GSA's Energy, Environmental, and Sustainable Design in Lease Acquisition

On Tuesday July 18, 2000, GSA's Environmental Executive, Paul Lynch, signed the attached lease acquisition letter, Energy, Environmental, and Sustainable Design in Lease Acquisition. The letter provides language changes for GSA's standard Solicitation for Offers (SFO) implementing EO 13123, Greening the Government Through Efficient Energy Management, and EO 13101, Greening the Government Through Waste Prevention, Recycling, and Federal Acquisition. Some of these clauses are new and some are modifications of existing SFO clauses. Only the changed clauses are included in this letter. Some are mandatory and some are optional as indicated. Until these changes are incorporated into GSA's standard software template, realty professionals will have to modify individual leases manually.

As a follow up to the letter, the Public Buildings Service is preparing training for realty professionals and property managers to assist in their understanding and application of these paragraphs. Sustainable design training is also being developed for GSA's client agencies as part of our Build Green program. If you have any questions contact Don Horn in the Office of Business Performance at 202-501-4525.

MEMORANDUM FOR ALL REAL PROPERTY LEASING ACTIVITIES
(PX DISTRIBUTION LIST)

1. Purpose. This acquisition letter issues the first installment of leasing energy and environmental business practices and solicitation for offers (SFO) language to implement Executive Order 13123, Greening the Government Through Efficient Energy Management and EO 13101, Greening the Government Through Waste Prevention, Recycling, and Federal Acquisition.

2. Background.

   1. The President issued Executive Order 13123 on June 3, 1999. The order requires -

      1. Section 101. Federal Leadership. "The Federal Government, as the Nation's largest energy consumer, shall significantly improve its energy management in order to save taxpayer dollars and reduce emissions that contribute to air pollution and global climate change. With more than 500,000 buildings, the Federal Government can lead the Nation in energy efficient building design, construction, and operation."
      2. Section 403. Agencies "...shall incorporate lease provisions that encourage energy and water efficiency wherever life-cycle cost-effective. Build-to-suit lease solicitations shall contain criteria encouraging sustainable design and development, energy efficiency, and verification of building performance. Agencies shall include a preference for buildings having the ENERGY STAR^® building label in their selection criteria for acquiring leased buildings. In addition, all agencies shall encourage lessors to apply for the ENERGY STAR^® building label and to explore and implement projects that would reduce costs to the Federal Government, including projects carried out through the lessors' Energy-Savings Performance Contracts or utility energy-efficiency service contracts."

   2. The President issued Executive Order 13101 on September 14, 1998. The order requires -

      1. Section 102. "...agencies shall comply with executive branch policies for the acquisition and use of environmentally preferable products and services and implement cost-effective procurement preference programs favoring the purchase of these products and services."
      2. Section 401. "Acquisition Planning. In developing plans, drawings, work statements, specifications, or other product descriptions, agencies shall consider, as appropriate, a broad range of factors including: elimination of virgin material requirements; use of biobased products; use of recovered materials; reuse of product; life cycle cost; recyclability; use of environmentally preferable products; waste prevention (including toxicity reduction or elimination); and ultimate disposal. These factors should be considered in acquisition planning for all procurement and in the evaluation and award of contracts, as appropriate. Program and acquisition managers should take an active role in these activities."
      3. Section 501. "Specifications, Product Descriptions, and Standards. When developing, reviewing, or revising Federal and military specifications, product descriptions (including commercial item descriptions), and standards, executive agencies shall consider recovered materials and any environmentally preferable purchasing criteria developed by the EPA, and ensure the criteria are complied with in developing or revising standards ..."
      4. Section 502 (c) "Once items containing recovered materials have been designated by the EPA in the CPG, agencies shall modify their affirmative procurement programs to require that, to the maximum extent practicable, their purchases of products meet or exceed the EPA guidelines unless written justification is provided that a product is not available competitively, not available within a reasonable time frame, does not meet appropriate performance standards, or is only available at an unreasonable price."
      5. Section 701. "Contractor Applicability. Contracts that provide for contractor operation of a Government-owned or -leased facility and/or contracts that provide for contractor or other support services at Government-owned or -operated facilities awarded by executive agencies after the date of this order, shall include provisions that obligate the contractor to comply with the requirements of this order within the scope of its operations."
      
      

3. Effective Date/Expiration Date. These instructions and SFO changes are effective for new lease SFOs prepared on or after the date of issuance, and will expire 12 months from the date of issuance, unless extended. Specialists may amend SFOs for ongoing acquisitions as deemed appropriate.

4. Cancellation. None.

5. Applicability. All real property leasing activities.

6. Instructions/Procedures. Instructions and procedures are included in the attachments. The following is a summary of attachments:

   1. Attachment 1 - Energy and Environmental Business Practices for Lease Acquisitions.
   2. Attachment 2 - Standard SFO Paragraphs.
   3. Attachment 3 - Minimal Alterations and Improvements Lease Paragraphs.

Energy and Environmental
Business Practices for Lease Acquisitions

1. General.

   1. The lease solicitation for offers (SFO) section entitled Safety and Environmental Management includes several paragraphs that address performance requirements for indoor air quality, hazardous materials, and recycling in space occupied by GSA tenants. Those paragraphs issued October 30, 1996, by PER-96-06, entitled Safety and Environmental Procedures in Lease Acquisition, are unchanged except for the Indoor Air Quality and Radon in Water paragraphs and shall continue to be used as applicable.
   2. The simplified lease acquisition short form includes a paragraph addressing performance requirements for hazardous materials in space occupied by GSA tenants. That paragraph is unchanged and shall continue to be applicable.
   3. The paragraphs transmitted herein apply primarily to construction materials and methods, architectural finishes, mechanical equipment, and plumbing that affect delivery of the space in addition to its operation.
   4. Guidance on using a preference for buildings having the ENERGY STAR^® building label in selection criteria will be issued in a separate acquisition letter.
      
      

2. Application.

   The SFO paragraphs in Attachment 2 are most applicable to leases involving new construction or major improvements. The Minimal Alterations and Improvements Lease Paragraphs in Attachment 3 are most applicable to simplified acquisitions as well as lease actions involving minimal or no alterations or improvements. At a minimum, all lease actions are expected to address re-use of building material, maintenance of indoor air quality during construction, use of recycled content products required by the Comprehensive Procurement Guidelines, and use of environmentally preferable building products and materials.

