaces throughout. After cleaning, surfaces shall have a uniform appearance free of all smudges, marks, fingerprints, non-permanent stains and streaks, etc. Remove all dust, lint, dirt, debris, etc. from all exposed surfaces of workstations, desks, chairs, cabinets, bookcases, shelves, and other furniture located within the work Premise. Fabric surfaces of upholstered furniture will be vacuumed. Items on top of furniture shall not be disturbed or moved. Remove dust, lint, dry soil and cobwebs from the surface of moldings, baseboards, fire extinguisher cabinets, door and window ledges, doors, windows, Venetian blinds, art work, HVAC deflectors, gratings and covers, etc. Cobwebs on pictures, walls, corners, and ceiling shall also be removed at this time. After dusting, these surfaces will have a uniform appearance free from smudges, lint, cobwebs, etc. Any non-permanent soil will be completely removed from these surfaces at this time. Spot clean General Using appropriate tools and chemicals for the surfaces to be cleaned, remove smudges, fingerprints, marks, spots, streaks, heavy dust, soil and other non-permanent stains, etc. from the following areas: entry way glass, interior glass, non-carpeted floor surfaces and all washable surfaces in hallways, stairs, landings, offices, entries, break rooms, lounges, lobbies, kitchens/kitchenettes, Appendix C1.1 Page 29 of 36

30 Clean Glass Non-Carpeted Surfaces Dust Venetian Blinds Glass & Frosted Glass Sweep/dust Mop Non-carpeted Floors Damp Mop Noncarpeted Floors coffee/copy rooms, etc. Washable surfaces include: dispensers, sinks, mirrors, plumbing fixtures, exterior of refrigerators and microwaves, light switches and fixtures, fire extinguisher cabinets, walls, cabinets, interior and exterior doors, door handles, door casings, door frames, push and kick plates, etc. After cleaning, surfaces shall have a uniform appearance free of all smudges, marks, fingerprints, non-permanent stains and streaks, etc. Using an appropriate glass cleaner, completely clean both sides (if applicable) of all glass on window glass in entryways, interior offices, doors, partitions and workstations, etc. All areas adjacent to the window glass, including the frame and sills will also be cleaned. After cleaning, these surfaces will present a uniform appearance free of all smudges, fingerprints, nonpermanent stains, streaks, lint, etc. Areas adjacent to any windows that become soiled by the cleaning of the glass will be cleaned and restored. All non-carpeted office and/or warehouse areas shall be swept or dust mopped, including behind doors, under coin operated machines, desks and other non-moveable furniture and equipment. Prior to sweeping/dust mopping, easily moved furniture and items such as chairs, carpeted floor mats, garbage and recycling receptacles, etc. will be relocated as necessary to allow sweeping/dust mopping underneath, and all large surface litter, dry soil, spills and debris will be removed. After sweeping/dust mopping, non-carpeted surfaces, including corners, abutments, edges and places accessible to the broom or dust mop, shall be free of visible dust, dirt, litter or debris, and all items that were moved shall be returned to the original position. Both sides of the blinds shall be cleaned and completely dried after cleaning. After cleaning, the blinds shall be free from all smudges, streaks, visible soil, nonpermanent stains, etc. Hardware shall not be damaged and the blinds shall operate properly. Remove stains and soil not removed by dry cleaning methods. Prior to damp mopping, easily moved furniture and items such as chairs, carpeted floor mats, garbage and recycling receptacles, etc. will be relocated as necessary to allow mopping underneath, and all large surface litter, dry soil, spills and debris will be removed. Appendix C1.1 Page 30 of 36

