DoD's $20.7M Building Renovation Contract Awarded to York-Brawley II JV LLC for CEMACC III Project

Contract Overview

Contract Amount: $20,715,302 ($20.7M)

Contractor: York-Brawley II JV LLC

Awarding Agency: Department of Defense

Start Date: 2023-10-02

End Date: 2026-02-28

Contract Duration: 880 days

Daily Burn Rate: $23.5K/day

Competition Type: FULL AND OPEN COMPETITION AFTER EXCLUSION OF SOURCES

Number of Offers Received: 2

Pricing Type: FIRM FIXED PRICE

Sector: Construction

Official Description: CEMACC III PROJECT 140172, BLDG 645 RENOVATION

Place of Performance

Location: WARNER ROBINS, HOUSTON County, GEORGIA, 31098

State: Georgia Government Spending

Plain-Language Summary

Department of Defense obligated $20.7 million to YORK-BRAWLEY II JV LLC for work described as: CEMACC III PROJECT 140172, BLDG 645 RENOVATION Key points: 1. Contract value of $20.7 million for building renovation services. 2. Awarded to York-Brawley II JV LLC, a joint venture. 3. Competition was full and open after exclusion of sources. 4. Project is located in Georgia (st: GA, sn: GEORGIA). 5. Contract type is Firm Fixed Price, indicating defined costs. 6. Duration of 880 days, ending February 28, 2026. 7. NAICS code 236220 points to Commercial and Institutional Building Construction. 8. Base contract value is $23.54 million, with this order being a portion.

Value Assessment

Rating: fair

The contract value of $20.7 million for a building renovation project appears within a reasonable range for large-scale construction. However, without specific details on the scope of work, the exact nature of the renovation (e.g., structural, cosmetic, system upgrades), and the condition of Building 645, a precise value-for-money assessment is challenging. Benchmarking against similar renovation projects of comparable size and complexity within the Department of Defense or other federal agencies would provide a clearer picture of whether the pricing is competitive. The firm fixed-price nature suggests cost certainty for the government, but the initial bid amount of $23.54 million suggests potential for savings or a higher initial estimate.

Cost Per Unit: N/A

Competition Analysis

Competition Level: full-and-open

The contract was awarded under 'Full and Open Competition After Exclusion of Sources.' This indicates that while the competition was intended to be broad, certain sources were excluded prior to the solicitation. The presence of two bidders suggests a degree of competition, but the exclusion of sources might limit the full potential for price discovery and innovation. Understanding the rationale behind the exclusion of sources is crucial to assessing the true level of competition and its impact on the final award price.

Taxpayer Impact: The full and open competition, even with exclusions, aims to secure the best value for taxpayers by allowing multiple qualified contractors to bid. The exclusion of sources, if not well-justified, could potentially lead to higher prices than if all capable firms were allowed to compete.

Public Impact

The Department of the Air Force benefits from the renovation of critical infrastructure at Building 645. The project supports the operational readiness and modernization of facilities managed by the Department of Defense. The geographic impact is localized to the specific military installation in Georgia where Building 645 is located. The contract supports jobs in the commercial and institutional building construction sector, likely benefiting skilled trades and construction management professionals.

Waste & Efficiency Indicators

Waste Risk Score: 50 / 10

Warning Flags

Potential for cost overruns if the scope of renovation is underestimated or unforeseen issues arise during construction.
Risk associated with the joint venture structure; performance may depend on the coordination and capabilities of the individual member companies.
The exclusion of sources in the competition process could limit competitive pressure and potentially impact final pricing.
Dependence on the timely completion of the project to ensure the facility is ready for its intended use.

Positive Signals

Firm Fixed Price contract type provides cost certainty for the government.
Award to a joint venture may leverage specialized expertise from multiple companies.
The project addresses a need for facility renovation, likely improving operational efficiency and safety.
The competition, though with exclusions, still involved multiple bidders, suggesting a degree of market engagement.

Sector Analysis

The Commercial and Institutional Building Construction sector (NAICS 236220) encompasses a wide range of projects, from office buildings to healthcare facilities and educational institutions. Federal spending in this sector is substantial, driven by the need to maintain, upgrade, and construct government-owned facilities. This contract for renovating Building 645 fits within this broader category, representing a specific investment in infrastructure maintenance and modernization. Comparable spending benchmarks would typically involve analyzing the cost per square foot for similar renovation projects undertaken by federal agencies or large private sector entities.

Small Business Impact

This contract does not appear to have a small business set-aside (ss: false, sb: false). Therefore, the primary contractor, York-Brawley II JV LLC, is not a small business. There is no explicit information provided regarding subcontracting plans for small businesses. The absence of a set-aside means that opportunities for small businesses would likely arise through subcontracting opportunities offered by the prime contractor, which are not detailed here. The impact on the small business ecosystem is neutral unless specific subcontracting goals are established and met.

Oversight & Accountability

Oversight for this contract would primarily fall under the Department of the Air Force's contracting and project management offices. Accountability measures are embedded in the Firm Fixed Price contract type, which holds the contractor responsible for delivering the specified work within the agreed-upon price. Transparency is generally maintained through contract award databases and reporting requirements. Inspector General jurisdiction would apply if any fraud, waste, or abuse is suspected or alleged.