   1. Simplified Leases. The requirements in Attachment 3 shall be used for all simplified leases (under $100,000 net annual rental).
   2. New and Superseding Leases. The requirements in Attachment 2 shall be used for new and superseding leases involving new construction or significant alterations or improvements.
   3. Succeeding Leases, Renewal Options, and Temporary Leases (Including Short-Term Disaster Leases). The requirements in Attachment 3 shall be used for succeeding leases, renewal options, and temporary leases anticipating that minimal or no alterations or improvements would be involved.
   4. Expansion Leases. The requirements in Attachment 2 shall be used for expansion leases involving new construction and significant alterations or improvements when they can be negotiated in a timely manner and it is not cost prohibitive. Where alterations or improvements are expected to be minimal, use of Attachment 3 is appropriate.
   5. Disaster (Long-Term Replacement Space) Leases. The requirements in Attachment 2 shall be used for the acquisition of long-term replacement space for agencies displaced by a disaster (fire,earthquake, flood, etc.) involving new construction or significant alteration. The requirements in Attachment 3 shall be used for disaster leases involving minimal alterations or improvements.
   6. Supplemental Lease Agreements. The requirements in either Attachment 2 or 3, whichever are applicable, shall be used for alteration type supplemental lease agreements under existing leases. Where alterations or improvements will be significant, use of Attachment 2 is appropriate. Where alterations or improvements will be minimal, use of Attachment 3 is appropriate.
   7. Lease Extensions. The requirements in either Attachement 2 or 3 do not apply to lease extensions unless the lease extension involves alterations or improvements. Where alterations or improvements will be significant, use of Attachment 2 is appropriate. Where alterations or improvements will be minimal, use of Attachment 3 is appropriate.
   
   

3. Definition.

   Dollar thresholds do not define significant and minimal alterations or improvements. The contracting officer shall determine the significance of alterations or improvements on each lease action.

4. Language Changes.

   1. New and revised Standard SFO paragraphs are shown on Attachment 2.
   2. New and revised Minimal Alterations and Improvements Lease Paragraphs are shown on Attachment 3.
   3. Real property activities will be notified when these paragraphs have been incorporated into the automated SFO and Simplified Short Form Lease. In the interim, they may be inserted or attached.

In accordance with Attachment 1 of this acquisition letter, realty professionals shall use the following new and modified SFO paragraphs.

SFO Section 4, General Architectural

QUALITY AND APPEARANCE OF BUILDING EXTERIOR (JUL 2000) [Modified paragraph]

(MANDATORY PARAGRAPH. MAY BE ALTERED, BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION.)

The space offered should be located in a modern office building with facade of stone, marble, brick, stainless steel, aluminum or other permanent materials in good condition acceptable to the Contracting Officer. If not in a new office building, the space offered should be in a building that has undergone, or will complete by occupancy, first class restoration or adaptive reuse for office space with modern conveniences. If the restoration work is underway or proposed, then architectural plans acceptable to the Contracting Officer must be submitted as part of the offer. The building should be compatible with its surroundings. Overall the building should project a professional and aesthetically pleasing appearance including an attractive front and entrance way. The building should have energy efficient windows or glass areas consistent with the structural integrity of the building, unless not appropriate for intended use. The facade, downspouts, roof trim and window casing are to be clean and in good condition.

CONSTRUCTION WASTE MANAGEMENT (JUL 2000) [New paragraph]

(OPTIONAL PARAGRAPH, EXCEPT MANDATORY WHEN LEASING SPACE TO BE PROVIDED BY NEW CONSTRUCTION OR MAJOR IMPROVEMENTS OF EXISTING BUILDING. IF USED, MAY BE ALTERED, BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION.)

1. Recycling construction waste means providing all services necessary to furnish construction materials or wastes to organizations which will employ these materials or wastes in the production of new materials. Recycling includes required labor and equipment necessary to separate individual materials from the assemblies of which they form a part.

2. The Offeror shall submit to the Government their proposal to dispose of or recycle construction waste. Where the small quantity of material, the extraordinarily complex nature of the waste disposal method, or prohibitive expense for recycling would represent a genuine hardship, the Government may permit alternative means of disposal. This requirement shall also apply to subsequent alterations under the lease.

3. The Lessor will recycle the following items during both the demolition and construction phases of the project, subject to economic evaluation and feasibility:

   1. Ceiling grid and tile,
   2. Light fixtures, including proper disposal of any transformers, ballasts and fluorescent light bulbs,
   3. Duct work and HVAC equipment,
   4. Wiring and electrical equipment,
   5. Aluminum and/or steel doors and frames,
   6. Hardware,
   7. Drywall,
   8. Steel studs,
   9. Carpet, carpet backing, and carpet padding,
   10. Wood,
   11. Insulation,
   12. Cardboard packaging,
   13. Pallets,
   14. Windows and glazing materials,
   15. All miscellaneous metals (as in steel support frames for filing equipment), and
   16. All other finish and construction materials.
   
   

4. If any waste materials encountered during the demolition or construction phase are found to contain lead, asbestos, PCBs (such as fluorescent lamp ballasts), or other harmful substances, they are to be handled and removed in accordance with State and Federal laws and requirements concerning hazardous waste.

5. In addition to providing "one-time" removal and recycling of large-scale demolition items such as carpeting or drywall, the Lessor will provide continuous facilities for the recycling of incidental construction waste during initial construction.

6. Construction materials recycling records shall be maintained and accessible to the Contracting Officer. Records shall include materials recycled or landfilled, quantity, date, and identification of hazardous wastes.

EXISTING FIT-OUT, SALVAGED, OR RE-USED BUILDING MATERIAL (JUL 2000) [New paragraph]

(MANDATORY PARAGRAPH. MAY BE ALTERED, BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION.)

1. Items and material existing in the offered space or to be removed from the offered space during the demolition phase are eligible for reuse in the construction phase of the project. The reuse of items and materials is preferable to recycling them; however, items considered for reuse must be in refurbishable condition, and must meet the quality standards set forth by the Government in this SFO. In the absence of definitive quality standards, the Lessor is to ensure that the quality of the item(s) in question will meet or exceed accepted industry or trade standards for first quality commercial grade applications.
2. Lessor shall submit a reuse plan to the Contracting Officer. The Government will not pay for existing fixtures and other Tenant Improvements accepted in place. However, the Government will reimburse the Lessor, as part of the Tenant Improvement allowance, the costs to repair or improve such fixtures or improvements identified on the reuse plan and approved by the Contracting Officer.

INDOOR AIR QUALITY DURING CONSTRUCTION (JUL 2000) [New paragraph]

(MANDATORY PARAGRAPH. MAY BE ALTERED, BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION.)

