Free Sample Proposal Letters for Cleaning Business

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					         REQUEST FOR PROPOSALS
                        FOR


BUILDING OPERATIONS, MANAGEMENT AND
           LEASING SERVICES
                  FOR THE
   WORLD TRADE CENTER BALTIMORE
              401 E. Pratt Street
         Baltimore, Maryland 21202

                  No. 270030-S
 EMARYLAND MARKETPLACE SOLICITATION NO. J03SO235591
           ISSUE DATE: DECEMBER 14, 2007

   MINORITY BUSINESS ENTERPRISES ARE ENCOURAGE
         TO RESPOND TO THIS SOLICITATION
                                                                 Building Operations, Management & Leasing Services
                                                                                             RFP #270030-S, Page 1

                                     TABLE OF CONTENTS


                                                                                    Page
Section 1           Introduction                                                    4

Section 2           Administrative and Contractual Information                      6

Section 3           Scope of Work                                                   17

Section 4           Detailed Specifications                                         24

Section 5           Proposal Format & Required Documents                            51

Section 6           Selection for Award                                             55

Section 7           Price Proposal                                                  57


Exhibits

       Exhibit 1    Description of World Trade Center

       Exhibit 2    Bid/Proposal Affidavit

       Exhibit 3    Bid Bond

       Exhibit 4    Performance Bond

       Exhibit 5    MBE Forms

       Exhibit 6    Sample Contract

       Exhibit 7    Contract Affidavit

       Exhibit 8    Maryland Department of Transportation (MDOT) General Conditions for
                    Maintenance Services

       Exhibit 9    Conflict of Interest Affidavit

       Exhibit 10   Confidentiality Agreement

       Exhibit 11   MPA Hurricane Preparedness Plan
                                                    Building Operations, Management & Leasing Services
                                                                                RFP #270030-S, Page 2

                 KEY INFORMATION SUMMARY SHEET

                 REQUEST FOR PROPOSALS (“RFP”) NO. 270030-S

          EMARYLAND MARKETPLACE SOLICITATION NO. J03SO235591

  BUILDING OPERATIONS, MANAGEMENT AND LEASING
                    SERVICES
                              FOR
                  MARYLAND PORT ADMINISTRATION

DATE ISSUED:                    December 14, 2007

RFP ISSUING OFFICE:             Maryland Port Administration
                                Office of Procurement

PROCUREMENT OFFICER:            John Thornton
                                Manager of Procurement
                                Office Phone: 410-631-1002
                                Fax Phone: 410-631-1009
                                E-mail: jthornton@marylandports.com

MAIL ADDRESS:                   Maryland Port Administration
                                Office of Procurement
                                2310 Broening Highway, Suite 260
                                Baltimore, MD 21224

PREPROPOSAL CONFERENCE:         Wednesday, January 9, 2008, 10:00 a.m.
                                Maryland Room
                                The International Conference Center
                                21st floor
                                The World Trade Center Baltimore
                                Baltimore, Maryland 21202

DEADLINE FOR RECEIPT OF
QUESTIONS:                      Wednesday, January 23, 2008

DEADLINE FOR RECEIPT
OF PROPOSALS:                   Thursday, February 21, 2008
                                4:00 p.m.
              Building Operations, Management & Leasing Services
                                          RFP #270030-S, Page 3




  SECTION 1

INTRODUCTION
                                                                       Building Operations, Management & Leasing Services
                                                                                                   RFP #270030-S, Page 4


SECTION 1              INTRODUCTION
1.1     BACKGROUND AND OBJECTIVE

The Maryland Port Administration (the “MPA” or the “Administration”), a modal administration of the
Maryland Department of Transportation (“MDOT”), is responsible for promoting waterborne commerce
within the State of Maryland (the “State”) and for managing, operating and improving State-owned
marine terminals at the Port of Baltimore and The World Trade Center Baltimore (“WTC”). The
headquarters of the MPA is located at the World Trade Center (owned by MDOT), 401 East Pratt Street,
Baltimore, Maryland 21202. The objective of this RFP is to establish a contract for Building Operations,
Management and Leasing Services for the World Trade Center. The World Trade Center is occupied by
the Administration‟s executive offices on two (2) floors. In addition, the WTC has one or more public
and private tenants under leases with the MPA. There is another state agency that is under lease for
occupancy on October 5, 2008.

Rent rolls for the WTC are available upon request and execution of a Confidentiality Agreement.
(See Section 4.3.1E and Exhibit 10 of this RFP.)

The MPA will provide the Contractor rentable, unfurnished office space. The office space provided will
include a space for a representative of the MPA Engineering Office, the MPA contract manager from
time to time, and possibly space for the US Postal Service to sort mail and tenants to pick up mail. If
MPA elects to use post office boxes for tenants, then the space provided to the Contractor will be subject
to the right of access by tenants to obtain mail. From time to time, MPA may elect to relocate this office
space to another location (or locations) within the building.

The technical proposal should state the offeror‟s requirements respecting use of space in the WTC by
Contractor, its employees, subcontractors, and suppliers.

The MPA is under a tight schedule for completing the procurement of this contract. Technical
proposals should be well organized and succinct, but detailed, and complete in order to eliminate
or minimize the need for discussions or clarifications prior to award.

1.2     DEFINITIONS

1.2.1 Certain terms used in this RFP are defined elsewhere in the document, in Division II of the State
Finance and Procurement Article of the Annotated Code of Maryland, and in COMAR Title 21 (State
Procurement Regulations).

1.2.2   In addition to those terms, the following terms have the definitions stated.

1.2.3 “Contract” means the contract between the MPA and the successful offeror awarded a contract as a
result of this solicitation. The Contract will be designated Contract No. 270030-S by the MPA.

1.2.4 “Contractor” means the contractor entering into the Contract with the MPA as a result of this
solicitation.

1.2.5   “Property” and or “Building” means the World Trade Center Baltimore or WTC, including access
        ramps from Pratt Street, the brick plaza, and the waterside arcade and promenade, as described in
        this RFP.
                                                                    Building Operations, Management & Leasing Services
                                                                                                RFP #270030-S, Page 5

1.3    GENERAL SCOPE OF THE CONTRACT
1.3.1 The Contract will require an experienced, licensed commercial office building operations,
management, and leasing services contractor to perform the following commercial office building
operations, management and leasing services pertaining to the Property: commercial brokerage with
exclusive leasing agency, strong marketing and leasing skills to backfill office space and to maintain
current leased office space, maintenance and repair of property, building management; lease
management; renovations, leasing storage space, marketing and leasing of the 21st floor International
Conference Center, and alterations; preventive maintenance and repair for HVAC, electrical, plumbing,
fire protection system, generator, service kitchen equipment, elevators, and other building components
and systems; and property maintenance services such as janitorial, security (guard and internal access),
landscaping, maintenance of drainage systems and components, pest control, snow removal, refuse
removal, recycling; and all other services and goods reasonably required in order to fulfill the intent of
this RFP. See Sections 3 and 4 (and other relevant provisions) of this RFP for details.

1.3.2 This RFP is to be read and construed as a whole.

1.3.3 References in this RFP to employees of the Contractor include employees of subcontractors of
the Contractor, unless the context reasonably requires a different interpretation.

1.4    TERM OF THE CONTRACT
Five (5) years from commencement, with the MPA having the unilateral right to renew for two (2)
additional periods of three (3) years each. See Section 2.24.
                      Building Operations, Management & Leasing Services
                                                  RFP #270030-S, Page 6




          SECTION 2
ADMINISTRATIVE AND CONTRACTUAL
         INFORMATION
                                                                     Building Operations, Management & Leasing Services
                                                                                                 RFP #270030-S, Page 7


SECTION 2             ADMINISTRATIVE AND CONTRACTUAL
                      INFORMATION

2.1    PROPERTY DESCRIPTION
A description of the World Trade Center is attached hereto as Exhibit 1.

2.2    ISSUING OFFICE

This RFP has been issued by:

       John Thornton, Procurement Officer
       Maryland Port Administration
       Office of Procurement
       2310 Broening Highway, Suite 260
       Baltimore, MD 21224
       Phone: 410-631-1002
       Fax: 410-631-1009
       Email: jthornton@marylandports.com

The sole point of contact in the State for purposes of this RFP is the Procurement Officer.

2.3    TIME AND DATE FOR RECEIPT OF PROPOSALS
2.3.1 Offerors must submit separate sealed Technical Proposals and Price Proposals on or before 4:00
p.m. on Thursday, February 21, 2008 to the Office of Procurement, Maryland Port Administration, 2310
Broening Highway, Suite 260, Baltimore, Maryland 21224. Proposals not received by the time, date and
at the place indicated are late and will not be considered except as otherwise provided by State law.

2.3.2 Offerors are solely responsible for assuring that their proposals are delivered to the required place
on or before the scheduled time and date for receipt of proposals. Proposals will not be opened publicly.
See Key Information Summary Sheet, page 3, for proposal delivery address.

2.4    SUBMISSION OF SEPARATE SEALED ENVELOPES
2.4.1 Technical Proposals and Price Proposals must be submitted in separate sealed envelopes, each
addressed to the Procurement Officer, as shown in Section 2.2 above, and clearly marked with the full
name and address of the offeror and the contents of the envelope, either “Technical Proposal – Building
Operations, Management and Leasing Agent Services” or “Price Proposal - Building Operations,
Management and Leasing Agent Services”.

2.4.2 Technical and Price Proposals must each be submitted in one (1) original and at least five (5)
paper copies and one (1) electronic copy.

2.5    DURATION OF OFFER
Proposals are irrevocable for one hundred twenty (120) days following the closing date for proposal
submission or best and final offers if requested. With the consent of the offeror, the Procurement Officer
                                                                    Building Operations, Management & Leasing Services
                                                                                                RFP #270030-S, Page 8

may increase the period of irrevocability of a proposal (technical and price) if it is determined to be in
the MPA‟s best interest to do so. Once an offer is accepted, all prices, terms, and conditions will remain
unchanged throughout the contract period.

2.6    PREPROPOSAL MEETING
There will be a preproposal meeting on Wednesday, January 9, 2008 at 10 a.m. A tour of the property
will be conducted immediately after the preproposal meeting. Offerors shall submit a list of persons who
will be attending the preproposal meeting and tour. The list may be mailed, faxed or emailed in advance
to the Procurement Officer no later than Monday, January 7, 2004. The meeting and tours will be held
at:

       Maryland Room
       The International Conference Center
       21st floor
       The World Trade Center Baltimore
       Baltimore, Maryland 21202

Each potential offeror should limit attendance to no more than two (2) representatives. No other tours
will be provided.

2.7    QUESTIONS AND INQUIRIES
Questions and other inquiries must be submitted to the Procurement Officer in writing. Questions
subsequent to the preproposal meeting date are to be submitted in writing via fax or email to the
Procurement Officer no later than 4:00 p.m. on Wednesday, January 23, 2008. Please note that questions
must be submitted in writing. A summary of significant questions and answers will be distributed to
offerors receiving the RFP or who are known to the Procurement Officer to have obtained the RFP.

2.8    COMPLETION OF PROPOSALS
2.8.1 Bid/Proposal Affidavit. Each offeror must submit with its Technical Proposal an executed
Bid/Proposal Affidavit. A copy of this Bid/Proposal Affidavit is attached to this RFP as Exhibit 2.

2.8.2 Offeror‟s Signature: Technical and Price Proposals and affidavits must be signed by an
individual authorized to bind the offeror. By submission of a proposal, the offeror warrants that the
individual signing the proposal, affidavits, and other documentation submitted on behalf of the offeror
has authority to bind the offeror to the documents signed and to the promises and representations made
in those documents.

2.8.3 Proposal Form: Proposals should be prepared simply and economically, providing a clear,
concise description of the proposal. Oral, fax, telegraphic or email proposals will not be accepted.

2.8.4 Incurred Expenses: The MPA will not be responsible for any costs incurred by an offeror in
preparing and submitting a response to this RFP.

2.8.5 Bid Bond: Each offeror must submit with its Price Proposal a bid or proposal bond from a
corporate surety in the amount of five percent (5%) of the Price Proposal Total 5-Year Contract Cost
                                                                     Building Operations, Management & Leasing Services
                                                                                                 RFP #270030-S, Page 9

shown on the Price Proposal Form submitted by the offeror. A copy of the required Bid Bond form is
attached hereto as Exhibit 3.

2.8.6 A Performance Bond from a corporate surety will be required from the selected offeror within
ten (10) business days following notice of award and prior to execution of the Contract by the MPA. The
penal sum of the Performance Bond shall be the Price Proposal Total 5-Year Contract Cost shown on
the final Price Proposal Form submitted by the offeror and accepted by the MPA. The required
Performance Bond form is attached to this RFP as Exhibit 4.

2.9    MULTIPLE AND ALTERNATE PROPOSALS
Multiple and alternate proposals will not be accepted from a single offeror.

2.10 ADDITIONAL INFORMATION
2.10.1 Each offeror is responsible for reading and fully understanding the terms and conditions of this
RFP. Any offeror finding any discrepancy in or omission from the RFP, or who is in doubt as to the
meaning of any provision of this RFP, must direct questions or requests for clarification in writing to the
Procurement Officer at the earliest possible time.

2.10.2 In the event it becomes necessary to revise any part of the RFP, or if additional information is
required to enable potential offers to interpret the provisions of the RFP, an amendment will be issued
by the MPA and posted on eMaryland Marketplace. PROSPECTIVE OFFERORS SHOULD
REVIEW EMARYLAND MARKETPLACE PERIODICALLY TO DETERMINE WHETHER
OR NOT THE MPA HAS ISSUED AN AMENDMENT TO THIS RFP. The MPA is not responsible
for notifying offerors of amendments to the RFP other than by posting amendments on eMaryland
Marketplace.

2.12 CANCELLATION OF THE RFP; REJECTION OF ALL PROPOSALS
The MPA may cancel this RFP, in whole or in part, or may reject all proposals submitted in response to
the RFP, whenever this action is determined to be fiscally advantageous to the MPA or otherwise in its
best interests. This RFP creates no obligation on the part of the MPA to award a contract.

2.13 PROCUREMENT METHOD; APPROVALS
2.13.1 This procurement is being conducted in accordance with the Code of Maryland Regulations
(COMAR), Title 21, State Procurement Regulations, COMAR 21.05.03, Competitive Sealed Proposals.

2.13.2 Award of a contract will be subject to the approval of the Executive Director or his designee, the
Maryland Port Commission, and the Board of Public Works.

2.14 ACCEPTANCE OF TERMS AND CONDITIONS; COMPLIANCE
     WITH LAW

By submitting a proposal in response to this RFP, an offeror will be deemed to have accepted all the
terms, conditions, special conditions, and requirements set forth in this RFP, and if selected for award,
                                                                     Building Operations, Management & Leasing Services
                                                                                               RFP #270030-S, Page 10

agrees that it will comply with all Federal, State, and local laws applicable to its activities and
obligations under the contract, including but not limited to, all applicable licensing requirements.

2.15 MINORITY BUSINESS ENTERPRISE SUBCONTRACTING
2.15.1 The MPA has established for this procurement Minority Business Enterprise (“MBE”)
subcontractor participation goals of twenty-five percent (25%) overall, with subgoals of ten percent
(10%) for women-owned firms and seven percent (7%) for African American-owned firms.
Offerors must attempt in good faith to achieve the stated goals. For further instructions and forms
see: Exhibit 5; Title 14, Subtitle 3 of the Annotated Code of Maryland; and COMAR 21.11.03.

