Employer’s Representative Services on Developer Design and Build Apartment Development - Oldtown 1, Swords, Co. Dublin
Value
€100k
Deadline
13 Oct
13 Oct 2026
Value
€100k
Deadline
13 Oct
Seeking Employer's Representative and Agent for a Design and Build apartment development (51 units) in Swords, Co. Dublin. Services include contract administration, technical oversight, and project management support.
Employer's Representative and Agent services for Design and Build apartment development in Swords, Co. Dublin.
Bidder profile
Firms with significant experience in managing Design and Build residential developments, capable of meeting high professional indemnity insurance levels and completing comprehensive SAQ documentation.
Risks & flags
- High Professional Indemnity Insurance requirement (€6.5M each claim)
- Extensive SAQ and exclusion grounds
- Requirement for Reliance Guarantees/Warranties
- Late submission deadline (Oct 2026)
Briefing
AI-generated analysis of the documents. Check the official notice and any amendments for current submission details.
1. At a glance
| Buyer | Tuath Housing Association Ltd |
|---|---|
| Title | Employer’s Representative Services on Developer Design and Build Apartment Development - Oldtown 1, Swords, Co. Dublin |
| CPV / category | not stated |
| Estimated value | €1.00 (not disclosed) |
| Per-year (if multi-year) | not stated |
| Procedure type | not stated |
| Lots | not stated |
| Location | Swords, Co. Dublin |
| Contract length | not stated |
| Submission deadline | 2026-10-13T15:00:00+00:00 |
| Go-live / start | not stated |
2. Scope of Work
This tender seeks an Employer's Representative (ER) and Employer's Agent (EA) for a Design and Build apartment development at Oldtown 1, Swords, Co. Dublin. The project involves 51 units. The ER/EA will act on behalf of Tuath Housing Association Ltd, the Client, throughout the design and construction phases of the development.
The scope of services includes:
- Acting as Employer's Representative: This involves overseeing the project from a technical and contractual perspective, ensuring the design and build process aligns with the Client's requirements and contractual obligations.
- Acting as Employer's Agent: This role typically involves managing the contract with the appointed Design and Build contractor, including administering payments, assessing progress, managing changes, and resolving disputes.
- Consultancy Services: The appointment is for technical consultancy services. The Consultant is expected to perform services with the skill, care, diligence, efficiency, and professional conduct reasonably expected from a consultant with suitable qualifications and experience.
- Design and Build Oversight: The Consultant will oversee a Design and Build procurement route, meaning the contractor will be responsible for both the design and construction of the apartment development.
- Contract Administration: The Consultant will administer the contract between the Client and the Design and Build contractor. This includes issuing instructions, assessing valuations, certifying payments, and managing the contract lifecycle.
- Project Management Support: While not explicitly stated as full project management, the ER/EA role inherently involves significant project oversight and coordination.
- Key Team Members: The Consultant must ensure that key team members are maintained throughout the project, with any proposed changes requiring prior Client approval and submission of CVs for substitute personnel.
- Conflict of Interest Management: The Consultant must ensure no conflict of interest arises and disclose any potential conflicts to the Client promptly.
- Insurance and Liability: The Consultant is required to maintain specific insurance levels and is subject to a liability cap as scheduled.
- Coordination and Cooperation: The Consultant will coordinate with the Client, Client's advisors, and the contractor, and cooperate to ensure the efficient progress of the project.
- Budgetary Control: The Consultant will be involved in budgetary control aspects of the project.
- Intellectual Property: The contract will define rights related to intellectual property, design features, and confidentiality.
- Termination: The contract includes provisions for termination by either party, with specific notice periods and compensation arrangements.
- PSDP Services: The role may also encompass duties as Project Supervisor Design Process (PSDP), requiring adherence to relevant health and safety legislation.
3. Background & buyer context
Tuath Housing Association Ltd is procuring these services for the Oldtown 1 development in Swords, Co. Dublin. This procurement aligns with the ongoing need for housing development within the social and affordable housing sector in Ireland. The project is a Design and Build apartment development, indicating a strategic choice by Tuath Housing to delegate design responsibility to the construction contractor. The Standard Conditions of Engagement document, published by the Office of Government Procurement, suggests adherence to national public procurement standards and best practices. The project's context is the delivery of residential units, contributing to Tuath Housing's broader mission.
4. Eligibility & selection criteria
Bidders must meet the following minimum requirements to be considered:
- Turnover requirement: Not specified for this tender.
- Insurance:
- Professional Indemnity Insurance: Minimum €6,500,000 on an "Each And Every claim" basis.
- Public Liability Insurance: Minimum €6,500,000 in respect of any one accident. Maximum excess for property only is €10,000.
- Employer's Liability Insurance: Minimum €13,000,000 in respect of any one accident.
- Certifications: Not specified for this tender.
- Past experience: Bidders must provide a list of previous projects where similar services were provided. The format requires a "Certificate of Satisfactory Execution" for each project. The SAQ Appendix B1 lists up to 28 projects that can be submitted.
- Personnel: Not specified for this tender, beyond the requirement to maintain Key Team Members.