1. The Lessor shall provide to the Government Materials Safety Data Sheets (MSDS) upon request for the following products prior to their installation or use: adhesives, caulking, sealants, insulating materials, fireproofing or firestopping materials, paints, carpets, floor and wall patching or leveling materials, lubricants, clear finish for wood surfaces and janitorial cleaning products.
2. The Contracting Officer may eliminate from consideration products with significant quantities of toxic, flammable, corrosive or carcinogenic material and products with potential for harmful chemical emissions. Materials used often or in large quantities will receive the greatest amount of review.
3. All MSDSs must comply with OSHA requirements. The Lessor and its agents must comply with all recommended measures in the MSDSs to protect the health and safety of personnel.
4. To the greatest extent possible, Lessor shall sequence the installation of finish materials so that materials that will be high emitters of VOCs are installed and allowed to cure before installing interior finish materials, especially soft materials that are woven, fibrous, or porous in nature, that may adsorb contaminants and release them over time.
5. Where demolition or construction work occurs adjacent to occupied space, Lessor shall erect appropriate barriers (noise, dust, odor, etc.) and take necessary steps to minimize interference with the occupants. This includes maintaining acceptable temperature, humidity and ventilation in the occupied areas during window removal, window replacement, or similar types of work.
6. A final flush-out period of 48 to 72 hours should be provided before occupancy. Lessor shall ventilate with 100 percent outside air at the recommended air change rate (ASHRAE Standard 62) during installation of materials and finishes. If outside air would cause unacceptable inside temperature levels, humidity levels, and/or air quality, an alternate ventilation plan may be submitted to the Contracting Officer for approval.

LANDSCAPING (JUL 2000) (Modified paragraph)

(OPTIONAL PARAGRAPH, EXCEPT MANDATORY WHEN LEASING SPACE TO BE PROVIDED BY NEW CONSTRUCTION OR MAJOR IMPROVEMENTS OF EXISTING BUILDING. IF USED, MAY BE ALTERED, BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION.)

1. Where conditions permit, the site shall be landscaped for low maintenance and water conservation with plants that are either native or well-adapted to local growing conditions.

2. Landscape management practices shall prevent pollution by

   1. Employing practices which avoid or minimize the need for fertilizers and pesticides,
   2. Prohibiting the use of 2,4-D and organophosphates, and
   3. Composting/recycling all yard waste.
   
   

3. Lessor shall use landscaping products with recycled content as required by EPA's Comprehensive Procurement Guidelines for landscaping products (www.epa.gov/cpg).

4. The Contracting Officer shall approve the landscaping to be provided.

SFO Section 5, Architectural Finishes

RECYCLED CONTENT PRODUCTS (COMPREHENSIVE PROCUREMENT GUIDELINES) (JUL 2000) [New paragraph]

(MANDATORY PARAGRAPH. MAY BE ALTERED, BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION.)

1. The Lessor shall comply to the extent feasible with the Resource Conservation and Recovery Act (RCRA), Section 6002, 1976. The Lessor must use recycled content products as indicated in this SFO and as designated by the U.S. Environmental Protection Agency in the Comprehensive Procurement Guideline (CPG), 40 CFR Part 247, and its accompanying Recovered Material Advisory Notice (RMAN). The CPG lists the designated recycled content products. EPA also provides recommended levels of recycled content for these products. The list of designated products, EPA's recommendations, and lists of manufacturers and suppliers of the products can be found at www.epa.gov/cpg/products.htm.

2. The Offeror, if unable to comply with the CPG and RMAN list, shall submit a request for waiver for each material to the Contracting Officer with initial offers. The request for waiver shall be based on the following criteria:

   1. The cost of the recommended product is unreasonable.
   2. Inadequate competition exists.
   3. Items are not available within a reasonable period of time.
   4. Items do not meet the solicitation's performance standards.
   
   

ENVIRONMENTALLY PREFERABLE BUILDING PRODUCTS AND MATERIALS (JUL 2000) [New paragraph]

(OPTIONAL PARAGRAPH, EXCEPT MANDATORY WHEN LEASING SPACE TO BE PROVIDED BY NEW CONSTRUCTION OR MAJOR IMPROVEMENTS TO EXISTING BUILDING. IF USED, MAY BE ALTERED, BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION.)

1. The Lessor shall use environmentally preferable products and materials where economically feasible. Environmentally preferable products have a lesser or reduced effect on human health and the environment when compared to other products and services that serve the same purpose.

2. Refer to EPA's environmentally preferable products web site, www.epa.gov/opptintr/epp. In general, environmentally preferable products and materials do one or more of the following -

   1. Contain recycled material, are biobased, or have other positive environmental attributes;
   2. Minimize the consumption of resources, energy, or water;
   3. Prevent the creation of solid waste, air pollution, or water pollution;
   4. Promote the use of of non-toxic substances and avoid toxic materials or processes.
   
   

FLOOR COVERING AND PERIMETERS (JUL 2000) [Modified paragraph]

(OPTIONAL PARAGRAPH. IF USED MAY BE ALTERED, BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION.)

1. Floor covering shall be either resilient flooring or carpet, except as otherwise specified in this solicitation. Floor perimeters at partitions must have wood, rubber, vinyl, or carpet base. Exceptions must be approved by the Contracting Officer.

2. OFFICE AREAS:

   Prior to occupancy, carpet or carpet tiles must cover all office areas partitioned or unpartitioned, including interior hallways and conference rooms. The use of existing carpet may be approved by the Contracting Officer; however, existing carpet must be shampooed before occupancy and must meet the static buildup requirement for new carpet.

3. SPECIALTY AREAS:

   Resilient flooring is to be used in reproduction rooms, storage, file and other specialty rooms. The Offeror shall provide the Government with a minimum of _____ different color samples. The sample and color must be approved by GSA prior to installation. No substitutes may be made by the Offeror after sample selection.

4. TOILET AND SERVICE AREAS:

   Terrazzo, unglazed ceramic tile, recycled glass tile, and/or quarry tile shall be used in all toilet and service areas unless another covering is approved by the Contracting Officer.

5. CARPET - SAMPLES:

   When carpet must be newly installed or changed, the Offeror shall provide the Government with a minimum of _____ different color samples. The sample and color must be approved by GSA prior to installation. No substitutes may be made by the Offeror after sample selection.

6. CARPET - INSTALLATION:

   Carpet must be installed in accordance with manufacturing instructions to lay smoothly and evenly.

7. CARPET - REPLACEMENT:

   Carpet shall be replaced at least every 10 years during Government occupancy or any time during the lease when:

   1. Backing or underlayment is exposed.
   2. There are noticeable variations in surface color or texture.

   Replacement includes moving and return of furniture.

8. RESILIENT FLOORING - REPLACEMENT:

   The flooring shall be replaced by the Lessor at no cost to the Government prior to or during Government occupancy when it has curls, upturned edges, or other noticeable variations in texture.

WOOD PRODUCTS (JUL 2000) [New paragraph]

(MANDATORY PARAGRAPH. MAY BE ALTERED, BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION.)