2.15.2 A current directory of MBEs is available through the Maryland State Department of
Transportation, Office of Minority Business Enterprise, 7201 Corporate Center Drive, Hanover, MD
21076. The phone number is 410-865-1244. The directory is also available at:

               http://www.mdot.state.md.us


2.16 AWARD OF CONTRACT
2.16.1 Shortly after the MPA sends the successful offeror notice of intent to award, it will forward the
formal Contract form to the offeror for execution. In addition to the executed Contract form (a sample copy
of which is attached as Exhibit 6), the Contractor must furnish the following in the form and content as
required by this RFP:

       A.      The required Performance Bond;
       B.      Certificates of insurance as required;
       C.      MBE forms required prior to award (see Exhibit 5);
       D.      An executed Contract Affidavit (a copy of which is attached hereto as Exhibit 7); and
       E.      Such other documents as may be specified elsewhere in the RFP or required by the MPA.

2.16.2 The executed Contract form and additional documentation must be returned to the MPA within ten
(10) business days of receipt of the notice of intent to award. This documentation is a prerequisite for
execution of the contract by the MPA.

2.17 MANDATORY CONTRACT TERMS
The Contract is subject to all terms and conditions set forth in this RFP as well as the Maryland
Department of Transportation (MDOT) General Conditions for Maintenance Services, attached to this
RFP as Exhibit 8.

2.18 PROCUREMENT STATUTES AND REGULATIONS
This RFP and the resulting Contract will be governed by applicable provisions of the State Finance and
Procurement Article of the Annotated Code of Maryland and COMAR Title 21 (State Procurement
Regulations) and by other applicable statutes, regulations, and laws.

2.19 [INTENTIONALLY OMITTED]
                                                                         Building Operations, Management & Leasing Services
                                                                                                   RFP #270030-S, Page 11




2.20 PROTESTS AND CLAIMS
Protests and claims (or disputes) may not be filed electronically, including by any of the means specified
in COMAR 21.03.05.02B(2). This Section 2.20 shall not be construed as permitting or prohibiting other
electronic transactions relating to this procurement. Protests and claims are governed by COMAR 21.10.

2.21 DISCLOSURES TO THE SECRETARY OF STATE
The Contractor agrees to comply with Section 13-221 of the State Finance and Procurement Article of the
Annotated Code of Maryland which requires that every business that enters into contracts, leases or other
agreements with the State and receives in the aggregate $100,000 or more during a calendar year will,
within 30 days of the time when the $100,000 is reached, file with the Secretary of State a list containing
the names and addresses of its resident agent, each of its officers, and any individual who is a beneficial
owner of the business.

2.22 PUBLIC INFORMATION ACT NOTICE
Offerors should give specific attention to the identification of those portions of their proposals which
they deem to be confidential, proprietary information or trade secrets and provide any justification of
why such materials, upon request, should not be disclosed by the State under the State Government
Article, Title 10, Subtitle 6, Annotated Code of Maryland.

2.23 ARREARAGES
By submitting a response to this solicitation, a offeror will be deemed to represent that it is not in arrears in
the payment of any obligation due and owing the State of Maryland, including the payment of taxes and
employee benefits, and will not become so in arrears during the term of the Contract.

2.24 CONTRACT DURATION
The Contract a will be effective for a period of five (5) years from the commencement date stated on the
executed contract between the MPA and the Contractor. At the end of the initial five (5) year term (and
again at the end of the first renewal term, if exercised), the MPA has the unilateral right to renew the
Contract for two (2) additional terms of three (3) years each, on the same terms and conditions, except that
the applicable rates to be paid to the Contractor during the renewal period will be adjusted as detailed in
Sections 2.25.1 and 2.25.2 of this RFP.

2.25 CONTRACT PRICE ADJUSTMENTS
2.25.1 Except as otherwise provided herein, upon notification of the exercise by the MPA of an option
to renew the Contract, the Contractor may submit a request to the Contract Administrator to adjust the
Contract rates then in effect based upon a change in the index as described below. Such a request must
be submitted to the MPA not less than sixty (60) days preceding the effective date of the adjustment.
This adjustment may occur only one time for each renewal period.

2.25.2 CPI Increase
                                                                    Building Operations, Management & Leasing Services
                                                                                              RFP #270030-S, Page 12

       A.      The MPA may make an upward adjustment in the Contract rates based on the change in the
       Consumer Price Index for all Urban Consumers (CPI-U) for the Baltimore region, as published by
       the U.S. Department of Labor, Bureau of Labor Statistics (BLS), for each renewal period of the
       Contract. The State will compute the percentage of CPI-U increase or decrease from the start of the
       contract or renewal period to the end date of the contract or renewal period and will maintain or
       increase the Contract rates accordingly. In no event will any price or rate change exceed three
       percent (3%).

       B.     Regular Federal updates to the Bureau of Labor Statistics, Consumer Price Index model
       referenced here can be viewed through an Internet connection at the following address and links:

                     http://www.bls.gov/cpi/        All Urban Consumers (Current Series)

              Washington-Baltimore All Items, 1982-84=100 - CUURA311SA0

       In the event that the BLS discontinues the use of the CPI Index, the State may consider a request
       from the Contractor for a price adjustment based upon the most comparable successor index to
       the CPI, up to, but not exceeding, three percent (3%) for any renewal period.

       C.     The Renovation Management Fee is excluded from adjustment under this Section 2.25.

2.26 CONTRACT ADMINISTRATION

Immediately following final contract award and execution of all required contract documents, the day-to-
day administration of this contract will be the responsibility of the MPA‟s Contract Administrator:

       Mary B. Hughes
       WTC Building Manager
       email: mhughes@marylandports.com

              or

       Mike Miller
       Director, Maritime Commercial Management
       email: mmiller@marylandports.com

The Procurement Manager will schedule a pre-start meeting with the awarded Contractor and the Contract
Administrator to review all start-up requirements and introduce the MPA‟s day-to-day Contract
Administrator to the Contractor. All necessary methods of communication will be confirmed and tested
where necessary. Information rosters for all Contract participants will be exchanged and the contract
performance commencement date will be scheduled.

2.27 SCHEDULE OF ACTIVITIES (ESTIMATED)
       Preproposal Meeting and Facilities Tour                               January 9, 2008
       Closing Date for Receipt of Written Questions                         January 23, 2008
       Closing Date for Receipt of Proposals, 4:00 PM                        February 21, 2008
       Recommendation for Award (Anticipated)                                April 7, 2008
       Beginning of Contract Term                                            June 10, 2008
                                                                     Building Operations, Management & Leasing Services
                                                                                               RFP #270030-S, Page 13



The MPA does not warrant that any of these dates will be met. The MPA reserves the right to deviate from
this schedule in its absolute discretion.

2.27 COMMERCIAL NONDISCRIMINATION

2.27.1 As a condition of entering into this Agreement, Contractor represents and warrants that it will
comply with the State‟s Commercial Nondiscrimination Policy, as described under Title 19 of the State
Finance and Procurement Article of the Annotated Code of Maryland. As part of such compliance,
Contractor may not discriminate on the basis of race, color, religion, ancestry or national origin, sex,
age, marital status, sexual orientation, or on the basis of disability or other unlawful forms of
discrimination in the solicitation, selection, hiring, or commercial treatment of subcontractors, vendors,
suppliers, or commercial customers, nor shall Contractor retaliate against any person for reporting
instances of such discrimination. Contractor shall provide equal opportunity for subcontractors,
vendors, and suppliers to participate in all of its public sector and private sector subcontracting and
supply opportunities, provided that this clause does not prohibit or limit lawful efforts to remedy the
effects of marketplace discrimination that have occurred or are occurring in the marketplace. Contractor
understands that a material violation of this clause shall be considered a material breach of this
Agreement and may result in termination of this Agreement, disqualification of Contractor from
participating in State contracts, or other sanctions. This clause is not enforceable by or for the benefit
of, and creates no obligation to, any third party.

2.27.2 As a condition of entering into this Agreement, upon the Maryland Human Relations
Commission‟s request, and only after the filing of a complaint against Contractor under Title 19 of the
State Finance and Procurement Article, as amended from time to time, Contractor agrees to provide
within 60 days after the request a complete list of the names of all subcontractors, vendors, and suppliers
that Contractor has used in the past 4 years on any of its contracts that were undertaken within the state
of Maryland, including the total dollar amount paid by Contractor on each subcontract or supply
contract. Contractor further agrees to cooperate in any investigation conducted by the State pursuant to
the State‟s Commercial Nondiscrimination Policy as set forth under Title 19 of the State Finance and
Procurement Article of the Annotated Code of Maryland, and to provide any documents relevant to any
investigation that is requested by the State. Contractor understands that violation of this clause is a
material breach of this Agreement and may result in contract termination, disqualification by the State
from participating in State contracts, and other sanctions.

2.28 INSURANCE REQUIREMENTS

       A.      The Contractor shall at all times during the term of the Contract maintain in full force and
       effect the policies of insurance required by this RFP. The Contractor, if requested by the MPA,
       shall provide certified true copies of any and all of the policies of insurance to the MPA.

       B.      Evidence that the required insurance coverage has been obtained may be provided by
       Certificates of Insurance duly issued and certified by the insurance company or companies
       furnishing such insurance. Such evidence of insurance must be delivered to the MPA Office of
       Procurement before the actual implementation of the Agreement.

       C.     The Insurance Certificate mentioned hereinabove must be received by the MPA Office of
       Procurement within ten (10) days of the notice of intent to award the Contract.
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                                                                                        RFP #270030-S, Page 14

D.      All insurance policies required by this section, or elsewhere in the Contract, shall be so
endorsed as to provide that the insurance carrier will be responsible for giving immediate and
positive notice to the MPA in the event of cancellation or restriction of the insurance policy by
either the insurance carrier or the successful respondent, at least sixty (60) days prior to any such
cancellation or restriction. Said insurance policies shall name as an additional insured the
Maryland Port Administration, Maryland International Terminals, Inc. (“MIT”), the Maryland
Port Commission, the Maryland Transportation Authority (“MdTA”) and the Maryland
Department of Transportation (“MDOT”).

E.      No acceptance and/or approval of any insurance by the MPA shall be construed as
relieving or excusing the Contractor from any liability or obligation imposed upon it by the
provisions of the Contract.

F.       The limits required may be satisfied by either individual policies or a combination of
individual policies and an umbrella policy. The requiring of any and all insurance as set forth in
these specifications, or elsewhere, shall be in addition to and not in any way in substitution for
all the other protection provided under the Contract.

G.     WORKER'S COMPENSATION.

       (1)     The Contractor shall maintain Worker's Compensation insurance as required by
               the laws of the State of Maryland and including Employer's Liability coverage
               with a minimum limit of $500,000-each accident; $500,000 disease-each
               employee; and $500,000 disease-policy limit.

       (2)     Such policy or policies of insurance mentioned above shall also include coverage
               for the benefits as set forth under the U. S. Longshoremen and Harbor Workers
               Compensation Act, The Jones Act, and other Federal laws where applicable.

H.     COMPREHENSIVE GENERAL LIABILITY.

       (1)     Limits of liability: Minimum $ 25,000,000.

       (2)     Coverage to include:

               (a)     Contractual liability to cover liability assumed under contracts;
               (b)     Products and Completed Operations Liability.

I.     COMPREHENSIVE AUTOMOBILE LIABILITY.

       (1)     Limits of liability: Minimum $ 5,000,000 Bodily Injury and $5,000,000 Property
               Damage.

       (2)     In addition to owned automobiles, the coverage shall include hired automobiles
               and non-owned automobiles with the same limits of liability.

J.      SCOPE OF INSURANCE AND SPECIAL HAZARDS. The required insurance shall
provide adequate protection for the Contractor against claims which may arise from the Contract,
whether such claims arise from operations performed by the Contractor or by anyone directly or
indirectly employed by him, and also against any special hazards which may be encountered in
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                                                                                              RFP #270030-S, Page 15

       the performance of the Contract. In addition, all policies required must not exclude coverage for
       equipment while rented to other.

       K.      SUBCONTRACTOR'S INSURANCE. If any of the work under the Contract is
       subcontracted, the Contractor shall require subcontractors, or anyone directly or indirectly
       employed by any of them to procure and maintain the same coverages in the same amounts
       specified above.

2.29 CONFLICT OF INTEREST

The contract resulting from this solicitation may result in the contractor assisting the MPA in the
formation, evaluation, selection, award, or execution of another State contract, and therefore the
contract is subject to the provisions of § 13-212 of the State Finance and Procurement Article,
Annotated Code of Maryland, and COMAR 21.05.08.08, Conflict of Interest. Prior to award of the
contract, the selected bidder or offeror must execute the affidavit attached hereto as Exhibit 9, and the
disclosures of the bidder or offeror in the executed affidavit must be satisfactory to the MPA.

2.30 NONDISCLOSURE OF INFORMATION
2.30.1 The offeror agrees that any information, whether proprietary or not, made known to or
discovered by it during the performance of or in connection with this RFP, will be kept confidential and
not be disclosed to any person other than the MPA, its designated officials, employees, and authorized
agents. The offeror agrees to immediately notify the MPA in writing if it is requested to disclose any
information made known to or discovered by it during the performance of or in connection with this
contract.

2.30.2 In the event it becomes necessary for the an offeror or contractor or any of its subcontractors, or
any employees, officers, representatives or agents of the offeror, contractor, or subcontractor, to be
provided information deemed by the State, MDOT, or the MPA to be confidential or proprietary, the
offeror or contractor may be required to enter into a confidentiality agreement. A sample Confidentiality
Agreement may be found at Exhibit 10.
              Building Operations, Management & Leasing Services
                                        RFP #270030-S, Page 16




  SECTION 3

SCOPE OF WORK
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                            SECTION 3               SCOPE OF WORK
3.1    Scope of Work
The Contractor must provide comprehensive building operations, management and leasing services
(including marketing) for the World Trade Center including the employment of personnel for such
services as required by this solicitation. Additional details and performance requirements for each work
category are in Section 4.0 of this RFP, Detailed Specifications.

3.2    General Building Operations and Management Responsibilities
3.2.1 Contractor will provide to the Contract Administrator a total Building condition report within
sixty (60) days after the contract start date along with a priority list, timeline and budget for items that
need repair or replacement.

3.2.2 The Contractor shall be responsible for the delivery of timely and professionally responsible
services and goods of the following types and in the following categories (referenced to corresponding
sections of this RFP):

       A.      4.3.1, Emergency Services;
       B.      4.3.2, Routine Maintenance, including 4.3.2.1 through 4.3.2.11;
       C.      4.3.3, Building Maintenance Services;
       D.      4.3.4, Preventive Maintenance;
       E.      4.3.5, Electrical Service;
       F.      4.3.6, Heating, Ventilating and Air Conditioning (HVAC) Service;
       G.      4.3.7, Plumbing Service;
       H.      4.3.8, Fire Protection Service;
       I.      4.3.9, Utility Work;
       J.      4.3.10, Lot and Landscape Maintenance Services;
       K.      4.3.11, Security Services;
       L.      4.4, Leasing Agent Services, including 4.4.1 through 4.4.5;
       M.      4.5, Leasing Agent, Renovation and Repair Services, including 4.5.1 through 4.5.5; and
       N.      All other services and goods reasonably required in order to fulfill the intent and/or specific
       requirements of other provisions of this RFP, including but not limited to, electricity, gas, steam,
       water, telephone, cleaning, fuel oil, elevator maintenance, cable TV, and other services necessary
       for comprehensive, thorough and proper operation, maintenance, management, and leasing of the
       buildings and grounds as defined under this RFP.