31 Vacuum Carpet Wet Mop Noncarpeted Floors Surface Care Noncarpeted Floors Clean Interior Floor Mats Traffic & Heavy use Areas After damp mopping, the floor surface will present a clean appearance, free of odor, spills, spots, film and other non-permanent stains and soiling. When the floor surface is completely dry all items that were moved shall be returned to the original position. All accessible non-carpeted areas, such as behind doors and under equipment and furniture, shall be wet mopped and then rinsed with clean water. Prior to wet mopping, easily moved furniture and items such as chairs, carpeted floor mats, trash and recycling receptacles, etc. will be relocated as necessary to allow mopping underneath, and all large surface litter, dry soil, spills and debris will be removed. After wet mopping is complete, the noncarpeted floor surface shall have a uniform appearance, free of odor, streaks, spots, film, swirl marks, detergent residue, mop strings, non-permanent stains or other evidence of soil. Any splash marks on baseboards or walls shall be removed. When the floor surface is completely dry, all items that were moved shall be returned to the original position. This task shall include the stripping, waxing and sealing, buffing and patch waxing of all varieties of floor surfaces found within the contracted facilities. Contractor s employees shall follow product and equipment manufacturer s guidelines and recommendations in applying products and performing these tasks. All easily moved furniture and items such as chairs, carpeted floor mats, trash and recycling receptacles, etc. will be relocated as necessary, and floor surfaces shall be wet or damp mopped as appropriate before the surface care process begins. When the floor surface is completely dry all items that were moved shall be returned to the original position. Floor mats located in the interior of the facility shall have all visible debris and dirt removed. All floor mats shall be lifted to remove soil and moisture underneath. All floor mats shall be returned to the normal location after cleaning and shall be laid flat without wrinkles or bunching. Interior floor mats shall not be placed upon a damp or wet floor surface. All high use areas such as entrances, vestibules, lobbies, break areas, cafeterias and all heavily traveled aisles, corridors and walkways shall be vacuumed daily. Prior Appendix C1.1 Page 31 of 36

32 Spot Clean Carpet and Upholstery General Use Areas to vacuuming, easily moved furniture and items such as chairs, carpeted floor mats, trash and recycling receptacles, etc. will be relocated as necessary to allow vacuuming underneath, and surface litter such as paper, gum, rubber bands, paper clips, etc. will be removed. All units shall be equipped with beater bars and an approved dual dust filtration system. After vacuuming, the carpeted surfaces, edges and corners shall be free of visible litter and debris, and all items that were moved shall be returned to the original position. Vacuuming shall be performed in offices, storage and general use areas, in and around workstations, under desks, tables and equipment. Prior to vacuuming, easily moved furniture and items such as chairs, carpeted floor mats, garbage and recycling receptacles, etc. will be relocated as necessary to allow vacuuming underneath, and surface litter such as paper, gum, rubber bands, paper clips, etc. will be removed. All units shall be equipped with beater bars and an approved dual dust filtration system. After vacuuming, the carpeted surfaces, edges and corners shall be free of visible litter and debris, and all items that were moved shall be returned to the original position. Carpeted and upholstered surfaces (such as carpeted floors, upholstered furniture and cloth covered partitions) shall be checked and spills, spots, marks or blots removed daily. Carpet maintenance is considered to be the treatment and removal of singular or multiple spills, spots, marks or blots which cause a difference in colour from that of the surrounding material on a carpeted or upholstered surface. (Traffic or wear patterns are outside the scope of this section.) These areas shall be treated as soon as discovered. Contractor shall follow the carpet manufacturer s procedures for the specific materials involved. After cleaning, the area should be free from visible spots and non-permanent stains. The material manufacturer s recommendations shall be followed whenever possible. Areas where spilled materials are unable to be removed shall be brought to the Custodial Supervisor s attention and inspected immediately for further remedial action. Incident location and ongoing status reports will be noted in the on-premise log by the Contractor s employee for all stains requiring further Appendix C1.1 Page 32 of 36

33 action until the issue is resolved. Washrooms All Areas Surfaces Clean and disinfect restroom walls, entry doors, partition walls and doors, plumbing fixtures, dispensers, shelves, lockers, countertops, trash and sanitary napkin receptacles. Remove any non-permanent stains, spots, streaks, graffiti and dirt using appropriate cleaning tools, chemicals and supplies. After cleaning, these surfaces will have a uniform appearance free from dust, lint, streaks, stains and non-permanent markings. Sinks and Mirrors Toilets and Urinals De-scale Toilets & Urinals Completely clean and disinfect all exposed surfaces of the bathroom sinks. A non-abrasive cleaner and polish will be used on the exposed hardware. After cleaning, the fixtures will present a clean and bright appearance and be free of visible soil, streaks, smudges, residue cleaning agents, spots, stains, etc. Mirrors shall be cleaned using an approved glass cleaner to remove soil, streaks, smudges, film, etc. from the mirror s surface. The mirror s surface will be polished dry so that no visible signs of streaks, smudges, lint, film, etc. are present, leaving a uniform, clean appearance. The frame of the mirror will also be cleaned. Inoperable or broken fixtures shall be reported immediately to the Building Operations Manager, for repair. Completely clean and disinfect all exposed surfaces of the toilets and urinals. An approved non-abrasive cleaner will be used on the exposed hardware. The cleaning includes the disinfecting and polishing of all exposed hardware and fixtures. All foreign materials will be removed from the urinal drain trap. Any cleaning tools, such as brushes, cloths, sponges etc., used to clean toilets and urinals shall be used only for that purpose and shall not be used to clean any other surfaces such as sinks and counters. After cleaning, all fixtures shall present a clean, bright, shiny appearance and will be free of all streaks, spots, non-permanent stains or rings, etc. Any stopped up toilet will be plunged to free it of the obstruction. If the obstruction cannot be dislodged completely, it will be reported immediately to the Building Operations Manager, for repair. Remove scale, mineral deposits and non-permanent stains, etc. from the interior of toilet bowls and urinals, using approved cleaning products. After cleaning, toilets and urinals shall be free from non-permanent stains, and Appendix C1.1 Page 33 of 36