1. For all new installations of wood products, the lessor is encouraged to use independently certified forest products. For information on certification and certified wood products, see web sites for the Forest Stewardship Council or the Certified Forest Products Council at www.fscus.org/ and www.certifiedwood.org/.
2. New installations of wood products used under this contract should not contain wood from endangered wood species, as listed by the Convention on International Trade and Endangered Species (CITES). The list of species can be found at www.certifiedwood.org/Resources/CITES/CITESContent.html.
3. Particle board, strawboard and plywood materials shall comply with HUD Standards for VOC emissions (particleboard: 0.2 ppm of formaldehyde, plywood: 0.3 ppm of formaldehyde).

ADHESIVES AND SEALANTS (JUL 2000) [New paragraph]

(MANDATORY PARAGRAPH. MAY BE ALTERED, BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION.)

All adhesives employed on this project (including, but not limited to, adhesives for carpet, carpet tile, plastic laminate, wallcoverings, wood adhesive, or sealants) shall be those with the lowest possible Volatile Organic Compound (VOC) content below 20 g/L. and which meet the requirements of the manufacturer of the products adhered or involved. The Lessor shall use adhesives and sealants with no formaldehyde or heavy metals.

INSULATION - THERMAL, ACOUSTIC, AND HVAC (JUL 2000) [New paragraph]

(MANDATORY PARAGRAPH. MAY BE ALTERED, BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION.)

1. All insulation products shall contain recovered materials as required by EPA's Comprehensive Procurement Guideline and related recycled content recommendations.
2. No insulation installed with this project shall be material manufactured using chlorofluorocarbons (CFCs), nor shall CFCs be used in the installation of the product.
3. All insulation containing fibrous materials exposed to air flow must be rated for that exposure or encapsulated.
4. Insulating properties for all materials must meet or exceed applicable industry standards. Polystyrene products shall meet ASTM C578-91.

CEILINGS (JUL 2000) [Modified paragraph]

(OPTIONAL PARAGRAPH. IF USED, MAY BE ALTERED, BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION.)

1. Ceilings must be at least 9 feet and no more than 12 feet measured from floor to the lowest obstruction. Areas with raised flooring must maintain these ceiling height limitations above the finished raised flooring. Bulkheads and hanging or surface mounted light fixtures which impede traffic ways shall be avoided.

2. Ceilings must have a minimum noise reduction coefficient (NRC) of 0.60 and a minimum Sound Transmission Class (STC) of 40 throughout the Government occupied space.

3. Ceilings must be a flat plane in each room and suspended with ample light fixtures and finished as follows unless an alternate finish is approved by the Contracting Officer:

   1. Restrooms: plaster or pointed and taped gypsum board.
   2. Offices and Conference Rooms: mineral and acoustical tile or lay in panels with textured or patterned surface and tegular edges or equivalent quality to be approved by the Contracting Officer. Tiles or panels must contain recycled content.
   3. Corridors and Eating/Galley Areas: plaster or pointed and taped gypsum board or mineral acoustical tile.

WALL COVERINGS (JUL 2000) [Modified paragraph]

(OPTIONAL PARAGRAPH. IF USED, MAY BE ALTERED, BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION.)

1. PHYSICAL REQUIREMENTS:

   1. Prior to occupancy, partitioned offices and open office areas shall be covered with vinyl or polyolefin commercial wall covering weighing not less that 13 ounces per square yard as specified in FS CCC-W-408C or equivalent. The quality of finish shall be approved by the Contracting Officer.
   2. Selected offices and conference rooms as specified below are to be covered with wood paneling or textile covering to be approved by the Contracting Officer.
      ______________________________________________________________________
      ______________________________________________________________________
      ______________________________________________________________________
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   3. Prior to occupancy all restrooms offered to comply with the restroom fixture schedule of this solicitation must have ceramic tile in splash areas and vinyl wall covering not less than 13 ounces per square yard as specified in FS CCC-W-408C on remaining wall areas or equivalent quality as approved by the Contracting Officer, unless an alternate finish is approved by the Contracting Officer.
   4. Prior to occupancy all elevator areas which access the Government's leased space, hallways within or accessing the Government's leased space and eating/galley areas within the Government's leased space are to be covered with vinyl wall coverings not less than 22 ounces per square yard as specified in FS CCC-W-408C, or equivalent quality as approved by the Contracting Officer, unless an alternate finish is approved by the Contracting Officer.
   
   

2. REPLACEMENT:

   All wall covering is to be maintained in "like new" condition for the life of the lease. Wall covering must be replaced or repaired at the Lessor's expense, including moving and replacing furnishings, (except where wall covering has been damaged due to the negligence of the Government), anytime during the occupancy by the Government if it is torn, peeling or permanently stained; the ceramic tile in the restrooms must be replaced or repaired if it is loose, chipped, broken or permanently discolored. All repair and replacement work is to be done after working hours.

3. SAMPLES:

   The Lessor is to provide at least _____ samples of each type of wall covering to be installed for selection by the Contracting Officer.

4. PAINTING:

   1. Prior to occupancy all surfaces designated by GSA for painting must be newly painted in colors acceptable to GSA. All painted surfaces, including any partitioning installed by the Government or the Lessor after Government occupancy, must be repainted after working hours at Lessor expense at least every 5 years. This includes moving and return of furniture. Public areas must be painted at least every 3 years.
   2. Where feasible, reprocessed or consolidated latex paint with low VOC should be used in accordance with EPA's Comprehensive Procurement Guideline. The type of paint shall be acceptable to the Contracting Officer. Lessor shall follow manufacturer's recommendations for the application and maintenance of all paint products.

PAINTING (JUL 2000) [Modified paragraph]

(MANDATORY PARAGRAPH. MAY BE ALTERED, BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION.)

1. Prior to occupancy all surfaces designated by GSA for painting must be newly painted in colors acceptable to GSA. All painted surfaces, including any partitioning installed by the Government or Lessor after Government occupancy, must be repainted after working hours at Lessor expense at least every 5 years. This includes moving and return of (standard and systems - check with Ken on this par. Re TI SFO) furniture. Public areas must be painted at least every 3 years.
2. Where feasible, reprocessed or consolidated latex paint with low VOC should be used in accordance with EPA's Comprehensive Procurement Guideline. The type of paint shall be acceptable to the Contracting Officer. Lessor shall follow manufacturer's recommendations for the application and maintenance of all paint products.

CARPET: BROADLOOM (JUL 2000) [Modified paragraph]

(OPTIONAL PARAGRAPH. MAY BE USED IN CONJUNCTION WITH OR INSTEAD OF PARAGRAPH ENTITILED "CARPET TILE." IF USED, MAY BE ALTERED, BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION.)