3.3    Subcontracting

3.3.1 The performance of all services and work required by the Contract are the total responsibility of
the Contractor. Subcontracting will be required in order for the Contractor to achieve Minority Business
Enterprise commitments.

3.3.2 The Contractor shall be as fully responsible to the State for the acts and omissions of its
subcontractors and of persons either directly employed by them, as it is for the acts and omissions of
persons directly employed by Contractor. All personnel performing work under this Contract shall be
subject to periodic inspections by the MPA‟s representative. All materials, supplies and equipment will
be subject to the inspection and approval of the MPA representatives before use is authorized.
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3.3.3 [INTENTIONALLY OMITTED]

3.3.4 The Contractor‟s employees and subcontractors, who are assigned to the performance of the
contract, shall be subject to dismissal from the premises at the direction of the MPA representatives.
Initially, the MPA representative will verbally notify the contractor‟s representative to remove
employee(s) or subcontractor working on the property. This will be followed by written notification
within seven (7) working days. The MPA has the right to remove and bar from the premises without
cause any or all of the contractor‟s employees or subcontractors.

3.3.5 Nothing contained in the contract documents will create any contractual relation between any
subcontractor and the State, and nothing in the contract documents is intended to make any
subcontractor a beneficiary of the contract between the State and the Contractor.

3.4    Leasing and Renovation Services

3.4.1 The Contractor will act as the managing, marketing and leasing agent for the World Trade Center
and its tenants.

3.4.2 Leasing and renovation services will include:

       A.      Invoicing tenants;
       B.      Collecting rents and other income from property;
       C.      Collecting taxes and any other prescribed fees;
       D.      Advertising available space;
       E.      Preparing and obtaining new lease agreements;
       F.      Repairing and/or renovating of space to suit tenants;
       G.      Coordinating the delivery of all utilities;
       H.      Providing heat and air-conditioning;
       I.      Providing janitorial services and trash removal;
       J.      Providing appropriate management and accounting of revenues and expenditures; and
       K.      Providing appropriate management of all lease and contract terms and conditions.
       .L.     Providing other ancillary services and goods as may be required such as signage, for
               comprehensive, thorough and proper maintenance of the buildings and grounds as
               defined under this scope of work for preventative and property maintenance.

3.4.3 Except as otherwise expressly provided in this RFP, the Contractor will not be obligated to
perform at its expense any acts or duties required of tenants of the WTC under their leases with the
MPA.

3.5    MINIMUM QUALIFICATIONS OF OFFEROR
3.5.1 The offeror shall submit with its proposal documentation demonstrating that it has substantial
experience in the work described under this Contract, and that its key personnel primarily responsible
for the work have substantial experience in managing and providing comprehensive services of the
nature described in the Scope of Work set forth herein for buildings of the complexity described herein
The required experience shall be the experience of the offeror (the prime contractor) itself or general
partners of a partnership or joint venture if the offeror is a partner or joint venture. Experience of
individual officers and employees of an offeror cannot be used as a substitute for the experience sought
                                                                      Building Operations, Management & Leasing Services
                                                                                                RFP #270030-S, Page 19

with respect to the offering entity, but will be considered in the MPA‟s overall evaluation of the
offeror‟s experience. A concise, written summary of this experience must be submitted with the
Technical Proposal. The Building Owners and Managers Association, (BOMA) offers through the
BOMI Institute, various certified designations. Any one of the following certified BOMI designations
of Real Property Contract Administrator (RPA), Facilities Management Contract Administrator (FMA),
Systems Maintenance Technician or Contract Administrator (SMT/SMA) will be considered as a
valuable component of the experience that MPA seeks.

3.5.2 The offeror must show evidence of reliability, ability and experience by providing reference
information, in writing, with the Technical Proposal submittal: The names, addresses and telephone
numbers of contact persons for three (3) customers for whom the offeror has provided similar services,
or has provided comparable services within the past three (3) years.

3.5.3 The ability of the offeror to meet the experience requirements and the adequacy of the
qualification information submitted will be considered by the Procurement Officer in determining the
responsibility of the offeror. The experience of the offeror must be reasonably acceptable to the MPA in
its exclusive judgment as a matter of responsibility of the offeror to perform the Contract. If the
Procurement Officer determines that an offeror is not responsible, award may be made to another
responsive and responsible offeror.

3.5.4 Failure of an offeror to document the experience addressed in Section 3.5 and three (3) similar
projects with contact information regarding those projects can render the proposal non-responsive, and
the Contract can be awarded to the next offeror.

3.5.5 The submission of a proposal response that simply meets or exceeds the minimum qualifications
does not, by itself, guarantee a determination that the proposal is technically sufficient and thereby can
be considered reasonably susceptible of being selected for award and evaluated.

3.6    CHANGES; WORK ORDERS

3.6.1 Changes.

       A.     The Procurement Officer unilaterally may, at any time, without notice to the sureties, if
       any, by written order designated or indicated to be an order, make any change in the work within
       the general scope of the Contract, including but not limited to changes:

               (1)    In the specifications (including drawings and designs);
               (2)    In the method or manner of performance of the work;
               (3)    In the State-furnished facilities, equipment, materials, services, or site; or
               (4)    Directing acceleration in performance or delivery.

       B.      Any other written order or an oral order, including a direction, instruction, interpretation,
       or determination from the Procurement Officer that causes or constitutes any such change shall
       be treated as a change order under this clause provided that the contractor gives the Procurement
       Officer written notice stating the date, circumstances, and source of the order and that the
       contractor regards the order as a change order.
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                                                                                              RFP #270030-S, Page 20

      C.     Except as herein provided, no order, statement, or conduct of the Procurement Officer
      shall be treated as a change under this subsection or entitle the contractor to an equitable
      adjustment hereunder.

      D.      Subject to paragraph F of this subsection, if any change under this subsection causes an
      increase or decrease in the contractor‟s cost of, or the time required for, the performance of any
      part of the work under the Contract, whether or not changed by an order, an equitable adjustment
      shall be made and the Contract modified in writing accordingly; provided, however, that except
      for claims based on defective specifications, no claim for any order under B above shall be
      allowed for any costs incurred more than twenty (20) days before the contractor gives written
      notice as therein required; and provided further, that in the case of defective specifications for
      which the State is responsible, the equitable adjustment shall include any increased cost
      reasonably incurred by the contractor in attempting to comply with such defective specifications.

      E.      If the contractor intends to assert a claim for an equitable adjustment under this section,
      he shall do so in accordance with and subject to the disputes procedures of the Contract.

      F.      Each contract modification or change order that affects contract price shall be subject to
      the prior written approval of the Procurement Officer and other appropriate authorities and to
      prior certification of the appropriate fiscal authority of fund availability and the effect of the
      modification or change order on the contract budget or total cost. If, according to the certification
      of the fiscal authority, the contract modification or change order will cause an increase in cost
      that will exceed budgeted and available funds, the modification or change order may not be made
      unless sufficient additional funds are made available or the scope of the contract is adjusted to
      permit its performance within the project budget.

      G.      No claim by the contractor for an equitable adjustment hereunder shall be allowed if
      asserted after final payment is made under this Contract.

      H.      As used in this section, “work” means any and all commodities, goods, materials, labor,
      services, manner or time of delivery or performance, or other elements of performance required
      to be furnished or supplied by the contractor under this Contract.

3.6.2 Miscellaneous.

      A.        Offeror understands and agrees that MPA is looking for a contractor to perform all
      services related to, but not limited to, marketing vacant space, leasing, tenant improvements,
      repair and maintenance of the WTC in all aspects, and Offeror will present questions to MPA if
      the scope of this RFP does not address everything necessary to accomplish those services.

      B.      In the event of a dispute between the MPA and the Contractor as to whether any work is
      included in the scope of the Contract such that the Contractor would be obligated to provide that
      work at no additional cost to the State, the Procurement Officer may order the contractor under
      this section to perform or provide the work (a “Work Order”). If the Contractor considers such
      an order to be a change in the scope of the Contract entitling the Contractor to additional
      compensation, a time extension, or other relief, the Contractor must provide the notice required
      by this section and initiate a claim therefore in accordance with Contract requirements. An order
      of the Procurement Officer, by virtue of being called or referred to as a “change order,” does not
      necessarily constitute a change in the scope of the Contract or in the work required under the
      Contract. The contractor shall not be entitled to additional compensation, a time extension, or
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                                                                                             RFP #270030-S, Page 21

       other relief for complying with an order of the Procurement Officer if the Contract otherwise
       requires the contractor to perform as stated in the order.

       C.      Upon receipt of a signed written order of the Procurement Officer under this section, the
       Contractor shall comply with the order promptly, within the requirements of the required
       completion or delivery time, whether or not the Contractor signs or accepts the change order.
       Failure to comply with the order in a timely manner shall constitute a breach of the Contract and
       grounds for termination for default or any other remedy available to the MPA.

       D.     The MPA may issue a unilateral order on the MPA‟s terms (including a promise to pay
       the Contractor a “not to exceed” (“NTE”) amount) which the Contractor may then dispute in
       accordance with the disputes procedures of the Contract. Pending resolution of such a dispute,
       Contractor must proceed diligently with performance of the Contract as ordered by the
       Procurement Officer.

       E.     The terms “not to exceed” and “NTE” when used in a change order mean that the amount
       of the change order (whether an increase or a decrease in the contract amount) will be a
       reasonable amount not to exceed the amount stated.

3.6.3 This Section 3.6 supersedes in its entirety Section 31 of the Maryland Department of
      Transportation (MDOT) General Conditions for Maintenance Services. See Section 2.17 of this
      RFP.

3.7    Conduct of Employees of Contractor and Subcontractors

3.7.1 All employees, officers, agents and representatives of the Contractor and all subcontractors shall
act at all times in accordance with the following MPA Standards of Conduct.

3.7.2 Standards:

       A.     Contractor‟s employees must wear identification badges at all times when in the
              Building.

       B.     Ingress and egress will be conducted in accordance with MPA security policy.

       C.     Any person appearing to be under the influence of alcohol or drugs will not be permitted
              in the Building.

       D.     Loud boisterous conduct will not be permitted.

       E.     Employees of the contractor and subcontractors must not open drawers or doors of desks,
              file cabinets or other furniture or equipment of Building tenants or MPA offices at any
              time.

       F.     Employees of the contractor and subcontractors must not use or tamper with computers,
              office machines, office equipment, and other property of the MPA or Building occupants
              or invitees at any time.
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       G.      Employees of the contractor and subcontractors must not use on-site telephones except in
               to the extent required to fulfill of requirements of this contract.

       H.      The Contractor must employ sufficient experienced janitors to adequately perform all the
               specified duties and services.

       I.      If an officer, employee, agent, or other person under the jurisdiction or supervision of the
               Contractor is for any reason objectionable, unsatisfactory, or undesirable, the Contractor
               must promptly remove the person.

3.8    Payment for Services and Parts
3.8.1 Except as otherwise provided in this RFP, all costs for providing services required by this
contract, including all labor costs, as well as costs for necessary tools, machines and equipment and all
consumable components thereof, must be borne by the Contractor at no additional cost to the MPA .

3.8.2 Costs of all repairs and/or replacement parts for Building equipment and fixtures must be
approved by MPA and upon approval will be paid for by the MPA (other than costs incurred as a result
of the negligence or other fault of the Contractor or breach of this Contract by the Contractor).
                   Building Operations, Management & Leasing Services
                                             RFP #270030-S, Page 23




       SECTION 4

DETAILED SPECIFICATIONS
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                                                                                              RFP #270030-S, Page 24


                  SECTION 4             DETAILED SPECIFICATIONS

4.1    General

A.      This section describes the details of the various services which, when satisfactorily performed,
will result in efficient, effective, economical, timely and complete building operations, management,
marketing and leasing services for the MPA. The Contractor will not take advantage of any unintended
errors or omissions and will provide the complete service as intended. If the offeror is aware of any
specification detail which is apparently missing or omitted and would cause a negative impact on the
professional delivery of the services required by the Contract, it is the offeror‟s responsibility to make
this information known to the Procurement Officer, in writing, prior to the due date of this RFP. All
personnel of the contractor and subcontractors shall be able bodied and appropriate for the work
assigned to them.

B.    Contractor shall prepare and file all necessary forms as may be required by any federal, state or
municipal law in connection with performing under this contract.

C.      Contractor agrees to comply with all rules and regulations applicable to the WTC are a part, now
in existence or hereafter promulgated. Contractor further agrees to comply with all applicable federal,
state and municipal laws, ordinances and regulations.

D.     Contractor covenants that each tenant shall have peaceful and quiet use and possession of its
Leased Premises without hindrance on the part of the Contractor.

E.      Contractor shall provide such reporting as may be developed or required by the MPA and subject
to the approval of the MPA. The MPA may require the Contractor to provide on a subcontract basis, and
at MPA expense, independent auditing by a Certified Public Accountant of certain reports to be
designated by the MPA.

4.2    Two Major Components of the Work

4.2.1 There are two basic components to the services required by the contract: Building Operations
and Management Services and Leasing Agent Services. Although the work in each component is
generally distinct, certain responsibilities of Building Operations and Management will routinely carry
over into Leasing Agent Services. Contractor will be responsible for both components and ensuring
smooth operation and leasing of the Property.

4.2.2 The Contractor will not be responsible for any equipment installed by a tenant for its exclusive
use or equipment installed by the MPA for its exclusive use.

4.3    Building Operations and Management Specifications (Price Proposal, Part A)

4.3.1 Emergency Services

       A.     An “emergency” is defined as a sudden and unexpected occurrence or condition which
       MPA management reasonably could not foresee that requires an action to avoid or to mitigate
       serious damage to property or public health, safety and welfare. Emergency Services must
       promptly and adequately address an emergency situation.
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       B.      Emergency service must be available twenty-four hours of every day of every year.

       C.      Emergency service (or emergency maintenance) must be provided within one (1) hour
       after the Contractor has evidence or receives notification of equipment or system breakdown or
       shutdown or other emergency situation on the property.

       D.      Under no circumstances will the Contractor permit equipment or system failure that
       results in loss of essential service for more than three (3) calendar days. Inability to obtain parts
       or special technical or engineering services will not be considered reason to extend this time
       period.

       E.      The Contractor must submit to the MPA, in the technical proposal, written procedures for
       response to emergency situations. Attached hereto as Exhibit 11 is a copy of the MPA‟s
       Hurricane Preparedness Plan (HPP). The Contractor‟s written procedures must be consistent with
       this plan. Contractor shall comply fully with all emergency, fire, flood, etc. preparedness plans of
       the MPA, at no additional cost. New flood barriers will be installed by the MPA by June 30,
       2008. MPA may update the HPP from time to time. Contractor shall also submit with its
       technical proposal its proposed written procedures for fire evacuation training.