Related Government Programs

CEMACC III Program
Department of Defense Facilities Modernization
Air Force Construction and Renovation Projects
Federal Building Maintenance Contracts

Risk Flags

Competition Exclusions
Joint Venture Structure
Extended Project Duration

Frequently Asked Questions

What is this federal contract paying for?

Department of Defense awarded $20.7 million to YORK-BRAWLEY II JV LLC. CEMACC III PROJECT 140172, BLDG 645 RENOVATION

Who is the contractor on this award?

The obligated recipient is YORK-BRAWLEY II JV LLC.

Which agency awarded this contract?

Awarding agency: Department of Defense (Department of the Air Force).

What is the total obligated amount?

The obligated amount is $20.7 million.

What is the period of performance?

Start: 2023-10-02. End: 2026-02-28.

What is the specific scope of work for the CEMACC III Project 140172, Building 645 Renovation?

The provided data indicates the contract is for the renovation of Building 645 as part of the CEMACC III Project 140172, falling under the Commercial and Institutional Building Construction sector (NAICS 236220). However, the specific details of the renovation scope are not included in the abbreviated data. This would typically involve a detailed statement of work outlining the required improvements, such as structural repairs, system upgrades (HVAC, electrical, plumbing), interior modifications, or facade enhancements. Understanding the precise scope is critical for evaluating the contract's value, assessing risks, and comparing it to similar projects. Without this information, the $20.7 million award amount is difficult to contextualize beyond its total value.

How does the $20.7 million award compare to the base contract value of $23.54 million?

The data indicates a base contract value of $23.54 million (br: 23540) and an award amount of $20.715 million (a: 20715302). This suggests that the current award is a delivery order or modification that is less than the total potential value of the base contract. It's possible that the $23.54 million represents the ceiling value or the total anticipated funding for the CEMACC III program or a larger contract vehicle under which this specific renovation project is being executed. The difference of approximately $2.8 million could represent unawarded funds, savings achieved through competition, or funds allocated to other delivery orders within the same contract. Further clarification on the nature of the 'base' value versus the 'award' value is needed for a precise comparison.

What are the specific reasons for the exclusion of sources in the 'Full and Open Competition After Exclusion of Sources' award type?

The data specifies the contract type as 'FULL AND OPEN COMPETITION AFTER EXCLUSION OF SOURCES' (ct: FULL AND OPEN COMPETITION AFTER EXCLUSION OF SOURCES). This procurement method implies that the agency initially intended to solicit offers from all responsible sources but subsequently excluded certain potential offerors. The reasons for such exclusions can vary widely and typically must be justified by the procuring agency. Common justifications include national security concerns, specific technical requirements that only a limited number of contractors can meet, or prior performance issues with certain companies. Without further documentation from the Department of the Air Force regarding this specific solicitation, the exact rationale for excluding sources remains unknown. This lack of transparency can raise questions about the extent of competition achieved and potential impacts on pricing.

What is the track record of York-Brawley II JV LLC in performing similar federal construction contracts?

The provided data identifies York-Brawley II JV LLC (co: YORK-BRAWLEY II JV LLC) as the contractor for the CEMACC III Project 140172. However, it does not offer details regarding their past performance, track record, or experience with similar federal construction contracts. To assess their reliability and capability, one would need to consult federal procurement databases (like SAM.gov or FPDS) for their contract history, including past performance evaluations, any disputes or claims, and the types and values of projects they have previously completed for the government. As a joint venture, its performance record would also be influenced by the individual track records of its constituent companies.

How does the duration of 880 days (approximately 2.4 years) impact the overall cost and risk of this renovation project?

A duration of 880 days for a building renovation project of this magnitude ($20.7 million) suggests a complex undertaking that may involve significant structural work, system overhauls, or phased construction. Longer project durations can increase overall costs due to extended overhead, potential escalation of material prices, and prolonged disruption to facility operations. From a risk perspective, a longer timeline amplifies the potential for unforeseen issues to arise, such as changes in regulatory requirements, discovery of hazardous materials, or shifts in project priorities. However, a longer duration might also be a strategic choice to minimize disruption or allow for more thorough execution of complex tasks. The firm fixed-price nature of the contract aims to mitigate cost escalation risks for the government, but the contractor must carefully manage resources over the extended period.

Industry Classification

NAICS: Construction › Nonresidential Building Construction › Commercial and Institutional Building Construction

Product/Service Code: CONSTRUCT OF STRUCTURES/FACILITIES › CONSTRUCTION OF BUILDINGS

Competition & Pricing

Extent Competed: FULL AND OPEN COMPETITION AFTER EXCLUSION OF SOURCES

Solicitation Procedures: SUBJECT TO MULTIPLE AWARD FAIR OPPORTUNITY

Offers Received: 2

Pricing Type: FIRM FIXED PRICE (J)

Evaluated Preference: NONE

Contractor Details

Address: 205 COINJOCK RUN, YORKTOWN, VA, 23693

Business Categories: Category Business, Corporate Entity Not Tax Exempt, Limited Liability Corporation, Service Disabled Veteran Owned Business, Small Business, Special Designations, U.S.-Owned Business, Veteran Owned Business

Financial Breakdown

Contract Ceiling: $20,715,302

Exercised Options: $20,715,302

Current Obligation: $20,715,302

Contract Characteristics

Commercial Item: COMMERCIAL PRODUCTS/SERVICES PROCEDURES NOT USED

Cost or Pricing Data: NO

Parent Contract

Parent Award PIID: FA850123D0015

IDV Type: IDC

Timeline