1. Approximately _____ percent of the space shall be carpeted with broadloom carpet.

2. Any carpet to be newly installed must meet the following specifications:

   1. Pile Yarn Content: staple filament or continuous filament branded by a fiber producer (e.g., Allied, Dupont, Monsanto, BASF, Talisman Mills, woolblend), soil hiding nylon, wool nylon blends or polyethylene terephthalate (PET) resin.
   2. Environmental requirements: Lessors shall use carpet that meets the "Green Label" requirements of the Carpet Research Institute unless an exception is granted by the Contracting Officer.
   3. Carpet pile construction: level loop, textured loop, level cut pile, or level cut/uncut pile.
   4. Pile weight: 28 ounces per square yard is the minimum for level-loop or textured-loop construction. 32 ounces per square yard is the minimum for level-cut/uncut construction.
   5. Secondary back: jute or synthetic fiber for glue-down installation.
   6. Density: 100 percent nylon (loop and cut pile) -- minimum of 4000; other fibers, including blends and combinations -- minimum of 4500.

CARPET TILE (JUL 2000) [Modified paragraph]

(OPTIONAL PARAGRAPH. MAY BE USED IN CONJUNCTION WITH OR INSTEAD OF PARAGRAPH ENTITILED "CARPET: BROADLOOM." IF USED, MAY BE ALTERED, BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION.)

1. Approximately _____ percent of the space shall be carpeted with carpet tile.

2. Any carpet to be newly installed must meet the following specifications:

   1. Pile Yarn Content: staple filament or continuous filament branded by a fiber producer (e.g., Allied, Dupont, Monsanto, BASF), soil hiding nylon or polyethylene terephthalate (PET) resin.
   2. Environmental requirements: Lessors shall use carpet that meets the "Green Label" requirements of the Carpet Research Institute unless an exception is granted by the Contracting Officer.
   3. Pile Yarn Content: staple filament or continuous filament branded by a fiber producer (Allied, Dupont, Monsanto, BASF), soil-hiding nylon.
   4. Carpet pile construction: tufted level loop, level cut pile, or level cut/uncut pile.
   5. Pile weight: 28 ounces per square yard is the minimum for level loop and cut pile. 32 ounces per square yard is the minimum for plush and twist.
   6. Secondary back: PVC, EVA (ethylene vinyl acetate), polyurethane, polyethylene, bitumen or olefinic hardback reinforced with fiberglass.
   7. Total weight: minimum of 130 ounces per square yard.
   8. Density: 100 percent nylon (loop and cut pile) -- minimum of 4000; other fibers, including blends and combinations -- minimum of 4500.
   9. Pile height: minimum of 1/8 inch.
   10. Static buildup: maximum of 3.5 KV, when tested in accordance with AATCC-134.
   11. Carpet construction: minimum of 64 tufts per square inch.

SFO Section 6, Mechanical, Electrical, Plumbing

ENERGY COST SAVINGS (JUL 2000) [Modified paragraph]

(MANDATORY PARAGRAPH. MAY BE ALTERED, BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION.)

1. All offerors are encouraged to use Energy Savings Performance Contracts (ESPC) or utility agreements to achieve, maintain and/or exceed the ENERGY STAR Benchmark Score of 75, and are encouraged to include shared savings in their offer as a result of energy upgrades where applicable. The ENERGY STAR Online Benchmark Tool can be found at www.epa.gov/energystar.
2. All new construction shall achieve an ENERGY STAR Building Label within one year after reaching 95 percent occupancy and continue to maintain the level of performance.
3. Offerors may obtain a list of energy service companies qualified under the Energy Policy Act to perform ESPCs, as well as additional information on cost effective energy efficiency, renewables, and water conservation is available at www.eren.doe.gov/femp or by calling the FEMP Help Desk at 1-800-566-2877 for the ESPC qualified list.

DRINKING FOUNTAINS (JUL 2000) [Modified paragraph]

(MANDATORY PARAGRAPH. MAY BE ALTERED, BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION.)

1. The Lessor shall provide, on each floor of office space, a minimum of one chilled drinking fountain within every 150 feet of travel distance.
2. Solder and flux in joining potable water supply piping shall not contain more than 0.2 percent lead and domestic water pipe or pipe fittings shall not contain more than 8 percent lead. In addition, the Lessor is to meet standards set forth in EPA's "Lead in Drinking Water Standards for Schools, and Non-Residential Buildings," EPA Publication 812-B-94-002, April 1994.

TOILET ROOMS (JUL 2000) [Modified paragraph]

(OPTIONAL PARAGRAPH. IF USED, MAY BE ALTERED, BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION.)

1. Separate toilet facilities for men and women shall be provided on each floor occupied by the Government in the building. The facilities must be located so that employees will not be required to travel more than 200 feet on one floor to reach the toilets. Each toilet room shall have sufficient water closets enclosed with modern stall partitions and doors, urinals (in men's room), and hot (set in accordance with applicable building codes) and cold water. Water closets and urinals shall not be visible when the exterior door is open.

2. Each main toilet room shall contain the following equipment:

   1. A mirror above the lavatory.
   2. A toilet paper dispenser in each water closet stall, that will hold at least two rolls and allow easy, unrestricted dispensing.
   3. A coat hook on inside face of door to each water closet stall and on several wall locations by lavatories.
   4. At least one modern paper towel dispenser, soap dispenser and waste receptacle for every two lavatories.
   5. A coin operated sanitary napkin dispenser in women's toilet rooms with waste receptacle for each water closet stall.
   6. Ceramic tile, recycled glass tile, or comparable wainscot from the floor to a minimum height of 4 feet 6 inches.
   7. A disposable toilet seat cover dispenser.
   8. A counter area of at least 2 feet in length, exclusive of the lavatories (however, it may be attached to the lavatories) with a mirror above and a ground fault interrupt type convenience outlet located adjacent to the counter area.
   
   

3. If newly installed, toilet partitions shall be made from recovered materials as listed in EPA's Comprehensive Procurement Guidelines.

HEATING AND AIR CONDITIONING (JUL 2000) [Modified paragraph]

(Delete 3-line HVAC, July 1994, paragraph.)

(MANDATORY PARAGRAPH. MAY BE ALTERED, BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION.)

1. Temperatures shall conform to local commercial equivalent temperature levels and operating practices in order to maximize tenant satisfaction. These temperatures must be maintained throughout the leased premises and service areas, regardless of outside temperatures, during the hours of operation specified in the lease.

2. During non-working hours, heating temperatures shall be set no higher than 55ºF and air conditioning will not be provided except as necessary to return space temperatures to a suitable level for the beginning of working hours. Thermostats shall be secured from manual operation by key or locked cage. A key shall be provided to the GSA Field Office Manager.

3. Simultaneous heating and cooling are not permitted.

4. Areas having excessive heat gain or heat loss, or affected by solar radiation at different times of the day, shall be independently controlled.

