Employer's Representative Services on Developer Design and Build Apartment Development - Cornelscourt Meadows, Old Bray Road, Dublin 18

AI-generated analysis of the documents. Check the official notice and any amendments for current submission details.

1. At a glance

Buyer Title CPV / category Estimated value Per-year Procedure type Lots Location Contract length Submission deadline Go-live / start | :--------------------- | :------------------------------------------------------------------------------------------------ | :------------- | :-------------- | :--------- | :------------- | :--- | :------- | :-------------- | :------------------ | :-------------- | Tuath Housing Association Ltd Employer’s Representative Services on Developer Design and Build Apartment Development - Cornelscourt Meadows, Old Bray Road, Dublin 18 Not stated €195,000.00 Not stated Not stated Not stated Dublin 18 Not stated 2026-10-20 15:00:00 Not stated

2. Scope of Work

The contract requires the provision of Employer's Representative (ER) and Employer's Agent (EA) consultancy services for a design and build apartment development. The project, located at Cornelscourt Meadows, Old Bray Road, Dublin 18, involves the construction of 351 units. The Consultant will act on behalf of Tuath Housing Association Ltd (the Client) throughout the project lifecycle.

The scope of services includes:

• Employer's Representative Duties: The Consultant will act as the Employer's Representative under the project construction contract. This involves managing the contract, issuing instructions, assessing interim and final payments, and certifying practical completion.
• Employer's Agent Duties: The Consultant will also act as the Employer's Agent, overseeing the design and build process. This includes managing the relationship between the Client and the contractor, ensuring compliance with contract terms, and facilitating communication.
• Project Supervisor Design Process (PSDP): The Consultant will fulfil the role of PSDP, ensuring compliance with health and safety regulations during the design phase. This involves preparing the relevant health and safety documentation and coordinating design aspects to mitigate risks.
• Contract Administration: The Consultant will administer the construction contract, which includes managing variations, assessing claims, and resolving disputes.
• Quality Assurance and Control: The Consultant will monitor the quality of work undertaken by the contractor, ensuring it meets the specified standards and requirements.
• Financial Management: This includes assessing and certifying interim payments to the contractor, managing the project budget, and providing cost advice to the Client.
• Reporting: Regular reporting to the Client on project progress, risks, and financial status will be required.
• Coordination: Liaising with the Client, the contractor, and any other appointed consultants or advisors to ensure the smooth progression of the project.
• Site Visits and Inspections: Conducting site visits and inspections to monitor progress, quality, and safety.
• Handover and Closeout: Managing the project closeout process, including snagging, final account settlement, and handover of the completed development.

The development comprises 351 units, with individual apartment sizes ranging from 32 m² to 258 m². The contract is for consultancy services related to this specific development.

3. Background & buyer context

This procurement is for Employer's Representative and Employer's Agent consultancy services for the Cornelscourt Meadows development. Tuath Housing Association Ltd is the contracting authority. The project involves the construction of 351 apartment units. The Standard Conditions of Engagement for Consultancy Services (Technical) document, published by the Office of Government Procurement, forms part of the contract framework. The project is identified as a Design and Build Apartment Development. The contract is dated 30 September 2024.

4. Eligibility & selection criteria

Bidders must meet the following minimum requirements to be considered:

• Turnover requirement: Not specified for this tender.
• Insurance:
• Public Liability: €6,500,000 per claim.
• Employer's Liability: €13,000,000 per claim.
• Professional Indemnity: €6,500,000 per claim, with an unspecified annual aggregate cover.
• Certifications: Not specified for this tender.
• Past experience: Bidders must provide evidence of satisfactory delivery of services through Certificates of Satisfactory Execution. The tender documents provide templates for listing up to 28 previous projects and for detailing the main service provided, value, and dates for each.
• Personnel: Not specified for this tender.
• Geographic / facility constraints: Not specified for this tender.

Bidders must also confirm they have not been subject to grounds for exclusion related to criminal convictions, payment of taxes or social security contributions, insolvency, conflict of interest, or professional misconduct, as detailed in Appendix A of the Suitability Assessment Questionnaire.