       F.     Except as otherwise provided herein, emergency maintenance / repair work will be the
       responsibility of the Contractor and shall be paid for the MPA unless determined to be the result
       of poor preventive or property maintenance by the Contractor.

4.3.2 Routine Maintenance

This type of maintenance is designed to provide continuous uninterrupted service of equipment and
systems that sustains the operation of the facilities throughout the property. The routine maintenance
program includes, but is not limited to, maintaining a maintenance timetable, service logs and operating
records for all equipment and systems for the proper operation of the MPA. In situations where
maintenance during normal working hours would be considered disruptive by the Contract
Administrator, cause any environmental, service or utilities disruption, or pose any safety risk to
occupants, then the Contractor must perform such maintenance outside of normal working hours. In
addition to routine maintenance for the MPA‟s equipment and systems, the following Building
Operations and Management services must be provided on a regular schedule or as directed by the
Contract Administrator.

4.3.2.1 Snow and Ice Removal

       A.     This item will be priced separately from the components of the Routine Maintenance
       category.

       B.     The Contractor must immediately remove of all ice and snow in its entirety from the
       brick plaza, drain tiles, driveway, sidewalks, loading dock ramps, arcade and entrances. In
       addition to mechanical (by hand or machinery), the Contractor must use MPA-approved salt or
       chemical treatments as necessary to provide proper and safe maintenance. All snow melting
       residue will be removed from bricks after snow removal is completed.
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                                                                                             RFP #270030-S, Page 26

       C.      The Contractor must remove all snow and ice from the plaza, walkways, ramps, stairs,
       driveway, drain tile and doorways on the Property. This process must start as soon as snow or
       ice starts forming on the plaza.

       D.      An initial seasonal one-time start-up fee will be established, which must include snow
       removal for the first snow event of each winter season covered under the term of this contract.
       This fee will be paid once each winter season to set up the Contractor‟s equipment in preparation
       for the winter season. All additional snow removal operations will be established in the proposal
       documents in two categories: 1 inch – 6 inch and over 6 inches. The accumulated snowfall for
       any one event will be the amount of snowfall as recorded at BWI Airport for each snow event.
       See Price Proposal Section (A-2).

       E.      This location is an environmentally sensitive area, and the utilization of chemicals for
       snow removal must be such that they are not detrimental to the plant life or natural waterways in
       the area. All residue shall be cleaned from the plaza within 48 hours of snow removal.

4.3.2.2 Pest Control

The Contractor must provide for a licensed pest/vermin control specialist for all pest control services,
inside and outside of the WTC, on an as-needed basis, with treatments to be provided not less than once
per month to prevent the entry of and to remove from the building all pests and vermin. Pest/vermin
control service for ornamental landscape plantings must be provided as necessary to control
pests/vermin.

4.3.2.3 Independent Inspections

The Contractor must provide for an independent licensed inspection to be completed semi-annually on
the maintenance, leasing and marketing being performed under this contract. An original and two (2)
copies of the written reports must be given to the Contract Administrator within ten (10) days of the
inspection.

4.3.2.4 Locksmithing

The Contractor must provide locksmith services, such as re-keying, cutting keys, installing new and or
replacement locksets. The Contractor will set up and follow security procedures for cutting and issuing
keys. If the Contract Administrator determines that the need of locksmith service is of an emergency
nature, the Contractor must provide the properly qualified technician to the needed site within two
hours. Regular service during business hours must be provided within two days.

4.3.2.5 Lost keys

The Contractor will pay for new locksets if any of its employees lose any keys issued to them, which
could include new locksets or rekeying for the entire building if determined by the MPA to be
reasonably necessary in order to maintain building security. The Contractor must notify the Contract
Administrator immediately if any keys are lost.

4.3.2.6 Card Access System, Security, CCTV:

The MPA will provide access cards to specifically approved Contractor personnel. Unauthorized use of
the card access system, by the Contractor or personnel under the Contractor‟s orders, will be cause for
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                                                                                               RFP #270030-S, Page 27

contract termination. Contractor will also be responsible for the management, maintenance and service
of the access control system, the security surveillance cameras, and closed circuit television (CCTV)
system. The Contractor will be responsible for issuing card access to approved occupants.

4.3.2.7 Lobby Doors

The Contractor will provide the necessary inspections in accordance with manufacturer‟s instructions
and recommendations and as required by applicable codes: and will provide repairs to maintain the
lobby doors in excellent working order as they were designed to operate and in accordance with MPA
security requirements.

4.3.2.8 Window and Glass Cleaning

The Contractor will provide quarterly washing of all exterior glass. All interior glass must be cleaned at
least semi-annually. Interior glass partitions shall also be cleaned as part of routine janitorial services
and in accordance with all codes and safety standards.

The Price Proposal shall state the offeror‟s price per floor for extreme cleaning of exterior windows as
directed, and for the whole building at least once in the contract term and each renewal term. The MPA
will pay for extreme window cleaning at the agreed price when ordered.

At all times, the Contractor will keep the lobby door glass clean and the brass handles on the interior and
exterior polished.

4.3.2.9 Janitorial Service

       A.     Personnel - The Contractor must provide all management, supervision, and labor to plan,
       schedule, coordinate and perform all janitorial services required by this contract.

       B.     Business at this property is conducted twelve (12) hours per day, six (6) days a week. The
       Contractor must employ one (1) experienced Janitorial Supervisor, or similarly designated
       person, who must be on-site, on-duty, to supervise and oversee the janitorial operations in the
       Property. The credentials of qualification for the Janitorial Supervisor must be submitted with
       the proposal.

       C.      The Contractor must assign janitorial service personnel on-site to perform specified
       operations, and to provide staffing levels that will ensure thorough and complete janitorial
       service according to the specified task routines. All Janitorial operations must be performed
       between the hours of 6:00 p.m. through 10:00 p.m. Monday through Friday, and on Saturdays
       and Sundays as needed. The 21st Floor conference center must be kept clean at all times. (The
       tenant of Top of the World is responsible for cleaning of its space.)

       D.     The Contractor must ensure that all personnel employed in the Janitorial Services
       Program are properly trained and receive detailed instructions for the proper, efficient and
       economical janitorial operations of the Building. An experienced supervisor must be on-site in
       charge of janitorial personnel at all times when work is being performed.

       E.     The Janitorial Supervisor, or authorized back-up person, must be available twenty-four
       (24) hours a day, seven (7) days a week, three hundred sixty-five (365) days per year by pager,
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                                                                                      RFP #270030-S, Page 28

cell phone, etc. This information must be provided to the Contract Administrator upon award of
the contract.

F.     PRICING OF JANITORIAL; CREDIT FOR VACANT SPACE

The offeror‟s price for janitorial services (a component of the pricing of Routine Maintenance on
Part A of the Price Proposal form) shall be based on 100% occupancy of the Building. Offerors
shall also quote a credit (price per square foot) to be given to the MPA monthly for janitorial
services provided when occupancy is less than 100%. See Price Proposal form, item

G.     SUPPLIES, MATERIALS AND EQUIPMENT

       (1)    The Contractor must furnish and make payment for all housekeeping and
              janitorial supplies, materials and equipment, including consumable supplies such
              as 2 ply toilet tissue, tampons, paper hand towels. hand soap and light bulbs.

       (2)    All Material Safety Data Sheets (MSDS) for supplies and materials used in the
              Building must be provided to the Contract Administrator.

       (3)    The Contractor must secure said items in accordance with MPA policies and
              procedures.

H.     RESPONSIBILITY FOR DAMAGE

       (1)    The Contractor must repair, restore or replace any materials or surfaces damaged
              by janitorial operations.

       (2)    All materials, supplies, and equipment supplied and used by the Contractor must
              be suitable and not harmful to the surfaces on which they are applied.

       (3)    No material must be applied to floors that cannot be readily stripped off.

       (4)    The Contractor will be entirely responsible for any loss or damage to Contractors
              materials, supplies and equipment, and to the personal property of the Contractors
              employees while they are working on MPA property.

       (5)    The Contractor will be solely responsible for any damage to the Building or its
              contents for any loss or damage to any property belonging to the MPA, its
              employees or its Tenants when the loss or damage can be determined to be
              attributable to the action or negligence of an employee of the Contractor.

I.     RECORD KEEPING, REPORTING AND INSPECTING

       (1)    The Contractor will cooperate with the MPA to maintain and retain all records
              and documents pertinent to the performance of the contract for a period of three
              (3) years after expiration or termination of the Contract and will make such
              records available for audit and inspection by authorized State representatives. The
              requirements of this provision are in addition to those of the Maryland
              Department of Transportation (MDOT) General Conditions for Maintenance
              Services respecting retention of records.
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              (2)     The Contractor must develop a program or checklist for recording and reporting
                      daily inspection of the Building relative to satisfactory performance of janitorial
                      service. The reports must include, but are not limited to, the inspected condition
                      of toilet facilities, stairwells and main lobbies and must be signed and dated by
                      the person performing the inspection.

              (3)     The MPA may provide for inspection, at any time, of any part of the Contractor‟s
                      work. The Contractor must cooperate with any inspector assigned by the MPA to
                      allow for a determination of the Contractor‟s conformity with contract conditions
                      and requirements and satisfactory performance of the work.

       J.     LEVEL OF EFFORT

       The Contractor must perform janitorial and housekeeping services at a level of effort that
       maintains cleanliness throughout the Building and Property and comparable to other Class A
       office buildings. Routine tasks and detail work must be performed at a frequency that prevents
       accumulation of dust and dirt and promptly removes stains and prevents soiling. Offerors must
       submit with their proposals an Action Plan detailing the scope of janitorial services to be
       provided and the frequency including recycling with which they will be performed, i.e., daily,
       weekly, bi-weekly, monthly, yearly, etc. The Contractor must schedule the frequency of task
       performance as necessary to ensure that the Building presents a safe, extra-clean, sanitary, and
       fully functional environment promoting the health and safety of the Contractor‟s employees,
       MPA staff, its Tenants and public visitors.

       K.     RECYCLING.

       The Contractor must remove all recyclables from the Building and promptly recycle them.
       Contractor may use the box compactor on site to compact recyclables as appropriate. Contractor
       must collect all recyclables throughout the building and move them to the appropriate containers
       in the basement prior to recycling. Contractor must provide quarterly to the Contract
       Administrator a complete report on recycling, including types and amounts of materials recycled.

4.3.2.10      Elevator System and Hoistway Maintenance

       A.     Maintenance must include inspection, lubrication, adjustment, and repair or replacement
       if conditions or usage warrant repair or replacement of the parts. The Contractor shall allow
       work on MPA elevators only by contractors and mechanics which are duly licensed by the
       Maryland Elevator Safety Review Board in full compliance with COMAR Title 09 and other
       applicable provisions of law.

       B.     See Section 3.8.

4.3.2.11 Refuse Removal Service

       A.      The Contractor shall provide regular refuse removal to provide for the removal of all
       garbage and trash from the property as necessary to keep a clean environment and space free of
       pests/vermin.
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                                                                                              RFP #270030-S, Page 30

      B.     The Contractor is responsible to clean up all debris spilled during their refuse removal
      operations.

4.3.3 Building Maintenance Service

      A.      The Contractor shall provide building maintenance services throughout the Property. The
      Contractor‟s responsibility for building maintenance and operations services includes, but is not
      limited to, the following components of the Property: roof (including membrane, insulation,
      flashing, and other components of the roofing system); the roof anchor system (for window
      washing); any apparatus on the roof except the roof antennae (the antennae structure is
      maintained by SHA; however, the Contractor must coordinate access to the roof antennae and
      should notify MPA and SHA of any issues that may arise with the antennae structure); roof
      parapets; exterior and interior walls; interior/exterior windows and framing; interior/exterior
      glass doors and framing, steel doors, automatic doors, and all other doors; loading dock doors
      and equipment; elevators; hydraulic lifts; fire, safety, security and building automation (includes
      water sensing tape in induction units and under kitchen sinks) systems; and all other components
      and systems of the Property. In situations where work during normal working hours would be
      considered disruptive by the Contract Administrator, cause any environmental, service or utilities
      disruption, or pose any safety risk to occupants, the Contractor must perform such maintenance
      outside of normal working hours. All cleaning, testing, full service maintenance must be done at
      Contractor‟s sole cost and expense and must be done in accordance with applicable codes and
      requirements of local code authorities.

      B.      Building systems inspection includes, but is not limited to, the following systems and
      components: roof system (including membrane, insulation, flashing, and other components);
      parapet; exterior wall masonry and brick, metal and wood windows and doors, caulking and
      insulation including fire retardant material and installation when holes are penetrated in electrical
      and telephone closets; plaza, plaza bricks, sidewalks, flagpoles, flags, outside drain tiles,
      stairways, interior fixed walls, doors, floor coverings, security systems, cameras, video recording
      equipment, monitors, wiring; hydraulic lifts, loading dock, signs, all lights and light fixtures
      including emergency exit lights and all other components that compose the structure of the MPA
      property.

      C.      The Contractor must maintain the interior of the MPA building‟s surfaces to prevent
      entrance and retention of moisture and degradation of structural members. Caulking must
      provide a positive barrier against passage of air and moisture along all window frames and
      masonry joints and, when necessary, must be performed with a compound meeting AAMA 808,
      “Specifications for Exterior Perimeter Sealing Compounds,” to accomplish a thoroughly weather
      tight installation. Glazing must provide a secure bonding of glass panes in the window sash.

      D.     Contractor will be responsible for the existing flood barrier protection system and
      emergency preparedness procedures. These systems require annual deployment, inspection,
      storage, maintenance, repair or replacement parts, and man-power in emergency situations. New
      flood barriers will be installed by the MPA by June 30, 2008.

4.3.4 Preventive Maintenance

      A.     The Contractor must provide all supervision, labor, equipment, tools, materials,
      insurance, bonding, licenses, inspections, testing, record keeping and reports for periodic
      scheduled work to provide systematic adjustment, cleaning, minor repair, lubrication, and other
                                                                  Building Operations, Management & Leasing Services
                                                                                            RFP #270030-S, Page 31

      such activities necessary to prevent service interruptions and improper or inefficient equipment
      or systems operations. This preventive maintenance must include maintaining a preventive
      maintenance timetable, service logs and operating records for all equipment, systems, and
      building components. In situations where maintenance during normal working hours would be
      considered disruptive to MPA personnel as determined by the Contract Administrator or cause
      any environmental discomfort, service or utilities disruption, or pose any safety risk to
      occupants, then the Contractor must perform such maintenance outside of normal working hours.
      All maintenance schedules and preventive maintenance logs shall be maintained and upon
      request provided to the MPA, at no additional cost, in a Computerized Maintenance Management
      System (“CMMS”). The technical proposal shall contain brief descriptions and sample
      schedules and logs.

      B.     The Contractor shall be responsible for the cost of all-consumable and necessary
      materials, supplies, tools, preventive maintenance parts and labor for all preventive maintenance
      work, except as otherwise provided herein, except as provided in Section 3.8.

4.3.5 Electrical Service

      A.     The Contractor shall obtain and provide electrical service throughout the Property
      without interruption. The Contractor‟s maintenance and operations responsibility for electrical
      service begins at the point of service where Baltimore Gas and Electric Company service
      responsibility ends and extends throughout all electrical systems within the Property.