5. Zone Control. Individual thermostat control shall be provided for office space with control areas not to exceed 2000 BOMA Usable Square Feet. Areas which routinely have extended hours of operation shall be environmentally controlled through dedicated heating and air-conditioning equipment. Special purpose areas (such as photocopy centers, large conference rooms, computer rooms, etc.) with an internal cooling load in excess of 5 tons shall be independently controlled. Concealed package air-conditioning equipment shall be provided to meet localized spot cooling of tenant special equipment. Portable space heaters are prohibited from use.

6. Equipment Performance. Temperature control for office spaces shall be assured by concealed central heating and air-conditioning equipment. The equipment shall maintain space temperature control over a range of internal load fluctuations of plus 0.5 Watt/sq.ft. to minus 1.5 Watts/sq.ft. from initial design requirements of the tenant.

7. HVAC Use During Construction.The permanent HVAC System may be used to move both supply and return air during the construction process only if the following conditions are met:

   1. A complete air filtration system with 60 percent efficiency filters is installed and properly maintained,
   2. No permanent diffusers are used,
   3. No plenum-type return air system is employed,
   4. The HVAC duct system is adequately sealed to prevent the spread of airborne particulate and other contaminants,
   5. Following the building "flush-out," all duct systems are vacuumed with portable HEPA vacuums and documented clean in accordance with the National Air Duct Cleaners Association Specifications.
   
   

8. Ductwork Re-use and Cleasing. Any ductwork to be reused and/or to remain in place shall be cleaned and tested and demonstrated to be clean in acordance with the standards set forth by the National Air Duct Cleaners Association. Cleaning is to occur immediately prior to Government occupancy to avoid contamination from construction dust and other airborne particulates.

9. Insulation. All insulation must contain recovered materials as required by EPA's Comprehensive Procurement Guidelines and related recycled content recommendations.

10. The Lessor shall conduct HVAC system balancing after any HVAC system alterations during the term of the lease and make a reasonable attempt to schedule major construction outside of office hours.

VENTILATION (JUL 2000) [Modified paragraph]

(Delete 2-line version of paragraph.)

(MANDATORY PARAGRAPH. MAY BE ALTERED, BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION.)

1. During working hours in periods of heating and cooling, ventilation shall be provided in accordance with ASHRAE Standard 62, Ventilation for Acceptable Indoor Air Quality.

2. Conference rooms of _____ BOMA Usable Square Feet or greater shall be provided with a dedicated source of ventilation or be fitted with air handling equipment with smoke/odor removing filters.

3. Air filtration shall be provided and maintained with filters having a minimum efficiency rating as determined by ASHRAE Standard 52. Pre-filters shall be 30 percent to 35 percent efficient. Final filters should be 80 percent to 85 percent efficient for particles at 3 microns.

4. The Lessor shall conduct HVAC system balancing after all HVAC system alterations; and make a reasonable attempt to schedule major construction outside of office hours.

5. Where the Lessor proposes that the Government should pay utilities:

   1. An automatic air or water economizer cycle must be provided to all air handling equipment.
   2. The building shall have a fully functional building automation system (BAS) capable of control, regulation, and monitoring of all environmental conditioning equipment. The BAS shall be fully supported by a service and maintenance contract.

LIGHTING: INTERIOR AND PARKING (JUL 2000) [Modified paragraph]

(Delete Switches, Jan 1997, paragraph.)

(The LIGHTING: INTERIOR paragraphs are OPTIONAL, but one must be chosen for every SFO.)

(If high resolution exterior security cameras are necessary for a particular lease, insert higher foot-candle requirements after the second sentence of (b) in either optional paragraph. Do not use the higher requirements for all leases, because there will be an increase in cost without a corresponding increase in value.)

(OPTIONAL PARAGRAPH. MAY BE ALTERED, BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION.)

1. Modern, diffused fluorescent fixtures using no more than 2.0 watts per ANSI/BOMA Usable square foot shall be provided. Such fixtures shall be capable of producing a light level of 50 average maintained foot-candles at working surface height throughout the space. Tubes shall then be removed to provide 30 foot-candles in portions of work areas other than work surfaces and 1-10 foot-candles or minimum levels sufficient to ensure safety in non-working areas. Exceptions may be granted by the GSA buildings manager. When the space is not in use by the Government, interior and exterior lighting, except that essential for safety and security purposes, shall be turned off.
2. Exterior parking areas, vehicle driveways, pedestrian walkways and building perimeter shall have a minmum of 1 foot-candle of illumination and be designed based on Illumination Engineering Society standards. Exterior lighting and indoor parking shall be sufficient to accommodate security monitoring (i.e., closed circuit television camera). Indoor parking shall have a minimum of 10 foot-candles and be designed based on Illumination Engineering Society standards.
3. The Lessor shall provide occupancy sensors and/or scheduling controls through building automation system to reduce the hours the lights are on when the space is unoccupied. Daylight dimming controls shall be used in atriums or other space where daylight can contribute to energy savings.
4. Lighting shall be controlled by occupancy sensors arranged to control open areas, individual offices, conference rooms, toilet rooms within the Government demised area, and all other programmed spaces or rooms within the lease space. The control system shall provide an optimal mix of infrared and ultrasonic sensors suitable for the configuration and type of space. Occupancy sensors shall be located so that they have a clear view of the room or area they are monitoring. No more than 1,000 BOMA Usable Square Feet of open space shall be controlled by occupancy sensor. All occupancy sensors shall have manual switches to override the light control. Such switches shall be located by door openings in accordance with the Americans With Disabilities Act Accessibility Guidelines and the Uniform Federal Accessibility Standards. If light switches are to be used instead of occupancy sensors or in combination with occupancy sensors, the Offeror must notify the Government during the negotiation process.

LIGHTING: INTERIOR AND PARKING (JUL 2000) [Modified paragraph]

(OPTIONAL PARAGRAPH. MAY BE ALTERED, BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION.)

1. Lessor shall provide deep-cell parabolic louver 2' x 4' or 2' x 2' (or building standard that meets or exceeds this standard) fluorescent fixtures with energy efficient lamps (T8 or better) and electronic ballasts for standard interior lighting. Such fixtures shall produce 50 average maintained foot-candles at working surface height throughout work spaces, 20 foot-candles in corridors, and 10 foot-candles in other non-working areas.
2. Exterior parking areas, vehicle driveways, pedestrian walkways and building perimeter shall have a minmum of 1 foot-candle of illumination and be designed based on Illumination Engineering Society standards. Exterior lighting and indoor parking shall be sufficient to accommodate security monitoring (i.e., closed circuit television camera). Indoor parking shall have a minimum of 10 foot-candles and be designed based on Illumination Engineering Society standards.
3. The Lessor shall provide occupancy sensors and/or scheduling controls through building automation system to reduce the hours the lights are on when the space is unoccupied. Daylight dimming controls shall be used in atriums or other space where daylight can contribute to energy savings.
4. Lighting shall be controlled by occupancy sensors arranged to control open areas, individual offices, conference rooms, toilet rooms within the Government demised area, and all other programmed spaces or rooms within the lease space. The control system shall provide an optimal mix of infrared and ultrasonic sensors suitable for the configuration and type of space. Occupancy sensors shall be located so that they have a clear view of the room or area they are monitoring. No more than 1,000 BOMA Usable Square Feet of open space shall be controlled by occupancy sensor. All occupancy sensors shall have manual switches to override the light control. Such switches shall be located by door openings in accordance with the Americans With Disabilities Act Accessibility Guidelines and the Uniform Federal Accessibility Standards. If light switches are to be used instead of occupancy sensors or in combination with occupancy sensors, the Offeror must notify the Government during the negotiation process.

