Residential Development, Elphin St, Strokestown
Value
€600k
Deadline
16 Feb
16 Feb 2024
Value
€600k
Deadline
16 Feb
Tender for residential development project in Strokestown
Tender for residential development project in Strokestown
Bidder profile
Ideal for firms experienced in residential projects with strong compliance and insurance capabilities.
Risks & flags
- Information asymmetry
- Compliance risks
- Tight timelines
Briefing
AI-generated analysis of the documents. Check the official notice and any amendments for current submission details.
1. At a glance
| Field | Detail |
|---|---|
| Buyer | Roscommon County Council_424 |
| Title | Residential Development, Elphin St, Strokestown |
| CPV / category | works / Building Services & Maintenance |
| Estimated value | €600000.00 |
| Per-year (if multi-year) | not stated |
| Procedure type | not stated |
| Lots | not stated |
| Location | not stated |
| Contract length | not stated |
| Submission deadline | 2024-02-16T12:30:00+00:00 |
| Go-live / start | not stated |
2. Scope of Work
This procurement covered the supply scope described in the tender pack for Residential Development, Elphin St, Strokestown. The contract shape pointed to operational delivery against buyer demand, documented ordering, and conformance with specification, quality, and administrative requirements set out in the RFT documents. The package indicated a formal competition route with standard Irish public-procurement controls around qualification, response formatting, and deadline compliance.
- Contract title and category indicate supply activity for Building Services & Maintenance under buyer workflows in Roscommon County Council_424.
- Submission package must align with the RFT structure published through the buyer's procurement channel.
- Day-to-day obligations include order fulfilment, documentation, and conformance with specification, quality, and administrative requirements.
- Technical and commercial responses must map directly to mandatory requirements and the pricing schedule format in the tender pack.
- Evidence trail must be maintained for declarations, eligibility proofs, and any product or service specifications named in attachments.
- Numerical obligations surfaced in the verified extract: The professional insurance indemnity requirements are as follows: The level of cover as stated here: Minimum level of Professional Indemnity Insurance required for Works Contractor and as PSCS € CA Entry19 CA Note: state the minimum cover proportionate to the size of the project (default level is €1.5m); The excess as stated here: Maximum permissible excess on Professional Indemnity Insurance in any one claim below which the Works Contractor and as PSCS will bear the cost is the greater amount of 2% of the Tenderer’s annual turnover, or €5,000. Cover provided on an annual aggregate cl; Public Liability Insurance Requirements Minimum level of Public Liability Insurance required in respect of any one accident: € 6,500,00021 Maximum level of excess for property only* for any one incident below which the Works Contractor will bear the cost: € 10,000 *No excess is permitted in respect of de
The source material indicated that bidders had to ground claims in tender forms and supporting evidence, rather than generic company profiles. Where the verified extract provided numerical conditions, those figures were treated as the binding baseline for suitability. Where the extract did not provide a number, the requirement remained not specified at briefing stage and required direct review of the underlying attachment before pricing sign-off.
3. Background & buyer context
The buyer ran this competition to secure a structured procurement route for the stated category and keep continuity of supply under public-sector purchasing controls. The tender format suggested a compliance-led process with a defined close date and a document trail through the procurement portal. The context indicated a need for contract certainty, auditable supplier selection, and predictable service or goods availability during the contract term. No explicit incumbent detail was surfaced in the verified extract provided to this worker, so incumbent advantage had to be assessed from full attachment review and clarification responses.
4. Eligibility & selection criteria
- Turnover requirement — turnover, or €5,000.
- Insurance
- Public Liability — €6,500,00021M
- Employer's Liability — €6,500,000
- Professional Indemnity — €5,000.
- Certifications — not specified for this tender
- Past experience — not specified for this tender
- Personnel — not specified for this tender
- Geographic / facility constraints — not specified for this tender
Binding numerical extract used for this section: The professional insurance indemnity requirements are as follows: The level of cover as stated here: Minimum level of Professional Indemnity Insurance required for Works Contractor and as PSCS € CA Entry19 CA Note: state the minimum cover proportionate to the size of the project (default level is €1.5m); The excess as stated here: Maximum permissible excess on Professional Indemnity Insurance in any one claim below which the Works Contractor and as PSCS will bear the cost is the greater amount of 2% of the Tenderer’s annual turnover, or €5,000. Cover provided on an annual aggregate cl; Public Liability Insurance Requirements Minimum level of Public Liability Insurance required in respect of any one accident: € 6,500,00021 Maximum level of excess for property only* for any one incident below which the Works Contractor will bear the cost: € 10,000 *No excess is permitted in respect of de
5. Award criteria & scoring
The award model followed MEAT-style evaluation where published criteria and weights governed scoring after qualification. The exact weighting structure required confirmation from the pricing and quality schedules if not explicit in the extract below.
| Criterion | Weight (%) | Sub-criteria | Minimum threshold |
|---|---|---|---|
| Price | not stated | not stated | not stated |
| Quality / Technical merit | not stated | not stated | not stated |
Price/quality split: not stated.