      B.      Electrical system maintenance includes, but is not limited to, the following components:
      service entrance, transformers, switch-gear, Emergency Power Generator, distribution systems,
      panels, feeders, branch circuits, convenience outlets, lighting circuits and fixtures, motors and
      other electrically driven equipment components of the mechanical and plumbing systems of the
      Property.

      C.     All maintenance, repairs and modifications of electrical systems must be performed in
      conformance with local, state and federal fire protection and electrical codes and regulations and
      with equipment manufacturers‟ recommendations.

      D.      The Contractor must furnish and replace all defective emergency, interior and exterior
      light fixtures and other electrical apparatus immediately upon discovery or notice from the
      Contract Administrator, and shall replace all burned out lamps and bulbs as needed.

      E.      The Contractor must provide electrical repair service to relocate, remove or replace
      existing electrical outlets, switches, lighting fixtures, power poles and associated wiring.

      F.      The Contractor must establish a written preventive maintenance program that provides
      scheduled activities for each contract year and includes inspecting, testing, cleaning, adjusting,
      and repairing operating equipment and distribution components of the electrical systems. The
      written annual preventive maintenance program must be in a form acceptable to the MPA. All
      cleaning, testing and certification of all electrical components must be done at Contractor‟s sole
      cost and expense and must be in accordance with the applicable codes and the local code
      authorities. Switchgear and motor control centers must be tested annually. The following
      minimum testing requirements shall be met:
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                                                                                            RFP #270030-S, Page 32

      (1)    Provide short circuit and coordination study with comprehensive report and one-line
      diagram for complete power distribution system within one year of contract start date;

      (2) Provide monthly exercise and annual full load testing of emergency power generator; the full
      load test shall be coordinated with a planned building power outage;

      (3) Provide total building evaluation of electrical system and related components, normal and
      emergency power, including comprehensive report of findings and recommendations within 3
      years of contract start date and every 3 to 5 years thereafter.

4.3.6 HVAC Service

      A.     The Contractor shall provide HVAC (heating, ventilation, and air conditioning)
      continuously, without interruption, throughout the Building. All cleaning, testing, and full
      service maintenance must be done at Contractor‟s sole cost and expense. The Contractor shall
      provide eddy current testing must be provided every two (2) years more frequently as required
      by applicable codes. In situations where the Contractor considers that work during normal
      working hours would be disruptive, cause any environmental, service or utilities disruption, or
      pose any safety risk to occupants, the Contractor must perform such maintenance outside of
      normal working hours.

      B.     HVAC system maintenance includes, but is not limited to: all piping, valves, controls
      and accessories of boilers, induction units, sump, circulation pumps, primary and secondary hot
      water expansion tanks, valves, water treatment, water treatment equipment, air-handling units,
      dampers, valve boxes and all associated components of the ventilating systems; self-contained
      HVAC units and all other components serving computer centers; automatic temperature controls,
      pneumatic equipment, MPA energy management system and all associated components of the
      automatic controls systems; induction units, circulating pumps, heat exchangers, valves,
      ductwork, piping, and all associated components of the HVAC systems. HVAC valves must be
      exercised at least once every year and especially the supply return valves for induction units
      located in ceiling at columns on every floor.

      C.      The Contractor must provide routine water treatment and submit a report that indicates
      effective control of corrosion, algae, legionella pneumophila and warrants that the water
      treatment chemicals will not endanger the health or safety of persons exposed to them or to
      property that may come into contact with them. Chemicals and water treatment procedures must
      be in compliance with state and federal environmental protection regulations.

      D.      The Contractor must establish a written preventive maintenance program that provides
      scheduled activities for each contract year and includes inspecting, testing, cleaning, adjusting,
      lubricating, repairing, etc. all operating, controlling and distributing components of the HVAC
      systems. All cleaning, testing, and full-service maintenance must be done at Contractor‟s sole
      cost and expense.

      E.     See Section 3.8.

4.3.7 Plumbing Service

      A.     Plumbing service must provide water and sewer service without interruption throughout
      the facilities and property. The Contractor‟s maintenance and operations responsibility for
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                                                                                             RFP #270030-S, Page 33

      plumbing service begins at the point of entry, where Baltimore City Department of Public Works
      (DPW) water service responsibility ends, extends throughout all plumbing systems within the
      property and ends at, the point of exit, where Baltimore City DPW sewer service responsibility
      begins.

      B.      Plumbing system maintenance includes, but is not limited to, the following system
      components: water service entrance, sewer service components, valves, exercising valves,
      faucets, circulating pumps, domestic hot water equipment, toilet fixtures, drinking fountains,
      floor drains, piping, roof drains and leaders and other components of the plumbing systems of
      the MPA, including those serving commercial tenant toilet facilities.

      C.     All maintenance, repairs and modifications of plumbing systems must be performed in
      conformance with local, state and federal codes and in accordance with equipment
      manufacturers‟ recommendations

      D.     Contractor must treat all sewer stoppages, water and steam leaks as emergency situations
      and respond according to emergency procedures.

      E.     The Contractor must inspect water and sewer lines routinely to prevent and repair leaks
      and deterioration of insulation, to maintain and exercise valves and to prevent stoppages and
      odor or water backflow. Plumbing valves must be exercised at least once every year.

      F.     The Contractor must provide plumbing repair service to maintain and operate existing
      and replacement systems and system components. The scope of plumbing service does not
      include new work to upgrade, supplement or expand existing plumbing systems.

      G.      The Contractor must establish a written annual preventive maintenance program that
      provides scheduled activities for each contract year and includes inspecting, testing, cleaning,
      adjusting, exercising all valves and repairing all equipment and distribution components of the
      plumbing systems. The written annual preventive maintenance program must be in a form
      acceptable to the MPA. All cleaning, testing and certification must be done at Contractor‟s sole
      cost and expense. In situations where work during normal working hours would be considered
      disruptive by the Contract Administrator, cause any environmental, service or utilities disruption,
      or pose any safety risk to occupants, then the Contractor must perform such maintenance outside
      of normal working hours at no additional cost to the MPA.

      H.     Offerors are hereby advised of the LiquiTech electronic liquid disinfection system in
      place at two locations in the building. The Contractor shall maintain, repair and service this
      system in accordance with the manufacturer‟s operation and maintenance instructions

4.3.8 Fire Protection Service

      A.      Fire protection service must be provided without interruption throughout the MPA
      property. The Contractors maintenance responsibility for fire protection service includes, but is
      not limited to, all sprinkler, fire protection, and alarm systems throughout the property. In
      situations where work during normal working hours would be considered disruptive by the
      Contract Administrator, would cause any environmental, service or utility disruption, or would
      pose any safety risk to occupants, the Contractor must perform such maintenance outside of
      normal working hours at no additional cost to the MPA. All cleaning, testing, full service
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                                                                                            RFP #270030-S, Page 34

      maintenance must be done at Contractors sole cost and expense and must be done in accordance
      with the applicable codes and the local code authorities.

      B.      Fire protection systems maintenance includes, but is not limited to the following systems
      and components: wet and dry sprinkler fire protection system, piping, valves, switches and
      alarms; waterless, clean agent fire suppression system; fire extinguishers, high zone and low
      zone fire pumps, piping valves, switches, controls and alarms; fire alarm systems, enunciators,
      wiring, switches, pull stations, fire and smoke detectors, panic bars for emergency egress,
      emergency generator, maintaining full fuel tanks and other components of the fire protection
      systems of the MPA.

      C.      The Contractor shall perform all maintenance, repairs and modifications of fire protection
      systems must be performed in conformance with local, state and federal fire protection and
      electrical codes and regulations and in accordance with equipment manufacturers‟
      recommendations.

      D.      The Contractor must notify the monitoring company and the Baltimore City Fire
      Department and the MPA before performing any maintenance, inspection or repair of the MPA
      fire protection systems, which may activate an alarm or remove a component of the system from
      service.

      E.      The Contractor shall be responsible for notifying the Contract Administrator immediately
      of any problem with a fire protection system. The Contractor must establish procedures that
      provide immediate communication of any emergency, fire, safety or injury incident and a follow
      up written report of each incident.

      F.      The Contractor must comply with the MPA Fire and Safety Protection Plan and all
      applicable local, state and federal fire and safety codes and regulations and must conduct fire
      emergency evacuation drills in accordance with these regulations and in cooperation with the
      City Fire Department and MPA occupants.

      G.      The Contractor must establish a written annual preventive maintenance program for each
      contract year that provides scheduled activities and includes inspecting, testing, cleaning,
      adjusting, and repairing all equipment and distribution components of the fire protection systems.
      All cleaning, testing, full service maintenance must be done in accordance with the applicable
      codes of the local code authorities.

4.3.9 Utility Work / Miscellaneous Services

Utility work is work that supports the daily activities of MPA occupants and its Tenants.                   Some
examples are as follows:

      A.      Relocating existing furniture and goods for the MPA (as opposed to providing it to or for
      a tenant). The Contractor shall provide this for the MPA at no cost to MPA. This request shall
      be made by the Contractor Administrator only and will not be more than two (2) offices at one
      given time.

      B.     Minor alteration of existing MPA components, such as one of the following: relocation or
      addition of up to two (2) electrical wall quad or duplex outlets per request;
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                                                                                              RFP #270030-S, Page 35

      C.     Providing manpower to operate the service elevator when it has to be managed due to
      multiple contractors, vendors or caterers in the MPA at one time, which might otherwise prevent
      easy access for all parties that need the use of the service elevator;

      D.     Hanging pictures, flags, banners, ornaments, etc. in the lobby or MPA spaces;

      E.      Hanging bulletin boards, plaques, chalkboards, signs and other convenience service for
      tenants;

      F.     Adjusting HVAC ducts in tenant spaces;

      G.      Maintaining all rooms, tools and equipment where the Contractor must perform work in
      an extra-clean, neat and organized condition;

      H.     Maintaining all rooms, tools and equipment where the Contractor works or allows a
      subcontractor / vendor to perform work, leaving all areas in a clean, neat, and organized
      condition;

      I.      Maintaining all electrical and telephone closets and keeping them free of any debris, dirt
      or dust, and ensuring all electrical panel boxes are kept current of any changes by labeling and
      updating as built drawings; and ensuring all penetrations are fire stopped equal to the wall or
      floor penetrated;

      J.      Providing training to all personnel and staff whether directly employed or a subcontractor
      on all relevant and necessary equipment and situations;

      K.      Installing, adjusting and/or repairing of all interior blinds, including rearranging vertical
      blind tracks or relocating horizontal blinds to suit office renovations;

      L.     Maintaining, updating, removal and/or installing of all signs inside and outside the WTC;

      M.     Fixing closet doors as required;

      N.     Raising flags at sunrise and lowering flags at sunset each day, 7 days a week unless
      otherwise directed by the Contract Administrator and flying flags at half-mast as directed;

      O.     Replacing ceiling tiles at no additional charge (labor only);

      P.      Providing minor repairs or adjustments to restroom plumbing to unclog or unstop sanitary
      fixtures.

      Q.    Contractor will be responsible for providing, maintaining and changing monthly and
      seasonal lobby displays on the art boards on the east and west side of the lobby relative to
      Maryland, Baltimore, maritime and /or international related topics.

4.3.10 Lot and Landscaping & Maintenance Service

      A.      At the beginning of each season, the Contractor shall confer with the Contract
      Administrator; discuss any work to be performed that may interfere with employee parking or
      daily operations and provide a schedule of planned operations.
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                                                                                              RFP #270030-S, Page 36



      B.     All weeds must to be pulled daily from the plaza, around the building, and the roof.
      Weed-prone areas must be treated annually in the spring of each year. Pulling should become
      secondary and more a routine of pull it when you see it activity. Also, the food source for weeds
      should be removed, meaning as weeds are pulled the area should be cleaned out and sealed.

      C.      The Contractor shall furnish all interior and exterior planting beds with seasonal plants
      and maintain the beds in a fashion conducive to the proper growth and development of the
      established plant life of the MPA property; i.e., weeding, fertilizing, trimming, etc.

      D.     Mulching must be performed twice a year in spring and fall seasons.

      E.      Any chemical treatments required to maintain any landscaping shrubs or plants must be
      of the type not detrimental to the surrounding natural plant life in the area.

      F.     The MPA shall pay for replacement of any plants requiring replacement unless the MPA
      determines that plant(s) requiring replacement were due to the Contractor‟s failure to maintain
      them properly. If the MPA determines that the Contractor was at fault, it shall be the
      Contractor‟s responsibility to replace the damaged shrub or plant in its entirety.

      G.     The Contractor shall remove all remnants and debris from all landscape work performed
      must be removed from the MPA property no later than the day work is performed.

      H.     The Contractor shall maintain planters in a neat, orderly position and shall move and
      rearrange them as requested for special events or emergencies.

      I.      Security planters may be moved only by personnel trained and having a forklift
      operator‟s license to operate a forklift. Contractor must have all personnel operating a forklift
      trained as a forklift operator.

4.3.11 Security Services

      A.      The offeror must submit with the Technical Proposal a security plan that at a minimum
      meets the security requirements of this RFP. The Contractor must provide a schedule of how it
      will secure the building during working hours and non-working hours based upon the security
      requirements of the WTC. The security plan of the Contractor must be reviewed and approved by
      the MPA.

      B.     The Contractor must provide all management, supervision, and labor to plan, schedule,
      coordinate and perform all security services specified by this contract. The Property referenced
      herein includes a Building that permits access twenty-four (24) hours a day, seven (7) days a
      week, three hundred sixty five (365) days per year (“24/7”).

      C.     The Contractor must provide two (2) experienced Security Guards 24/7 and one (1)
      additional Security Guard from 8 a.m. to 4:30 p.m. Monday thru Friday. The Building will be
      accessible by one (1) door from 6 pm until 6 am each day and that door may be at some point
      accessed by access control cards only.
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D.     The credentials of each assigned Security Guard, including results of drug testing, shall
be submitted to the MPA no later than 30 days before the commencement of services under the
Contract.

E.      The Contractor‟s security duties consist primarily of preventing any unauthorized
personnel gaining access to the Building, preventing loss of valuable equipment, and monitoring
the equipment at the reception desk. Control of access includes, but is not limited to, all access
points, loading dock, and stairwells and applies as well to access of vendors for the deliveries to
the loading dock and managing the driveway.

F.     The Contractor shall provide additional guard service as requested by the MPA. (This
portion of service, if ordered, will be invoiced to the MPA at an hourly rate as established in the
Price Proposal.)

G.       The Contractor must ensure that all personnel employed in providing security services are
fluent in written and spoken English and are easily understood, make a professional appearance,
are properly trained and receive detailed instructions for the proper, efficient security operations
of the Building.

G.     An experienced supervisor must be in charge of security personnel at all times when
work is being performed.

H.     The security supervisor will be responsible for the conduct, and performance and
appearance of all contract employees in accordance with the following MPA Standards of
Conduct.

I.     The Contractor‟s Security Guards must wear a uniform, approved by the MPA and
furnished by the Contractor, and an identification badge at all times while on the property.

J.      Security guards must be subject to random drug testing by Contractor or its
subcontractors, not less than once every year, and the results of drug testing shall be provided to
the MPA upon its request. The Contractor or its security subcontractor(s) must perform
background checks of each guard prior to employment. The Contractor or its security
subcontractor(s) must provide records checks of each security guard at least annually. The
Contractor shall provide to the MPA, upon its request, copies of background checks and records
checks.