SFO Section 7, Services, Utilities, Maintenance

JANITORIAL SERVICES (JUL 2000) [Modified paragraph]

(The JANITORIAL SERVICES paragraphs are OPTIONAL, but one must be chosen for every SFO.)

(OPTIONAL PARAGRAPH. MAY BE ALTERED, BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION.)

1. The Lessor shall provide janitorial services for the leased space, public areas, entrances, and all other common areas and provide replacement of supplies.

2. Selection of Cleaning Products. The Lessor shall make careful selection of janitorial cleaning products and equipment to -

   1. Use products that are packaged ecologically,
   2. Use products and equipment considered environmentally beneficial and/or recycled products that are phosphate free, non-corrosive, non-flammable and fully biodegradable and
   3. Minimize the use of harsh chemicals and the release of irritating fumes.

   Examples of acceptable products may be found at http://pub.fss.gsa.gov/environ/clean-prod-catalog.cfm.

3. Selection of Paper Products. The Lessor shall select paper and paper products (i.e., bathroom tissue and paper towels) with recycled content conforming to the EPA's Comprehensive Procurement Guidelines.

JANITORIAL SERVICES (JUL 2000) [Modified paragraph]

(OPTIONAL PARAGRAPH. MAY BE ALTERED, BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION.)

1. Cleaning is to be performed after tenant working hours unless daytime cleaning is specified as a special requirement elsewhere in this solicitation.

2. The Lessor shall maintain the leased premises, including outside areas in a clean condition and shall provide supplies and equipment. The following schedule describes the level of services intended. Performance will be based on the Contracting Officer's evaluation of results, not the frequency or method of performance.

   1. DAILY:
      Empty trash receptacles and clean ashtrays. Sweep entrances, lobbies and corridors. Spot sweep floors and spot vacuum carpets. Clean drinking fountains. Sweep and damp mop or scrub toilet rooms. Clean all toilet fixtures and replenish toilet supplies. Dispose of all trash and garbage generated in or about the building. Wash inside and out or steam clean cans used for collection of food remnants from snack bars and vending machines. Dust horizontal surfaces that are readily available and visibly require dusting. Spray buff resilient floors in main corridors, entrances and lobbies, clean elevators and escalators, remove carpet stains. Police sidewalks, parking areas and driveways. Sweep loading dock areas and platforms.
   2. THREE TIMES A WEEK:
      Sweep or vacuum stairs.
   3. WEEKLY:
      Damp mop and spray buff all resilient floors in toilets and health units. Sweep sidewalks, parking areas and driveways (weather permitting).
   4. EVERY TWO WEEKS:
      Spray buff resilient floors in secondary corridors, entrance and lobbies. Damp mop and spray buff hard and resilient floors in office space.
   5. MONTHLY:
      Thoroughly dust furniture. Completely sweep and/or vacuum carpets. Sweep storage space. Spot clean all wall surfaces within 70 inches of the floor.
   6. EVERY TWO MONTHS:
      Damp wipe toilet wastepaper receptacles, stall partitions, doors, window sills and frames. Shampoo entrance and elevator carpets.
   7. THREE TIMES A YEAR:
      Dust wall surfaces within 70 inches of the floor, vertical surfaces and under surfaces. Clean metal and marble surfaces in lobbies. Wet mop or scrub garages.
   8. TWICE A YEAR:
      Wash all interior and exterior windows and other glass surfaces. Strip and apply four coats of finish to resilient floors in toilets. Strip and refinish main corridors and other heavy traffic areas.
   9. ANNUALLY:
      Wash all venetian blinds and dust 6 months from washing. Vacuum or dust all surfaces in the building of 70 inches from the floor, including light fixtures. Vacuum all drapes in place. Strip and refinish floors in offices and secondary lobbies and corridors. Shampoo carpets in corridors and lobbies. Clean balconies, ledges, courts, areaways and flat roofs.
   10. EVERY TWO YEARS:
       Shampoo carpets in all offices and other non-public areas.
   11. EVERY FIVE YEARS:
       Dry clean or wash (as appropriate) all drapes.
   12. AS REQUIRED:
       Properly maintain plants and lawns, remove snow and ice from entrances, exterior walks and parking lots of the building. Provide initial supply, installation and replacement of light bulbs, tubes, ballasts and starters. Replace worn floor coverings (this includes moving and return of furniture). Control pests as appropriate, using Integrated Pest Management techniques.
   
   

3. Selection of Cleaning Products. The Lessor shall make careful selection of janitorial cleaning products and equipment to -

   1. Use products that are packaged ecologically,
   2. (Use products and equipment considered environmentally beneficial and/or recycled products that are phosphate free, non-corrosive, non-flammable and fully biodegradable and
   3. Minimize the use of harsh chemicals and the release of irritating fumes.

   Examples of acceptable products may be found at http://pub.fss.gsa.gov/environ/clean-prod-catalog.cfm.

4. Selection of Paper Products. The Lessor shall select paper and paper products (i.e., bathroom tissue and paper towels) with recycled content conforming to the EPA's Comprehensive Procurement Guidelines.

SFO Section 8, Safety and Environmental Management

INDOOR AIR QUALITY (JUL 2000) [Modified paragraph]

(OPTIONAL PARAGRAPH. MAY BE ALTERED, BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION.)