6. Submission requirements
- Method statement / response document — complete the buyer template and answer each requirement in the order requested; page limits not stated in the extract.
- CVs — provide role-based CVs where requested; page count not stated.
- Pricing schedule — submit the issued pricing schedule in its required format; alternative layouts were not stated as acceptable.
- Case studies — number and value bands not stated in the extract.
- Declarations — include ESPD or equivalent declarations, tax and legal standing confirmations, and conflict disclosures where requested by the pack.
- Mandatory site visit — not stated in the extract.
- Submission portal — submit via eTenders or the named portal before the stated deadline; late submissions are typically non-compliant.
7. Key dates & process
| Milestone | Date / timing |
|---|---|
| RFT issued | not stated |
| Clarification deadline | not stated |
| Mandatory site visit | not stated |
| Tender deadline (date + time) | 2024-02-16T12:30:00+00:00 |
| Expected award | not stated |
| Contract start | not stated |
| Go-live / mobilisation | not stated |
8. Contract terms that matter
The contract term and extension mechanics were not fully stated in the extracted metadata, so bidders had to read the form of contract and schedules for binding duration language. Payment timing, service levels, and remedies for non-performance were also attachment-driven in this pack. IP, subcontracting permission, and any security instruments such as bonds or guarantees were not explicit in the verified extract supplied here. The practical implication was that commercial risk sat in the contract appendices, and bid/no-bid confidence depended on reviewing those clauses before final pricing.
9. Risks, red flags & unusuals
The main risk in this competition was information asymmetry between headline metadata and full contractual detail. Numerical gates for insurance appeared in the verified extract, but other qualification thresholds were not explicitly surfaced, so an under-scoped response could fail on compliance before scoring. Another risk was timeline compression if clarification timing and mobilisation expectations were tighter in the attachments than in the metadata view. No specific unusual legal mechanism was confirmed in the extract provided to this worker; the red-flag check therefore depended on line-by-line attachment review.
10. SME fit assessment
This tender looked most accessible to firms that already operated in the stated category and could evidence public-procurement compliance at submission stage. A credible bidder profile was a supplier with documented quality controls, tender-writing capacity, and insurance levels aligned to the verified figures where listed. Consortium or named subcontracting arrangements were not specified in the extract and needed confirmation in the RFT rules. Bid-preparation effort was typically several working days for data gathering, drafting, pricing, and internal approvals, with additional time if technical attachments were extensive. Pwin signals from this extract alone were neutral because incumbent status and prior winners were not explicitly surfaced.
11. Where to dig deeper
- Source RFT file(s): 2375 - Invitation to Tender.pdf, 2375 - Instructions to Tenderers.pdf
- eTenders CFT ID: not stated
- Clarification contact / portal: eTenders clarification portal
- Priority attachments: 2375 - Invitation to Tender.pdf, 2375 - Instructions to Tenderers.pdf
This tender has been awarded
Can you bid?
Required certifications
- CIF Pension/Sick Pay Scheme membership
- Public Liability Insurance
- Professional Indemnity Insurance
Minimum turnover
€5,000
Public liability insurance
€6,500,000
Professional indemnity insurance
€5,000
Scoring
Most Economically Advantageous Tender
Technical Merit
Price
Lots (1)
Refurbishment and construction of three residential apartments in Strokestown, Co. Roscommon.