K.      Any person appearing to be under the influence of alcohol or drugs will not be permitted
in the Building.

L.      Loud boisterous conduct will not be permitted.

M.      Contractor‟s employees will not open drawers or doors of desks, file cabinets or other
furniture in Building tenants‟ or occupants‟ premises at any time; provided, however, that
employees may open equipment in the mail lobby when necessary in the performance of security
duties.

N.    Contractor‟s employees will not use or tamper with computers, office machines, office
equipment, telephones and other personal property of Building occupants at any time, with the
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                                                                                              RFP #270030-S, Page 38

       exception of all equipment located in the main lobby at the reception desk or other as designated
       for their use.

       O.      Should the MPA advise the Contractor in writing that an officer, employee, agent, or
       other person under its jurisdiction or supervision relative to this contract, is for any reason
       objectionable, unsatisfactory, or undesirable, the Contractor must, within forty-eight hours after
       receipt of the written notice from the MPA, dismiss or remove the person from working on MPA
       property.

       P.      Contractor‟s employees will not take any parcel larger than a hand purse beyond the
       security post. Any parcel, other than a hand purse, that is taken beyond the security post will be
       subject to inspection determined by the MPA.

       Q.     The Contractor must supply uniforms, flashlights, and other necessary equipment and
       supplies (including log books, sign-in sheets, and visitor passes in a format approved by MPA).

       R.      Additional requirements:

       (1)    Guards must immediately report all suspicious packages and activities to their
       supervisors and/or police.

       (2)     Visitor logs must be maintained for all authorized visitors granted access and all
       deliveries, and logs must include time in and time out.

       (3)     The guard post must maintain up-to-date written post orders.

       (4)      While on duty, guards must maintain two independent means of effective communication
       that allow communication with each other, their supervisors, the contractor, MPA security, and
       the local police department and fire company.

       (5)    Guards must maintain an emergency call list including building contact personnel, the
       Baltimore City fire and Police Departments, emergency response units, and MPA Security.

       (6)    At a minimum, a guard patrol record shall be maintained if guards are expected to make
       any appointed security rounds of the WTC.

4.4    Leasing Agent Services (Price Proposal, Part B)
4.4.1 The Leasing Agent Services to be provided are important to the MPA. The Contractor must
perform the following services for MPA. Work in this category includes routine Leasing Agent services
which includes, but is not limited to, active marketing and leasing of office space, storage space, roof
and rack space (upon approval from SHA), arcade space, 21st floor daily rentals, and renovation project
management services when applicable. Additionally, the Contractor shall cooperate with other real
estate brokers in the leasing of all space and share commissions, provided they comply with procedures
established by the Contractor and approved by MPA. Contractor must provide an active marketing and
leasing plan for office space and 21st floor conference space.

MPA‟s anticipated annual revenue for the 21st floor to be approximately $180,000.00. As an incentive,
at the end of each of the contract years, the Contractor shall provide proof of exceeding the $180,000.00
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                                                                                              RFP #270030-S, Page 39

annual revenue and MPA will give the Contractor 20% of the amount over the $180,000.00 after MPA
verifies the amount over the $180,000.00 and after submission of an approved invoice by the Contractor.
If the Contractor does not provide MPA revenue of at least $180,000.00 per calendar year, then the
Contractor will have to provide detailed written documentation justifying said decrease. If said
justification is not suitable, the MPA may elect to deduct the difference from the Contractor‟s monthly
fee to the MPA until the MPA has recouped the loss. Waivers approved by MPA are not considered as
revenue received or to be included towards the $180,000.00.

Marketing shall include, but not limited to, direct mailings, CoStar, telemarketing, advertising, cold
calls, networking with companies, agencies, brokers, caterers, attending business-related functions to
further promote the WTCB, office space, 21st floor. Such functions include, but not limited to, BACVA,
Downtown Partnership, the Convention Center, other off premise catering places, hotels and other
related associations that will assist in the leasing of office space and the 21st floor.

4.4.2 MPA anticipates paying Broker’s Commissions – Commissions may be paid to real estate
brokers that bring tenants to the WTC which result in fully executed leases. Fees may be paid, in an
amount not to exceed, according to the formula generally used in the Baltimore market (currently as
shown below).

              6% - First year‟s rent
              4% - Second year‟s rent
              4%- Third Year‟s Rent
              3%- Fourth Year‟s Rent
              3% - Fifth Year‟s Rent
              2% - For each subsequent year after the fifth year (and for all renewal years to be paid at
                   lease inception or at the inception of the renewal term as applicable.)

The routine Leasing Agent services include but are not necessarily limited to the following:

       A.      The Contractor shall bill tenants occupying rented space at the Property, licensees, and
       concessionaires (collectively, “Tenant” or “Tenants”, as the case may be) for rent, additional
       rent, operating expenses and other charges; use best efforts to collect rent and other charges; and,
       subject to MPA‟s approval, support MPA in bringing suit therefor, if necessary, and serve
       notices upon defaulting Tenants to quit and surrender spaces occupied by them; and support
       MPA in any judicial proceeding to recover leased Building premises from defaulting tenants.
       Contractor must submit with bid any charge that it intends to charge the MPA for performing any
       such service. Contractor shall be subject to audit for the purpose of determining and verifying
       Operating Expenses.

       B.     Collect rents and all income generated by the Property. All income from the Property
       must be received by the Contractor and deposited in an MPA account bearing the name
       “Maryland Port Administration-WTC Rent Account”.

       C.      The Contractor must use its best efforts, including advertising in newspapers, magazines,
       and other publications, to advertise for the leasing of unoccupied office space or anticipated
       vacant space and the 21st floor International Conference Center; conduct interviews and meetings
       with prospective tenants; receive and evaluate any and all renovation suggestions and prepare
       recommendations for the MPA‟s consideration. The Contractor may incur no expenditures,
       regardless of the amount, for work to be performed in connection with any new lease or sublease
       of an existing lease, unless the MPA first approves it. Without the MPA‟s consent, no lease for
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                                                                                       RFP #270030-S, Page 40

the Property or any portion thereof must be entered into, cancelled or modified, nor will the
Contractor collect rent from any Tenant for more than one (1) month in advance unless the new
lease requires advance rental payments, nor will the Contractor knowingly create any default
under any lease which would enable the Tenant to terminate the lease by reason thereof.

D.      The Contractor shall cause the Property to be maintained in good order and condition and
provide all services as described herein and make or cause to be made such repairs and/or
alterations, and purchase such supplies as may be reasonably necessary and incidental to the
provision of routine management services. All costs for providing all routine maintenance and
Building Operations and Management services as well as costs for necessary tools, machines and
equipment and all consumable components thereof must be at the sole cost and expense of the
Contractor, unless otherwise stipulated. See Section 3.8.

E.     The Contractor shall negotiate for MPA‟s benefit, and subject to MPA approval,
contracts for public utilities, as the Contractor deems commercially reasonable.

F.     The Contractor shall cause the leased property to be properly cleaned and operated in
accordance with the MPA standards specified and pursuant to leases with its tenants.

G.     The Contractor shall cause all such acts and things to be done in or about the Property as
will be necessary to comply with all laws and ordinances and the orders, rules and regulations
and requirements affecting the Property of federal, State and municipal governments and
departments thereof, having jurisdiction there over, and orders, rules, regulations and
requirements of the applicable Board of Fire Underwriters, or other similar body.

H.     The Contractor shall make a careful audit of all bills received for services rendered, work
performed and supplies and materials furnished in connection with the maintenance and
operation of the leased properties and report this activity as directed in Section 4.7.2.

I.     The Contractor shall attend to the complaints of the tenants in a timely fashion.
Contractor shall submit with the technical proposal its plan to address tenant complaints/issues.

J.      The Contractor must act as general contractor or renovation manager for the completion
of Tenant improvements or other renovations when requested by the MPA. The Contractor‟s fee
for such services will be his/her Renovation Project Management Fee as expressed on the
Proposal Price Sheet, Part B, item B-2. This fee will be expressed as a percentage of the total
cost (exclusive of the management fee) of the planned and approved renovation or build-out.
See Section 4.5. This fee shall constitute full compensation to the Contractor for all overhead and
profit of the Contractor for renovations and tenant build-outs.

K.     Cooperation with Other Real Estate Brokers

       (1)     The Contractor shall develop procedures, subject to the approval of MPA, for
               cooperation with other real estate brokers with regard to the leasing of the WTC.

       (2)     The procedures will include the conditions upon which commissions shall be paid
               by the Contractor to other brokers that bring tenants that result in executed leases
               for space at the WTC. It is understood and agreed by the Contractor that the MPA
               shall have no liability for payments to any other party other than the Contractor
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                                                                                              RFP #270030-S, Page 41

                      for any leasing activities and that the Contractor shall hold the MPA harmless
                      from any claims in this regard.

       L. The Contractor will coordinate special functions (catered or non-catered) with the Top of the
              World (27th floor).

4.4.3 Contractor Payments to MPA

The Contractor must deliver to the MPA‟s account, no later than the fifteenth (15th) day of the following
month, a total amount of funds equal to the sum of all monthly rents collected and any interest received
due to deposits under lease agreement. All rent collection efforts will be at no additional cost to the
MPA.

4.4.4 MPA Payments to Contractor

The MPA will pay to Contractor within thirty (30) days of receipt of an approved invoice (subject to
State law and mandatory contract provisions respecting payment of State obligations) a payment equal
to one twelfth (1/12) of the annual „not to exceed cost‟ of Building Operations and Management services
as shown on the Contractor‟s Price Proposal response to this RFP. Payments for any emergency
services will be made within thirty days after presentation of invoice. Any other relevant expenses
which were pre-approved by the MPA and paid by the Contractor will be reimbursed with the regular
monthly management fee, providing proof of payment by the Contractor is submitted with the request
for reimbursement. Additionally, should the MPA approve any renovations or real property
improvements, the Property Manager will receive the Price Proposal Renovation Management Fee for
managing the completion of this work. (See Section 4.4.2J and Price Proposal Sheet Part B, item B-2).

4.4.5 Leasing Agent Service - Records

       A.     An executed copy of each lease, license, concession agreement, and related documents
       must be maintained by the Contractor.

       B.      The Contractor must deliver to the MPA within fifteen (15) days after the end of each
       month, a monthly and year-to-date report of actual income and expenses broken down by each
       major category of expense in the performance of this Contract for the Property for the most
       recently concluded monthly period. Each category for income should be broken down separately,
       for example, for office, storage, antennae, 21st floor, arcade, etc, Additionally, the Contractor
       will provide within fifteen (15) days after the end of each month, monthly and year to date Rent
       Receipt Report that details the actual rent due, rent received and any unpaid balance for each
       tenant based upon their current lease. This report will developed in such a way as to highlight
       any and all tenant delinquencies, and notes that indicate actions taken.

       C.      The Contractor must maintain and keep available, at its office, or available thereto, at all
       times, complete and up-to-date books and records of the operation of the Property. The MPA
       and its agents and designees, at all reasonable hours, will have the right to audit and examine
       said books and records and make transcripts of all or any part thereof.

       D.      Promptly after receipt thereof, the Contractor must deliver to the MPA a photocopy of
       any citation or notice of violation of any law, order, ordinance, rule, regulation or requirement of
       any governmental authority having jurisdiction over the Property, whether such note or notice is
       from a governmental authority, from the applicable Board of Fire Underwriters or other similar
                                                                      Building Operations, Management & Leasing Services
                                                                                                RFP #270030-S, Page 42

       body, or from any insurance company that will have issued the then existing insurance policies.
       At the same time, the Contractor shall provide the MPA with a written statement of the
       corrective action proposed by the Contractor and the timeline for completing it.

4.5    Leasing Agent Renovation & Repair Services
4.5.1 The Renovation & Repair services required by this RFP must include all design, space planning,
renovation documents, plans and drawings, specifications, renovation inspection, as-builts, etc. These
documents must be provided in two (2) hard copies and one (1) electronic copy on CD.

The standard of work must at a minimum be in compliance with applicable building codes and the latest
version of the MPA Building Standards, which will be updated periodically by the MPA.

The MPA, the tenant, or both, at MPA‟s discretion, may pay for the actual cost of the renovation. The
Contractor will advise the tenant of its portion, if any, of any renovation work and have an agreement in
place between the Contractor and the tenant regarding and who will be paying for the renovation costs,
prior to giving proceeding with the renovation work.

4.5.2 Renovation.

       A.     The majority of renovation work must be done after normal work hours. In situations
       where work during normal working hours would not, in the judgment of the Contract
       Administrator, be disruptive or cause any environmental, service or utility disruption, or pose
       any safety risk to Building occupants, then the Contractor may perform such renovation during
       normal working hours.

       B.     The Contractor will proceed with renovation once the Contract Administrator has
       approved them.

       C.      The Contractor shall identify to the Contract Administrator in writing the renovation
       contractor‟s name, the location of the jobsite, the vendor(s) who will be doing the work and the
       dates and times the vendor(s) will be accessing the Property and the Contractor‟s employee(s)
       assigned to the project for notification of arrival, supervision and issues. The Contractor will
       ensure the vendor(s) has easy access and will coordinate with other events on the Property.

       D.      The Contractor will ensure that all work is being performed according to all drawings,
       specifications, details, elevations, dimensions specified and all federal, State, local, and industrial
       codes and standards applicable to the project.

       E.      The Contractor will ensure all vendors and their employees are wearing appropriate
       clothes with name tags that clearly show at least the company‟s name and the employee‟s name.

4.5.3 Inspection.

The Contractor must inspect all work being performed. The inspection must be performed by a well
trained, qualified inspector. The inspection should include, but not be limited to, confirmation that:

       A.      The work being performed is in compliance with the proposal package, plans,
       specifications, applicable building codes, and MPA approvals;
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                                                                                             RFP #270030-S, Page 43



      B.     The projects are coordinated with tenants and the Contract Administrator;

      C.     Projects are on schedule and within budget;

      D.    Proper renovation equipment is being utilized and workers are exercising all safety
      methods;

      E.      Changes to the plans requested by the tenant and approved by the tenant and the Contract
      Administrator do not exceed the total dollar value of the contract or changes the scope of the job.
      Ensure that ambiguities in the specifications are resolved amicably while preserving the projects
      integrity;

      F.     The Contractor administers and completes all records and reports required to be
      submitted for project progress and completion;

      G.     The Contractor conducts pre-renovation and progress meetings for the purpose of
      maintaining open communication and ensuring all parties involved are informed of the
      following, but not limited to, issues, time constraints, changes, rules, MPA policies and
      schedules;

      H.    The Contractor reports all renovation problems with proposed solutions to the Contract
      Administrator or designee;

      I.     The Contractor develops one or more punch lists with the tenant, oversees its completion,
      and receives written acknowledgement of that fact from the tenant. This will be reviewed with
      the Contract Administrator.