34 Garbage & Recycling Receptacles Swept & Washed Floors Refill/clean Paper Dispensers Refill Soap Dispensers will have a uniform, bright and clean appearance. Remove all loose dirt and fine soil. Specific attention shall be given to the floor surface around and behind urinals and water closets. Floor surfaces around these areas shall be scrubbed using an appropriate cleaning tool and approved cleanser to remove non-permanent staining and build up. All floor surfaces shall be wet mopped and disinfected. The floor surface shall be rinsed using a separate mop. At the completion of task, the floor will have a uniform appearance free of odor, spots, spills, stains, dirt, oily film, mop strings, etc. Restock all paper towel dispensers to full levels. Replace consumed toilet tissue rolls and partial rolls which are down to the last few sheets. The dispenser s exterior and adjacent surfaces shall be disinfected and cleaned of fingerprints and smudges after filling. Dispenser shall be checked for proper operation after filling and any inoperable devices will be reported immediately to the Building Operations Manager, for repair. All soap dispensers will be filled to within ½ inch of the top with either powder or a liquid anti-bacterial soap. The dispenser s exterior surfaces will be cleaned with an approved germicidal detergent to remove fingerprints and smudges after filling. The dispenser shall be checked after filling for proper operation. Any inoperable devices will be reported immediately to the Building Operations Manager, for repair. Clean Ceiling Vents All visible dirt, dust and debris shall be removed giving a clean appearance. Empty Garbage Recycling All garbage receptacles shall have a plastic liner and shall be emptied and returned to their original locations. All debris from garbage receptacles will be removed from the area and emptied into the appropriate exterior trash container in such a manner as to prevent the adjacent area from becoming littered. Interior of garbage receptacles will be cleaned with an approved disinfectant to remove any debris and liquid due to leakage of plastic liners. Plastic liners shall be replaced when obviously soiled or torn. All recycling containers shall be emptied as needed and returned to their original location. All recycling materials will be kept separate from garbage and emptied Appendix C1.1 Page 34 of 36

35 6. Safety into the appropriate bulk recycling containers on Premise All chemical and/or cleaning products stored on Premise are to be kept to a minimum. Chemicals and cleaning products that are kept on Premise shall be kept in a safe location to prevent spills that could affect personnel or environmental damage or injury All work is carried out in accordance with WCB, WHMIS and have MSDS for all chemicals and cleaning products All custodial staff must make themselves familiar with the facility safety rules and regulations All custodial staff must make themselves familiar with after hours fire and security procedures Barricades, safety guards and warning devices shall be erected and maintained whenever necessary for the protection of persons and property. 7. Supplies All products must be reasonably environmentally friendly Products and supplies are to be kept to a minimum. 8. Qualifications Contractors must be able to communicate (both orally and in writing) in English No unauthorized persons under the age of 18 shall be allowed on the Premise with Contractors Contractors and staff must be familiar with WCB Regulations, all work procedures associated with janitorial work, all operational and safety procedures associated with janitorial equipment and all product use and safety precautions. Appendix C1.1 Page 35 of 36

36 25.0 PEST CONTROL To provide a standard of service/maintenance that reasonably promotes/meets: 1. Pest control is done with a minimum disruption to staff and operations. 2. A functional/safe work environment. 3. A regular inspection program that includes, but not limited to, the control of mice, rats, grain insects, ants, silverfish and cockroaches. 4. A responsive, scheduled, and planned approach to pest control. 5. Safety Requirements: Only government allowed pesticides are to be used in strict adherence to the label directions. The Contractor shall, at all times, comply with Workers Compensation Act, Federal, Provincial and Municipal Acts and By-laws. Pesticide applications must be reported to the on-premise staff prior to use and included in the monthly report. Any and all problems or concerns must be reported to the on-premise staff immediately along with an inspection report. Reports must remain on Premise. Appendix C1.1 Page 36 of 36