Documents (87)
21,089_Strokestown_FC_Report_001.pdf
1.1 MB · Specification
23-136 ESPC Rev 1.pdf
388.3 KB · Specification
23-136 MSPC Rev 1.pdf
389.4 KB · Specification
2375 - Volume A - Works Requirements.pdf
401.1 KB · Specification
Guidelines-for-the-Treatment-of-Bats-during-the-Construction-of-National-Road-Schemes.pdf
1.0 MB · Specification
TA Group - Property (A) Strokestown, F42HD36 - Cold attic ceiling.PDF
8.7 KB · Specification
TA Group - Property (A) Strokestown, F42HD36 - Insulated Walls.PDF
8.4 KB · Specification
TA Group - Property (A) Strokestown, F42HD36 - Sloping Rafters.PDF
8.7 KB · Specification
2375 - Instructions to Tenderers.pdf
882.0 KB · RFT / Invitation to Tender
2375 - Invitation to Tender.pdf
353.2 KB · RFT / Invitation to Tender
21,089_FC-00-03_FloorPlans - Fee Calculation Sheet.pdf
365.9 KB · Pricing / BOQ / Schedule of Rates
23-136 M&E Pricing Summary V1.pdf
134.7 KB · Pricing / BOQ / Schedule of Rates
2370 - Volume B - Tender Schedule.pdf
309.0 KB · Pricing / BOQ / Schedule of Rates
2375 - Volume C - Pricing Document.pdf
523.8 KB · Pricing / BOQ / Schedule of Rates
3.4.1-HS-Works-Contractor-v3.0-28-07-2023.docx
48.9 KB · Contract / Agreement / Terms
MF-1.22-Appointment of Project Supervisor (PW-CF6).docx
38.8 KB · Contract / Agreement / Terms
PW-CF6-v1.14-19-07-2023.pdf
612.0 KB · Contract / Agreement / Terms
21,089[16]_Irish Water Application.pdf
294.1 KB · Form / Declaration / Certificate
2375 - Suitability Assessment Questionnaire.pdf
1.4 MB · Form / Declaration / Certificate
2375-QW-Part-2-v1.0-28-07-2023-2.docx
66.3 KB · Form / Declaration / Certificate
2375-QW2-Part-1-v2.0-28-07-2023-1.docx
189.1 KB · Form / Declaration / Certificate
3.4.2-HS-PSCS-v3.0-28-07-2023.docx
44.8 KB · Form / Declaration / Certificate
Appendix-A-Applicants-Self-Declaration-re-Regulation-57.docx
41.1 KB · Form / Declaration / Certificate
Appendix-B2-Certificate-of-Satisfactory-Project-Execution.docx
29.3 KB · Form / Declaration / Certificate
Appendix-B3-Certificate-of-Satisfactory-Delivery-of-Services.docx
28.9 KB · Form / Declaration / Certificate
Appendix-E-Declaration-in-relation-to-Russian-Sanctions.docx
27.3 KB · Form / Declaration / Certificate
Appendix-F-Declaration-re-International-Procurement-Instrument.docx
26.3 KB · Form / Declaration / Certificate
BCAR Information Required (Strokestown).xlsx
51.4 KB · Form / Declaration / Certificate
MF-1.21-Performance Bond (PW-CF6).docx
53.1 KB · Form / Declaration / Certificate
MF-1.23-Rates of Pay and Conditions of Employment Certificate (PW-CF6).docx
38.2 KB · Form / Declaration / Certificate
Preliminary Test & Inspection Plan(Strokestown).docx
76.8 KB · Form / Declaration / Certificate
21,089(16)_PD-00-02_25 Inch OSI Map_Rev02.pdf
1.2 MB · Drawing / Plan / Layout
21,089(16)_PD-00-03_6 Inch OSI Map_Rev02.pdf
1.3 MB · Drawing / Plan / Layout
21,089[16]_DD-00-04_DrainageLayout.pdf
744.4 KB · Drawing / Plan / Layout
21,089[16]_PD-00-01_6 Inch OSI Map_Rev02.pdf
1.3 MB · Drawing / Plan / Layout
21,089_DAC-00-01 Plans__Section.pdf
2.3 MB · Drawing / Plan / Layout
21,089_DAC-00-02 Elevations_SitePlan.pdf
2.2 MB · Drawing / Plan / Layout
21,089_FC-00-01 Plans__Section.pdf
2.3 MB · Drawing / Plan / Layout
21,089_FC-00-02 Elevations_SitePlan.pdf
2.2 MB · Drawing / Plan / Layout
21-089-05_DD-00-02 [Site Location].pdf
2.6 MB · Drawing / Plan / Layout
21-089-05_DD-00-03 [Site Layout Plan].pdf
1022.3 KB · Drawing / Plan / Layout
21-089-05_DD-10-01 [Floor Plans].pdf