4.5.4 Invoicing.

The Contractor shall promptly invoice the MPA for renovations performed. The Contractor may submit
the invoice for payment with the following requirements:

      A.     The Contractor‟s original invoice with the job and dollar amount specified.

      B.     A copy of the vendor(s‟) original invoice.

      C.    The approved estimate signed by the client, if appropriate, and/or the Contract
      Administrator.

      D.     If any changes were made, the documentation and approvals associated with them are
      included.

      E.     All records and inspection reports and time sheets for the job supervisor.

      F.      As-built CADD drawings (hard copy and on CD) shall be furnished. Verification from
      Contract Administrator (sign off) that the floor plans are updated on the CADD with the recent
      changes. A copy of the full floor plan will be attached. Quantities and types of materials used
      will also be provided.
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                                                                                               RFP #270030-S, Page 44

       G.     Obtain letters from the tenant and Contract Administrator accepting the work as
       substantially complete and accepting the punch list(s) as complete.

       H.      The Contractor shall promptly pay its subcontractors in accordance with the law.

4.5.5 Expenditures for Renovations or Tenant “build-outs”

In cases where the Tenant pays in advance for MPA-approved renovations or build-outs, State procurement
regulations and guidelines are not applicable. In cases where the cost of approved renovations or build-outs
is paid in advance by the MPA and reimbursed through ongoing lease payments, or for any space occupied
by MPA (State) agencies, all expenditures for the work should be generally consistent with State
procurement regulations as indicated in Section 4.6. The Contract Administrator will work closely with the
Property Manager to ensure that the procurement of improvements or renovations follows the
aforementioned regulations.

4.6    Procurement Guidelines for Renovation and Tenant Build-Outs.
4.6.1 Notwithstanding any provision of Sections 4.6.2 through 4.6.7 (or any other provision of this
RFP) to the contrary, the Contractor shall be the general or prime contractor for all services required by
the contract.

4.6.2 Purchases made for the purposes of renovations or Tenant build-outs must be made with the
prior written approval of the Contract Administrator.

4.6.3 It is the goal of the State to have the Contractor procure goods and services from certified
Minority Business Enterprises and Small Business Enterprises (as defined in the Maryland State Finance
and Procurement Article and COMAR Title 21) to the fullest extent practicable. The Contractor
ordinarily should obtain three or more bids.

4.6.4 The following procurement categories are offered for guidance in making purchases and
subcontracts for renovations or Tenant build-outs. Procurement and execution of contracts or purchases
within these categories will be the responsibility of the Contractor. Any questions relative to these
parameters must be directed to the Contract Administrator in writing. Correspondence via email is
acceptable.

4.6.5 Small Renovations and Build-Outs

       A.      Small renovations and build-outs are classified into three categories:

               (1)     Category I – Under $2,500.

               (2)     Category II – Between $2,500 and $10,000.

               (3)     Category III – Over $10,000 and less than $25,000. Written specifications/scope
                       of work should be issued.

       B.      In all cases, competition should be sought to the extent practicable considering relevant
               factors. Multiple bids are encouraged. Documentation must be maintained and be
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                                                                                             RFP #270030-S, Page 45

             submitted to the Contract Administrator for approval, and awards must be approved by
             the Contract Administrator.

4.6.6 Renovations and Build-Outs Exceeding $25,000 - Procedures

      A.      The Contractor shall be responsible to provide for each project a cost estimate and a
      solicitation package which includes, but is not limited to, the preparation of the detailed scope of
      work, the schedule for completion, the job site and the specific times for work performance. The
      Contractor will prepare a bidding package (or packages) which shall ensure the MPA is getting
      the best prices for each element of work. For example, the painting, wall covering and carpeting
      could be bid separately to contractors specializing in those fields. The Contractor shall solicit
      multi-project bids if it is to the best interest of the MPA.

      B.     The Contractor shall detail renovation requirements and ensure that current MPA
      requirements are provided as part of the Contractor‟s bid package.

      C. Sole source requirements for each project may be authorized by the Contract Administrator
      when appropriate in the discretion of the Contract Administrator. Detailed written documentation
      stating such must be submitted for approval.

      D.     The Contractor will ensure that the bids do not exceed 10% of the cost estimate. If they
      exceed the estimate by 10%, then the Contractor will provide a written explanation to the
      Contract Administrator, for approval, detailing why the bid amount was over estimate.

      G.      The Contractor shall solicit bids from vendors and award contracts to provide renovation,
      painting, electrical, wall covering and carpet and all other work required by this RFP. The
      Contractor must develop the specifications for such processes, to be reviewed and approved by
      the Contract Administrator. The Contractor may award indefinite quantity or on-call contracts in
      order to provide services in a timely manner.

      H.     The Contractor must be able to meet short deadlines for clients that need office space
      with minimal renovations and want to occupy the office space in 30 days.

      I.      The MPA shall have the right to solicit bids from other contractors for any work relating
      to performance of this contract, if it deems necessary. In addition, the MPA reserves the right to
      have open ended contracts with other contractors for work including, but not limited to,
      renovation, carpet, tile and/or paint. The Contractor shall still provide the inspection services to
      monitor such work.

      J.     Nothing in this RFP should be construed as suggesting or requiring that, as a matter of
      contract between Contractor and the MPA, Contractor‟s subcontracting activities must comply
      with provisions of Division II of the State Finance and Procurement Article or COMAR Title 21.
      Such provisions will apply to Contractor only to the extent provided by law.

4.6.6 Allowance for Renovations and Build-Outs

      The contract not-to-exceed value will include an allowance of ten million dollars
      ($10,000,000.00) to cover the costs of renovations and tenant build-outs.
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                                                                                            RFP #270030-S, Page 46

4.7   General Requirements
4.7.1 Contractor Personnel Requirements

      A.      The Contractor will be responsible for the furnishing of fully trained personnel, who must
      be employees of the Contractor or subcontractors under contract with the Contractor, to perform
      on a full-time or part-time basis the maintenance and other services required under the Contract,
      including employment and dismissal of each employee and the maintenance of all payroll, time
      and other appropriate records in connection with employment of all such personnel. The
      Contractor and its subcontractors must maintain in force all required Workers Compensation
      insurance with respect to all such personnel. All of the actual payroll, insurance and other
      personnel costs, including fringe benefits, for the above employees are chargeable to the
      Contractor‟s costs of providing services hereunder and as such must be factored into the fees and
      charges submitted as part of the Price proposal response to this RFP.

      B.      The Contractor must employ one (1) full-time experienced Property Manager who will
      coordinate with its exclusive leasing agent during normal working hours, (7:00 a.m. through 5:00
      p.m.), to supervise and manage the lease and or contract terms and conditions, leasing of the 21st
      floor conference room leasing, and catering activities, and the daily maintenance, janitorial and
      security of the building. The Manager must be on duty or on emergency call twenty-four (24)
      hours a day, seven (7) days a week, three-hundred sixty-five (365) days per year. At times when
      the Manager is not available, a qualified designee must be on duty or on call to respond. The
      Manager must report to the Contract Administrator, or his or her designee. The Contractor must
      employ or subcontract such additional staff as may be required to satisfactorily complete, in a
      timely fashion, all work specified in this bid document.

      MPA seeks from the Contractor proposed alternatives for use of the 21st floor International
      Conference Center. MPA would like to generate the maximum amount of revenue possible and
      seeks from the Contractor advice as to how to retain the Conference Center or lease it out as
      office space, whichever is in the best interest of the MPA. MPA also seeks from the Contractor
      suggestions on additional amenities for the Property and what those costs would be.

      MPA would also like to be considered for a BOMA Building of the Year Award within the
      contract period.

      C.      The Contractor must ensure that all personnel employed under this contract are properly
      trained and receive detailed instructions for the proper, efficient and economical maintenance of
      the Building. An experienced supervisor or member of the team must be on site in charge of
      personnel and able to effectively communicate with MPA personnel at all times when contract
      work is being performed.

      D.      The Contractor must ensure that all trades people engaged in maintenance services,
      repairs, and renovations are properly licensed by the appropriate local, state and federal
      authorities and that the grade of license is consistent with the requirements of the work to be
      performed.

      E.     The Contractor must ensure that personnel employed are properly qualified and trained to
      provide on-call, emergency service twenty-four hours of every day, seven days of every week.
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                                                                                             RFP #270030-S, Page 47

      F.     Background Checks – The Contractor shall provide police background checks on all
      employees prior to their commencing work at the MPA. The Contractor shall provide written
      notice to the Contract Administrator that said background check was completed and said
      background check will be maintained in the Contractor‟s on-site office.

      G.     The Contractor must provide the Contract Administrator with a list of names and
      telephone numbers of personnel who must respond to emergency calls, and must indicate the
      ascending order of responsibility and notification.

      H.      Inability to be able to contact any of the designated emergency personnel, or their refusal
      to respond to the emergency situation, will constitute a failure to perform under the terms of the
      contract and will subject the Contractor to deductions for damages caused by the emergency
      situation and costs incurred by the MPA to obtain alternative response to relieve the emergency
      situation.

      I.       Contractor and its employees and subcontractors shall adhere to the following
      restrictions: no smoking in or around the building except in the designated smoking area on the
      promenade, no parking in the loading dock area or driveway, no loitering in the lobby or around
      the outside of the building or in tenant spaces.

4.7.2 Record Keeping, Reporting and Inspecting.

      A.     The Contractor must maintain and retain all records and documents pertaining to all
      performance under the contract for a period of three (3) years after expiration or termination of
      the contract and, upon written request, must make such records available for audit and inspection
      by the MPA.

      B.      The Contractor must maintain up to date and comprehensive records on the status of all
      equipment and all subcontracts in progress. This information must be kept current and updated to
      compact disk (CD) monthly. An updated CD must be delivered to the Contract Administrator on
      a quarterly basis. The Contractor must maintain documents relating to renovation and repairs
      including but not limited to product data for all installed materials, equipment and systems;
      installation procedures, sketches and drawings; schematic and wiring diagrams; operation and
      maintenance instructions; etc. Three (3) copies of documentation shall be provided to the
      Contract Administrator.

      C.     The monthly reports must be comprehensive and include, but are not limited to, the status
      of any incomplete work, the results of all tests and inspections performed and a report of all
      associated contract services performed during that period and to date, such as pest control,
      window cleaning, etc.

      D.      The MPA may require, at any time, an inspection of any part of the Contractor‟s work
      and of any materials, supplies or equipment which Contractor or its subcontractors may have on
      hand in the Building. The Contractor must cooperate with any inspection assigned by the MPA
      to determine a Contractor‟s conformity with contract conditions and requirements, and adequacy
      of work being performed.

      E.     The requirements of this Section 4.7.2 are in addition to and not in lieu of other
      requirements of the RFP respecting retention of records.
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                                                                                               RFP #270030-S, Page 48

4.7.3 Liability and Indemnification

        A.      The Contractor shall indemnify and save harmless the MPA, the State and their officers,
        officials, agents, and employees from and against all claims, suits, judgments, expenses, actions,
        damages and costs of every name and description, arising out of or resulting from errors,
        omissions, negligent acts, negligent performance or nonperformance of the services of the
        Contractor or those of his subcontractors, agents, or employees under the Contract, or arising
        from or based on the violation of applicable federal, State or local law, ordinance, regulation,
        order, or decree, whether by him/herself or his/her employees or subcontractors.

        B.    The Contractor shall pay any claims for personal injury, bodily injury or property
        damage, which the Contractor is legally obligated to pay, and shall indemnity the State and the
        MPA against such claims. The Contractor shall defend any third party claim seeking those
        damages.

4.7.4 Performance, Payment and Fidelity Guarantees

The MPA reserves the right to require the Contractor awarded a contract pursuant to this solicitation to
secure performance, payment and or fidelity bonds, through a bona fide surety, in the full designated dollar
amount of the award for the entire duration of the contract and renewal period(s), if any. Any bonds that
may be required shall be submitted to the MPA, in a timely manner, on forms acceptable to the MPA. If
bonds are required, any premiums or other costs for the Contractor to secure the bonds must be fully
absorbed by the Contractor.

4.7.5 Responsibility for Damage

        A.     The Contractor must repair, restore, or replace any equipment or materials damaged
        during as a result of operations of Contractor or its subcontractors or as a result of performance
        or nonperformance by Contractor or its subcontractors of requirements of this contract.

        B.      The Contractor will be entirely responsible for any loss or damage to Contractor‟s
        materials, supplies and equipment, and to the personal property of Contractor‟s employees
        resulting from operations of Contractor or its subcontractors or from performance or
        nonperformance by Contractor or its subcontractors of requirements of this contract.

4.7.6   MPA’s Right to Do Work

If the Contractor fails to prosecute the work properly or diligently or fails to perform any provision of
the contract, the State may make good such deficiencies at the Contractor‟s expense or terminate the
Contract for default, or both.

4.7.7 Living Wage

        A.      This contract may be subject to Title 18 of the State Finance and Procurement Article,
        Annotated Code of Maryland (the “Living Wage Law”), respecting the payment of a Living
        Wage. If the value or not-to-exceed value of the contract resulting from this procurement is
        $100,000 or greater, a contractor and all subcontractors covered by the Living Wage Law: (1)
        shall pay to all employees covered by the Living Wage Law at least the wages required by the
        Living Wage Law; and (2) shall comply with all other requirements of the Living Wage Law.
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                                                                                               RFP #270030-S, Page 49

       B.     The Procurement Officer has determined (and by submitting a bid the bidder, offeror or
       contractor agrees) that 50% or more of the contract value of services required by the contract
       must be performed [check one]:

       _XX_ In the Tier 1 Area (Montgomery, Prince George‟s, Howard, Anne Arundel, and
            Baltimore Counties, and Baltimore City)
            Living Wage = $11.30 per hour;

       _____ In the Tier 2 Area (all other areas of the State of Maryland)
             Living Wage = $8.50 per hour;

       _____ Outside the State of Maryland (Living Wage Law does not apply).

C.      A bidder or offeror, the successful contractor, and all subcontractors are solely responsible for
determining whether or not the Living Wage Law applies to: (1) a contract resulting from this
solicitation; (2) a contractor awarded a contract as a result of this solicitation; (3) subcontractors
performing services under a contract awarded a contract as a result of this solicitation; and (4) particular
employees of the contractor or subcontractor. The Procurement Officer, the Contract Administrator, and
the Maryland Port Administration are not responsible for any failure of a contractor or subcontractor to
comply with the Living Wage Law.
                Building Operations, Management & Leasing Services
                                          RFP #270030-S, Page 50




    SECTION 5

 PROPOSAL FORMAT
       AND
REQUIRED DOCUMENTS
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                                                                                                RFP #270030-S, Page 51


SECTION 5             PROPOSAL FORMAT AND REQUIRED DOCUMENTS

5.1    FORMAT

5.1.1 Offerors must respond to this RFP in accordance with the following format to ensure uniformity of
presentation (for ease of evaluation and comparison) and the submission of information essential to the
evaluation of the proposals. Technical proposals should be well organized and succinct, but detailed, and
complete in order to eliminate or minimize the need for discussions or clarifications prior to award.

5.1.2 Proposals must be prepared as described herein and must be on 8 ½” x 11” paper. Sections and
subsections must have tabs keyed to a Table of Contents. The Technical Proposal must be bound and
submitted separately from the Price Proposal. Proposals need not be elaborate nor should they contain
unnecessary artwork; rather, they should be typewritten on bond paper and reproduced in as economical a
manner as necessary to present the required information.