1. The Lessor shall control contaminants at the source and/or operate the space in such a manner that the GSA indicator levels for carbon monoxide (CO), carbon dioxide (CO2 ), and formaldehyde (HCHO) are not exceeded. The indicator levels for office areas shall be: CO - 9 parts per million (ppm) time-weighted average (TWA - 8-hour sample); CO2 - 1000 ppm (TWA); formaldehyde - 0.1 ppm (TWA).
2. The Lessor shall make a reasonable attempt to apply insecticides, paints, glues, adhesives, and heating, ventilating and air conditioning (HVAC) system cleaning compounds with highly volatile or irritating organic compounds, outside of working hours. The Lessor shall provide at least 72 hours advance notice to the Government before applying noxious chemicals in occupied spaces, and adequately ventilate those spaces during and after application.
3. The Lessor shall promptly investigate indoor air quality (IAQ) complaints and shall implement the necessary controls to address the complaint.
4. The Government reserves the right to conduct independent IAQ assessments and detailed studies in space it occupies, as well as in space serving the Government-leased space (e.g., common use areas, mechanical rooms, HVAC systems, etc.). The Lessor shall assist the Government in its assessments and detailed studies by making available information on building operations and Lessor activities, and providing access to space for assessment and testing, if required, and implement corrective measures required by the Contracting Officer.
5. The Lessor shall provide to the Government Materials Safety Data Sheets (MSDS) upon request for the following products prior to their use during the term of the lease: adhesives, caulking, sealants, insulating materials, fireproofing or firestopping materials, paints, carpets, floor and wall patching or leveling materials, lubricants, clear finish for wood surfaces, janitorial cleaning products, pesticides, rodenticides, and herbicides. The Government reserves the right to review such products used by the Lessor within the Government's lease space, common building areas and ventilation systems and zones serving the leased space, and the area above suspended ceilings and engineering space in the same ventilation zone as the leased space.

RADON IN WATER (JUL 2000) [Modified paragraph]

(OPTIONAL PARAGRAPH. MAY BE ALTERED, BUT SHOULD CONTAIN SUBSTANTIALLY THE SAME INFORMATION. USE IF WATER IS FROM NON-PUBLIC SOURCES.)

1. The Lessor shall demonstrate that water provided in leased space is in compliance with EPA requirements and shall submit certification to the Contracting Officer prior to the Government occupying the space.
2. If the EPA action level is reached or exceeded, the Lessor shall institute appropriate abatement methods which reduce the radon levels to below this action level.

Minimal Alterations and Improvements Lease Paragraphs

In accordance with Attachment 1 of this acquisition letter, realty professionals shall use the following paragraphs for leases involving minimal alterations and improvements based on the scope of the project and in support of Executive Orders 13101 and 13123, except when:

1. The cost of the recommended product is unreasonable,
2. Inadequate competition exists,
3. Items are not available within a reasonable period of time, or
4. Items do not meet the solicitation's performance standards.

EXISTING FIT-OUT, SALVAGED, OR RE-USED BUILDING MATERIAL (JUL 2000) [New paragraph]

1. Items and material existing in the offered space or to be removed from the offered space during the demolition phase are eligible for reuse in the construction phase of the project. The reuse of items and materials is preferable to recycling them; however, items considered for reuse must be in refurbishable condition, and must meet the quality standards set forth by the Government in this SFO. In the absence of definitive quality standards, the Lessor is to ensure that the quality of the item(s) in question will meet or exceed accepted industry or trade standards for first quality commercial grade applications.
2. Lessor shall submit a reuse plan to the Contracting Officer, when requested. The Government will not pay for existing fixtures and other Tenant Improvements accepted in place. However, the Government will reimburse the Lessor, as part of the Tenant Improvement allowance, the costs to repair or improve such fixtures or improvements identified on the reuse plan and approved by the Contracting Officer.

INDOOR AIR QUALITY DURING CONSTRUCTION (JUL 2000) [New paragraph]

1. All Government Materials Safety Data Sheets (MSDS) must comply with OSHA requirements. The Lessor and its agents must comply with all recommended measures in the MSDSs to protect the health and safety of personnel.
2. Low Volatile Organic Compound (VOC) materials and products shall be used to the greatest extent possible. Particle board, strawboard and plywood materials shall comply with HUD Standards for VOC emissions (particleboard: 0.2 ppm of formaldehyde, plywood: 0.3 ppm of formaldehyde). All adhesives used (including, but not limited to, adhesives for carpet, carpet tile, plastic laminate, wallcoverings, wood adhesive, or sealants) shall be those with the lowest possible VOC content below 20 g/L., which meets the requirements of the manufacturer of the products adhered or involved. Where feasible, reprocessed or consolidated latex paint with low VOC should be used in accordance with EPA's Comprehensive Procurement Guideline.
3. During working hours in periods of heating and cooling, ventilation shall be provided in accordance with ASHRAE Standard 62, Ventilation for Acceptable Indoor Air Quality.
4. To the greatest extent possible, Lessor shall sequence the installation of finish materials so that materials that will be high emitters of VOCs are installed and allowed to cure before installing interior finish materials, especially soft materials that are woven, fibrous, or porous in nature, that may adsorb contaminants and release them over time.
5. A final flush-out period of 48 to 72 hours should be provided before occupancy. Lessor shall ventilate with 100 percent outside air at the recommended air change rate (ASHRAE Standard 62) during installation of materials and finishes. If outside air would cause unacceptable inside temperature levels, humidity levels, and/or air quality, an alternate ventilation plan may be submitted to the Contracting Officer for approval.

RECYCLED CONTENT PRODUCTS (COMPREHENSIVE PROCUREMENT GUIDELINES) (JUL 2000) [New paragraph]

The Lessor shall comply to the extent feasible with the Resource Conservation and Recovery Act (RCRA), Section 6002, 1976, by using recycled content products as designated by the U.S. Environmental Protection Agency in the Comprehensive Procurement Guideline (CPG), 40 CFR Part 247, and its accompanying Recovered Material Advisory Notice (RMAN). The CPG lists the designated recycled content products. EPA also provides recommended levels of recycled content for these products. The list of designated products, EPA's recommendations, and lists of manufacturers and suppliers of the products can be found at www.epa.gov/cpg/products.htm.

ENVIRONMENTALLY PREFERABLE BUILDING PRODUCTS AND MATERIALS (JUL 2000) [New paragraph]

The Lessor shall use environmentally preferable products and materials where economically feasible. Environmentally preferable products have a lesser or reduced effect on human health and the environment when compared to other products and services that serve the same purpose. Refer to EPA's environmentally preferable products web site, www.epa.gov/opptintr/epp.

JANITORIAL SERVICES (JUL 2000) [New paragraph]

1. Selection of Cleaning Products. The Lessor shall make careful selection of janitorial cleaning products and equipment to -

   1. Use products that are packaged ecologically,
   2. Use products and equipment considered environmentally beneficial and/or recycled products that are phosphate free, non-corrosive, non-flammable and fully biodegradable and
   3. Minimize the use of harsh chemicals and the release of irritating fumes.
   
   

   Examples of acceptable products may be found at http://pub.fss.gsa.gov/environ/clean-prod-catalog.cfm.

2. Selection of Paper Products. The Lessor shall select paper and paper products (i.e., bathroom tissue and paper towels) with recycled content conforming to the EPA's Comprehensive Procurement Guidelines.