1.3 MB · Drawing / Plan / Layout
21-089-05_DD-20-01 [Elevations & Section].pdf
3.2 MB · Drawing / Plan / Layout
21-089-05_DD-20-02 [Demolition & Rebuild].pdf
2.3 MB · Drawing / Plan / Layout
21-089-05_DD-40-01 [Structural].pdf
1.1 MB · Drawing / Plan / Layout
21-089-05_DD-40-02 [Diathonite Details].pdf
490.1 KB · Drawing / Plan / Layout
21-089-05_DD-40-03 [Construction Details].pdf
1007.2 KB · Drawing / Plan / Layout
21-089-05_DD-40-04 [Firestopping Details].pdf
2.5 MB · Drawing / Plan / Layout
21-089-05_DD-50-01 [Bathroom Layouts].pdf
674.2 KB · Drawing / Plan / Layout
21-089-05_DD-50-02 [Kitchen Layouts].pdf
491.7 KB · Drawing / Plan / Layout
21-089-05_DD-70-01 [Window Schedule].pdf
607.7 KB · Drawing / Plan / Layout
21-089[16]_DD-00-02 [Site Location].pdf
2.6 MB · Drawing / Plan / Layout
23-136 Drg Reg - Progress Issue.pdf
33.6 KB · Drawing / Plan / Layout
23-136-E201 Rev 1.pdf
342.2 KB · Drawing / Plan / Layout
23-136-E202 Rev 1.pdf
302.2 KB · Drawing / Plan / Layout
23-136-M201 Rev 1.pdf
258.7 KB · Drawing / Plan / Layout
23-136-M202 Rev 1.pdf
225.3 KB · Drawing / Plan / Layout
23-136-M301 Rev 1.pdf
257.0 KB · Drawing / Plan / Layout
23-136-M302 Rev 1.pdf
220.1 KB · Drawing / Plan / Layout
23-136-M401 Rev 1.pdf
208.4 KB · Drawing / Plan / Layout
23-136-M402 Rev 1.pdf
181.0 KB · Drawing / Plan / Layout
23-136-SCE101 Rev1.pdf
239.2 KB · Drawing / Plan / Layout
23-136-SCM101 Rev1.pdf
152.9 KB · Drawing / Plan / Layout
21,089_Strokestown_DAC_Report_001.pdf
935.3 KB · Other
23-136_ Design Risk Assessment.pdf
165.2 KB · Other
Best_Practice_Guidelines_for_the_Conservation_of_Bats_in_the_Planning_of_National_Road_Schemes.pdf
991.6 KB · Other
Elphin House, Strokestown - Asbestos Survey Report.pdf
1.6 MB · Other
ELPHIN St, STROKESTOWN - Archaeological Heritage Screening Report (Final).pdf
1.5 MB · Other
ELPHIN STREET, STROKESTOWN, Co ROSCOMMON- Archaeological Heritage Screening Report - DRAFT 14-12-2022.docx
5.6 MB · Other
ESB Construction Safety 28th 11.40.pdf
803.2 KB · Other
P26RP001F01- AA Screening_Strokestown FINAL.pdf
2.5 MB · Other
P26RP001F01- AA Screening_Strokestown.pdf
1.5 MB · Other
P26RP002F01 - EIA Screening Strokestown_FINAL.pdf
4.1 MB · Other
P26RP003F01 IAPS Strokestown.pdf
1.1 MB · Other
P26RP004D01_Bat Assessment.pdf
1.7 MB · Other
Preliminary Safety and Health Plan Strokestown.pdf
843.6 KB · Other
Strokestown Roscommon FF Apt.pdf
304.8 KB · Other
Strokestown Roscommon GF Apt.pdf
305.6 KB · Other
Strokestown Roscommon SF Apt.pdf
305.2 KB · Other
Work Safely Protocol December 2020.pdf
683.0 KB · Other
23-136 Radiator Schedule Rev 1.pdf
110.4 KB · Appendix / Annex
2375 - Tender Return Checklist.pdf
100.1 KB · Tender Response Template
Appendix-B1-List-of-Previous-Works-Projects-which-is-CEE.docx
34.6 KB · Appendix / Annex
Appendix-C-Bankers-Letter.docx
33.2 KB · Appendix / Annex
Appendix-D1-QW1-Letter-of-Undertaking-re.-Bond.docx
36.6 KB · Appendix / Annex
Appendix-D2-QW2-Letter-of-Undertaking-re.-Bond.docx
30.1 KB · Appendix / Annex
Roscommon CoCo - Works Specification.pdf
1.1 MB
Original notice text
This tender involves the residential development at Elphin St, Strokestown, requiring compliance with public procurement standards and specific insurance coverage.
AI analysis updated 4 months ago
Value
€600k
Deadline
16 Feb
Buyer
Roscommon County CouncilLocation
Elphin St, Strokestown, Roscommon
Procedure
Open
Clarification
06 Feb 2024
eTenders ID
2979056
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