5.1.3 Technical Proposal. An original and five (5) copies are to be submitted in a sealed envelope with
the offeror‟s name, Contract No. 270030-S, and the words “Technical Proposal - BUILDING
OPERATIONS, MANAGEMENT AND LEASING AGENT SERVICES” printed conspicuously on the
outside of the envelope. The Offeror must also provide one copy of the Technical Proposal on a ‘read
only’ compact disk (CD) written in MS Word or PDF format. The Technical Proposal must NOT
include Price Proposal information. The Technical Proposal should include:

       A.      Cover Page – Show “Contract No. 270030-S, Technical Proposal - BUILDING
               OPERATIONS, MANAGEMENT AND LEASING AGENT SERVICES” on the cover.

       B.     A brief transmittal letter (2 page maximum) prepared on the offeror‟s business stationary
       must accompany the original and all five (5) required copies of the Technical Proposal. The
       purpose of this letter is to transmit the proposal and acknowledge the receipt of all addenda or
       amendments to the RFP. An individual authorized to bind the offeror to all the statements,
       including work performed and financial data, contained in the proposals, must sign the letter.
       The transmittal letter must also indicate that, if selected, the offeror will execute the Contract
       materially the same as Exhibit 6.

       C.      Table of contents.

       D.      A complete identification and description of the offeror (general narrative), including:

               (1)    a statement describing the offeror‟s capabilities, experience, and qualifications
                      necessary to provide building operations, management and leasing services in
                      accordance with the requirements of this RFP;

               (2)    interpretation and understanding of the needs and goals of the MPA.

       E.      References as requested in Section 3.5.

       F.     Key Personnel: Identify key personnel and include a brief resume for each key person to be
       assigned to this contract.
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                                                                                        RFP #270030-S, Page 52

G.     MBE Utilization Plan: Include the information as required by Section 2.15 and Exhibit 5 of
this RFP.

H.      Examples of Work: Show examples of current and prior management experience of
properties of similar or greater size. Also show examples of current and prior property leasing agent
services and provide insight into how this experience addresses the MPA requirements specified
herein.

I.     Team Composition: Delineate in-house vs. subcontracted support specifically related to the
work required by Sections 3 and 4 of this RFP.

J.       The offeror‟s requirements and planned use of space in the WTC for personnel of the offeror
and its subcontractors and suppliers.

K.     The offeror‟s proposed written procedures for response to emergency situations.

L.     Economic Benefits to the State of Maryland

       (1)     Describe the benefits that will accrue to the Maryland economy as a direct or
       indirect result of the offeror‟s performance of the contract resulting from this RFP. The
       offeror should take into consideration the following elements (do not include any detail
       of the financial proposals with this technical information):

                      The estimated percentage of contract dollars to be recycled into
                       Maryland‟s economy in support of the contract, through the use of
                       Maryland subcontractors, suppliers and joint venture partners. (Offerors
                       should be as specific as possible and provide a percentage breakdown of
                       expenditures in this category.)

                      The estimated number and types of jobs for Maryland residents resulting
                       from this contract. Indicate job classifications, number of employees in
                       each classification, and the aggregate Maryland payroll percentages to
                       which the contractor has committed at both prime and subcontract levels.

                      Tax revenues to be generated for Maryland and its political subdivisions
                       as a result of this contract. Indicate tax category (sales, inventory, and
                       personal income taxes). Provide a forecast of the total tax revenues to the
                       State resulting from the contract.

                      The estimated percentage of subcontract dollars committed to Maryland
                       small business enterprises and MBEs.

       (2)   In addition to the factors listed above, the offeror should explain any other
       economic benefit to the State of Maryland that would result from the offeror‟s proposal.

M.     Provide audited financial statements for the three most recently completed fiscal years.

N.     Executed Bid/Proposal Affidavit.
                                                                     Building Operations, Management & Leasing Services
                                                                                               RFP #270030-S, Page 53

       O.     All other information required by other provisions of this RFP to be included in the
       Technical Proposal.

5.1.4 Price Proposal. An original and five (5) copies are to be submitted in a sealed envelope with the
offeror‟s name, Contract No. 270030-S and the words “Technical Proposal - BUILDING OPERATIONS,
MANAGEMENT AND LEASING AGENT SERVICES” printed conspicuously on the outside of the
envelope. The Offeror must also provide one copy of the Price Proposal on a ‘read only’ compact disk
(CD) written in MS Word or PDF format. The Price Proposal should include:

       A.   Cover page – Show Contract No. 270030-S, and the words Price Proposal – BUILDING
       OPERATIONS, MANAGEMENT AND LEASING AGENT SERVICES” on the cover.

       B.      The Price Proposal form(s) contained in Section 7 of this RFP, properly completed and
       executed on behalf of the bidder. All pricing submitted on these forms must be fully inclusive of all
       anticipated costs and must be firm for the duration of any contract resulting from this solicitation.
       Additional supporting documentation may be submitted with the Price Proposal forms but nothing
       contained in the documentation will limit, amend or apply conditions of any kind to the pricing and
       fees quoted on the Price Proposal.

       C.     The executed bid or proposal bond required by Section 2.8.5 of this RFP.
                 Building Operations, Management & Leasing Services
                                           RFP #270030-S, Page 54




     Section 6

Selection for Award
                                                                      Building Operations, Management & Leasing Services
                                                                                                RFP #270030-S, Page 55




SECTION 6              SELECTION FOR AWARD
6.1     EVALUATION AND AWARD

6.1.1 Offers shall be evaluated in accordance with this RFP by an evaluation committee selected by
the MPA and by the Procurement Officer, who may be a member of the evaluation committee. If
circumstances require it, members may be added or removed from the evaluation committee at any time.
References may be checked and contacts listed in the technical proposal may be contacted by individual
members of the evaluation committee, the Procurement Officer, or by other staff of the MPA, who may
report results to the evaluation committee or the Procurement Officer. Different people may contact
different references and contacts.

6.1.2 The Procurement Officer and/or an evaluation committee shall initially review each submission.
Offerors whose proposals are classified as not reasonably susceptible of being selected for award shall
be so notified. Proposals judged reasonably susceptible of being selected for award may later be rejected
as not being reasonably selected for award or as being unacceptable.

6.1.3 The Procurement Officer or the evaluation committee may elect to conduct discussions with
offerors whose proposals are classified as reasonably susceptible of being selected for award.

6.1.4 Technical proposals will be evaluated first, independent of price proposals. Upon completion of
the evaluation of technical proposals, price proposals will be evaluated. Upon completion of the
evaluation of price proposals, technical and price proposals will be evaluated together to determine
which offer is most advantageous to the MPA considering price and the technical evaluation. Upon the
completion of evaluations, the evaluation committee will make a recommendation to the Procurement
Officer. The Procurement Office will then make a determination as to which offer is most advantageous
to the MPA and will make a recommendation for selection to the MPA Executive Director or the
Executive Director‟s designee. Upon any other necessary approvals, award shall be made.

6.1.5 Technical proposals will be evaluated on the evaluation criteria set forth in Section 6.2.
Technical merit will have greater weight than price.

6.2     TECHNICAL EVALUATION CRITERIA (IN ORDER OF IMPORTANCE):
6.2.1   The performance promised in Contractor‟s technical proposal to meet the requirements of this RFP.

6.2.2   The experience and qualifications of the Offeror as a company or firm.

6.2.3   The experience and qualifications of key personnel of the Offeror.

6.2.4 The experience and qualifications of the Offeror‟s subcontractors, including key personnel.

6.2.5   The offeror‟s proposed MBE subcontracting.

6.2.6   Economic Benefits to the State of Maryland.

6.2.7   Understanding of the RFP and the MPA‟s needs and goals.
              Building Operations, Management & Leasing Services
                                        RFP #270030-S, Page 56




  SECTION 7

PRICE PROPOSAL
                                                                   Building Operations, Management & Leasing Services
                                                                                             RFP #270030-S, Page 57


                     SECTION 7             PRICE PROPOSAL FORM

7.1    INSTRUCTIONS; TERMS AND CONDITIONS

7.1.1 This page is a part of the Price Proposal Form and should accompany it.

7.1.2 Do not change or alter the form or the offer may be deemed unacceptable or nonresponsive.

7.1.3 The undersigned Offeror proposes and agrees to furnish all services necessary for the
performance of the above-referenced contract (270030-S) in accordance with the RFP (including all
amendments or addenda to the RFP).

7.1.4 Estimated quantities or values provided herein represent the estimate by the MPA and are for
evaluation purposes only and are not warranted. Actual quantities or requirements during the term of
the Contract may vary. The funding amounts inserted in Price Proposal Part B as Work Allowance and
Day-to-Day Operations are offered for evaluation purposes only and do not represent actual
requirements. The prices bid shall be firm for the term of the Contract regardless of actual quantities,
requirements, or funding.

7.1.5 The maximum bid allowed on Price Proposal Item B-2 is five percent (5%).

7.1.6 All prices must be recorded with dollars and cents, e.g., $24.15. All unit prices must be the
actual price for the proposed item(s) per this RFP and may not be contingent on any other factor or
condition in any manner.

7.1.7 Offeror is to submit all-inclusive (i.e. “fully loaded”) fees or rates via this Price Proposal, to
include all costs including payroll, overhead, general administration, profit, taxes and fringe benefits.
                                                                    Building Operations, Management & Leasing Services
                                                                                              RFP #270030-S, Page 58
PRICE PROPOSAL
OF
          (Print or type NAME)

(Address)                                      (City)           (State)           (Zip code)

                             <>                         <>
(Telephone)                       (Facsimile number)                      (E-mail address)

Made this _____________________day of ______________________________, 2008

PRICE PROPOSAL PART A
CATEGORY OF                   YEAR 1  YEAR 2   YEAR 3         YEAR 4           YEAR 5             5 YEAR
WORK                             ATEGORY OF WORK                                                  TOTAL
                                                                                                   COST

Routine
Maintenance
excluding snow
removal      Sect.
4.3.2
Building
Maintenance Service
               Sect. 4.3.3
Preventive
Maintenance
               Sect. 4.3.4
Electrical
Service      Sect 4.3.5
HVAC
Service      Sect. 4.3.6
Plumbing
Service      Sect. 4.3.7
Fire Protection
Service      Sect. 4.3.8
Utility
Work        Sect. 4.3.9
Lot & Landscaping
Maintenance Service
              Sect. 4.3.10
Security
Services      Sect. 4.3.11


                                                                                                 (A-1)
TOTAL $                                                                                          $

Ongoing payments to Contractor during Contract term will be no higher than the above maximum fees.
                                                               Building Operations, Management & Leasing Services
                                                                                         RFP #270030-S, Page 59




PRICE PROPOSAL
OF                                                                                                (continued)


(A-2) SNOW REMOVAL MOBILIZATION (First Snow of Season Only)
      $_____________ times 5 = $ _____________________ (A-2)

SNOW REMOVAL FEES: (Section 4.2.2.1)

¼ inch - 6 Inches:
$________________* times FIFTEEN (15) events = $                   (A-3)

6 Inches Plus:
$________________* times FIVE (5) events              =$           (A-4)
(* - events may be more or less but unit price will prevail)

TOTAL FIVE YEAR SNOW REMOVAL A-2, A-3 + A-4 = …………….                         $                    (A-5)



TOTAL PART A:                           A-1 PLUS A-5 =             $
                                                                                        Building Operations, Management & Leasing Services
                                                                                                                  RFP #270030-S, Page 60




PRICE PROPOSAL
OF                                                                                                               (continued)

PRICE PROPOSAL PART B
                               YEAR 1                 YEAR 2                YEAR 3                YEAR 4                  YEAR 5                 5
CATEGORY OF                                                                                                                                      T
WORK                                 ATEGORY OF WORK

B-1, Leasing
Agent Services                                                                                                                                $___
Section. 4.4


B-2, Work
Allowance (*)              $2,000,000.00* $2,000,000.00* $2,000,000.00* $2,000,000.00* $2,000,000.00* $10,0
Renovation
Project                        x_____%               x_____%               x_____%                x_____%                 x_____%             +$__
Management Fee
– Sections 4.4.2J
and 4.5                     $__________            $_________             $_________            $_________              $_________            =$__
(5% is maximum
percentage
allowed)
Estimated Dollars

               *B-2 –The funds inserted represent estimated renovation costs for five years and will be added to each Price Proposal.

B-3, Day-to-Day
Operations (**)            $300,000.00**          $300,000.00**         $300,000.00**         $300,000.00**          $300,000.00**            $1,50
**B-3 – The funds inserted above represent estimated day-to-day building operations costs chargeable by the Contractor in addition to fees
listed in B-1 and B-2, for five years, and will be added to each Price Proposal as an allowance.



SUM OF PRICE PROPOSAL PART B: ADD PARTS B-1, B-2 TO B-3 FOR TOTAL
SUM = $____________B


Example Below for illustration purposes only
                       YEAR 1         YEAR 2                            YEAR 3               YEAR 4               YEAR 5                     5 YEA
CATEGORY OF                                                                                                                                  TOTA
WORK                        ATEGORY OF WORK                                                                                                   COST
B-2, Work
Allowance (*)              $2,000,000.00 $2,000,000.00 $2,000,000.00 $2,000,000.00 $2,000,000.00 $10,000,00
Renovation Project
Management Fee
(5% is maximum                x__5___%            x___5__%             x__5___%            x__5___%              x__5___%            +_500,000
percentage allowed)
Estimated Dollars
                    $__100,000__ $__100,000_                         $__100,000_          $__100,000_           $__100,000_          =$10,500,0
Above Example for illustration purposes only
                                                         Building Operations, Management & Leasing Services
                                                                                   RFP #270030-S, Page 61




PRICE PROPOSAL
OF                                                                                (continued)


PRICE PROPOSAL TOTAL 5 YEAR CONTRACT COST IS AS
FOLLOWS:
SUM OF PART A PLUS PART B EQUALS >>>>>>>>>>$


                            (WRITE OUT TOTAL IN WORDS)

PRICE PROPOSAL PART C – MISCELLANEOUS PRICES
C-1:   LABOR RATES FOR REPAIR AND EMERGENCY REPAIR WORK & EXTRA
       SECURITY PERSONNEL:

                         Regular Hourly   Overtime           Holiday
                              Rate**      Rate**             Rate**
Plumbing
  Master Plumber
  Plumber
  Journeyman
  Apprentice

Electrical
 Master Electrician
 Electrician
 Journeyman
 Apprentice

Mechanical
 Master Mechanic
 Mechanic
 Journeyman
 Apprentice

Security
(per person, per hour)
(See Section 4.3.11E)

C-2: EXTREME WINDOW CLEANING (ONCE PER 5-YR. TERM AND EACH RENEWAL
TERM, REGARDLESS IF YEAR IN WHICH PROVIDED):
_______________________________________________________________________________________
_______________________________________________________________________________________
_______________________________________________________________________________________
___________________________________________________
                                                                  Building Operations, Management & Leasing Services
                                                                                            RFP #270030-S, Page 62
C-3:     CREDIT AGAINST JANITORIAL SERVICE FOR VACANT SPACE:

                    $ _____________cents per square foot per month


PRICE PROPOSAL
OF                                                                                         (continued)


To the best of the knowledge of the undersigned offeror, the Price Proposal information
submitted above is accurate, complete and correct as of __________________________.

Offeror:     _________________________________________________________________

By:          ____________________________________|_____________________________
                   Authorized Signature                 Print Name

Title:       ______________________________________________

Offeror Federal Tax I.D. Number: ____________________________

				
DOCUMENT INFO
Description: Free Sample Proposal Letters for Cleaning Business document sample