5. Award criteria & scoring

The award criteria and scoring mechanism are not explicitly detailed in the provided documentation. However, the tender process will likely follow standard public procurement procedures, which typically involve a balance between quality and price. The evaluation will assess the bidder's suitability based on the criteria outlined in the selection stage, and the proposed technical and commercial offering.

6. Submission requirements

Bidders are required to submit the following:

• Suitability Assessment Questionnaire (SAQ): This includes appendices covering:
• Appendix A: Grounds relating to criminal convictions, payment of taxes/social security, insolvency, conflict of interest, and professional misconduct.
• Appendix B1: List of previous projects and Certificates of Satisfactory Execution.
• Appendix B3: Certificate of Satisfactory Delivery of Services.
• Appendix C: Confirmation of insurance facilities from an authorised insurer or intermediary.
• Appendix D: Reliance Guarantee or Warranty from any third party whose capacities are being relied upon.
• Pricing Schedule: Not explicitly detailed, but likely required as part of the overall tender submission.
• Declarations: Bidders must complete declarations regarding their eligibility and absence of grounds for exclusion as per Appendix A.
• Tax Clearance: Bidders must provide their Tax Clearance Access Number and Tax Reference Number for online verification.
• Insurance Confirmation: Appendix C requires confirmation from an insurance undertaking or intermediary regarding the availability of required insurance cover.
• Reliance Documentation: Appendix D requires confirmation from any third party whose capacities are being relied upon for financial or technical standing.
• Submission Portal: Submissions are to be made via eTenders. Specific formatting rules for electronic copies are not detailed.

7. Key dates & process

8. Contract terms that matter

• Contract Length: Not specified, but the services relate to a specific development project.
• Payment Terms: Payments are to be made within 30 days after the Consultant supplies a valid invoice, subject to any due deduction of withholding tax.
• Key SLAs/KPIs: Not specified.
• Liquidated Damages: Not specified.
• Termination: The Client may terminate the contract at will with notice periods of 14 to 28 days. Termination for cause is also provided for.
• IP Ownership: Not specified.
• Sub-contracting: Sub-contracting of services is not permitted unless agreed or requested by the Client. Sub-consultants must provide a collateral warranty in favour of the Client.
• Parent Company Guarantee/Bond: Not specified.

9. Risks, red flags & unusuals

The tender deadline of 20 October 2026 is unusually distant for a consultancy service procurement, suggesting a long lead time or a potential for significant project phasing. The estimated value of €195,000 for a 351-unit development project appears low for the full scope of Employer's Representative and Employer's Agent services, potentially indicating a phased approach or a focus on specific aspects of the role. The absence of specific details on award criteria and scoring mechanisms requires bidders to infer standard public procurement practices. The requirement for specific reliance guarantees or warranties from third parties (Appendix D) adds a layer of complexity to the submission process for bidders relying on others.

10. SME fit assessment

This tender is likely suitable for small to medium-sized enterprises (SMEs) with established expertise in construction project management and consultancy, particularly in the role of Employer's Representative and Employer's Agent. The relatively modest estimated value suggests that a single SME, or a small consortium, could credibly bid.

• Credible Bidders: Firms with a proven track record in managing design and build residential projects, possessing the necessary professional qualifications and insurance cover. Experience in health and safety roles (PSDP) is also essential.
• Consortium/Sub-contracting: Sub-contracting is generally not permitted without client agreement. Consortium bids may be permissible, provided the combined entity meets all requirements.
• Indicative Bid-Prep Effort: Bid preparation will likely require 5-10 days, focusing on compiling past project evidence, detailing personnel experience, and addressing the specific SAQ requirements, particularly Appendices A, B, C, and D.
• Pwin Signal: The distant tender deadline and potentially low estimated value might suggest a less competitive process or a specific strategic approach by the buyer. Without information on incumbent status or previous tender winners, it is difficult to assess the Pwin signal definitively.

11. Where to dig deeper

• Source RFT Filename(s): Not explicitly stated, but likely associated with the provided SAQ appendices and Standard Conditions of Engagement.
• eTenders CFT ID: Not provided.
• Contact Email/Clarification Portal: Not provided.
• Most Important Attachments:
• SAQ Appendix A (Grounds for Exclusion)
• SAQ Appendix B1 (List of Previous Projects)
• 5. Standard Conditions of Engagement_Cornelscourt.docx