- Geographic / facility constraints: Not specified for this tender.
5. Award criteria & scoring
The award criteria and scoring mechanism are not detailed in the provided text. The tender documents indicate that the contract will be awarded based on the most economically advantageous tender (MEAT). Typically, MEAT involves a balance of quality and price, with specific weightings assigned to each. The evaluation will likely consider the bidder's technical proposal, experience, personnel, and proposed fee.
6. Submission requirements
Bidders are required to submit the following:
- Suitability Assessment Questionnaire (SAQ): This includes Appendices A (Grounds for Exclusion), B1 (List of Previous Projects/Certificate of Satisfactory Execution), B3 (Certificate of Satisfactory Delivery of Services), C (Insurance details), and D (Reliance Guarantee/Warranty).
- Pricing Schedule: Not explicitly detailed but implied by the need for a fee proposal.
- Declarations:
- ESPD (European Single Procurement Document) is implied through the SAQ structure.
- Bona Fides declarations are covered within the SAQ (e.g., criminal convictions, tax/social security payments, insolvency).
- Tax clearance status is implicitly required through SAQ Section B.1.
- Conflict of Interest declarations are required in SAQ Section C.9.
- Mandatory site visit: Not specified for this tender.
- Submission portal: Implied to be via an eTenders platform, though not explicitly stated in the provided text.
7. Key dates & process
| RFT issued | not stated |
|---|---|
| Clarification deadline | not stated |
| Mandatory site visit | not stated |
| Tender deadline | 2026-10-13T15:00:00+00:00 |
| Expected award | not stated |
| Contract start | not stated |
| Go-live / mobilisation | not stated |
8. Contract terms that matter
- Contract Length: Not specified.
- Extension Structure: Not specified.
- 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, but performance is assessed against skill, care, diligence, efficiency, and professional conduct.
- Liquidated Damages/Penalties: Not specified.
- Termination Clauses: The contract allows for termination by the Client for cause (e.g., Consultant's breach, insolvency) or at will. Termination at will requires notice periods of at least 14 and at most 28 days. Termination for cause has varying notice periods depending on the circumstances.
- IP Ownership: Intellectual property rights are addressed, with specific clauses on general rights, licence, assignment, design features, and payment.
- Sub-contracting Rules: Sub-contracting is not permitted unless agreed or requested by the Client. Sub-consultants must provide a collateral warranty to the Client. The Consultant remains responsible for sub-consultant actions.
- Parent Company Guarantee/Bond: Not specified.
9. Risks, red flags & unusuals
- Insurance Requirements: The Professional Indemnity Insurance requirement of €6,500,000 on an "Each And Every claim" basis is substantial and may be a barrier for smaller firms.
- Lack of Turnover Requirement: The absence of a specific minimum turnover requirement could indicate a broader tender pool, but it also means that financial stability will be assessed through other means, potentially via reliance on financial standing of third parties (SAQ Appendix D).
- Extensive SAQ: The Suitability Assessment Questionnaire is comprehensive, particularly sections on grounds for exclusion (criminal convictions, tax/social security, insolvency, professional misconduct), requiring detailed responses and supporting documentation.
- Reliance Guarantees/Warranties: The requirement for Reliance Guarantees or Warranties (SAQ Appendix D) from third parties if the bidder relies on their financial or technical capacity suggests a potential need for consortia or sub-contracting arrangements, or for firms with strong parent company backing.
- No Explicit Price/Quality Split: While MEAT is implied, the specific weighting for price versus quality is not detailed in the provided text, making it difficult to gauge the relative importance of each.
- Late Deadline: The submission deadline of October 2026 is unusually far in the future for a standard tender, suggesting potential for project phasing or a long lead time.
10. SME fit assessment
This tender is likely open to small to medium-sized enterprises (SMEs) that possess significant experience in acting as Employer's Representative and Employer's Agent on Design and Build projects. The key challenge for SMEs will be meeting the €6.5 million Professional Indemnity Insurance requirement on an "Each And Every claim" basis.
- Credible Bidders: Firms with a proven track record in managing residential development projects, particularly Design and Build contracts, are well-suited. Experience in public sector or social housing projects would be advantageous. The ability to provide robust evidence of satisfactory project delivery through the required certificates is crucial.
- Consortium/Sub-contracting: The requirement for Reliance Guarantees or Warranties (SAQ Appendix D) suggests that consortia or sub-contracting arrangements are permissible and potentially encouraged, especially if a firm cannot meet all criteria independently (e.g., insurance levels).
- Indicative Bid-Prep Effort: Preparing a compliant bid will require significant effort, likely in the range of 5-10 days for an experienced firm. This includes gathering project references with certificates, detailing personnel experience, and meticulously completing the SAQ, particularly the exclusion grounds sections.
- Pwin Signal: The absence of a stated incumbent or specific past winners makes it difficult to assess Pwin. However, the high insurance requirement and the comprehensive SAQ suggest that established firms with strong financial and administrative capabilities will have an advantage. The late deadline might also indicate a project that is still in early planning stages, allowing more time for bidders to prepare.
11. Where to dig deeper
- Source RFT Filename(s): [SAQ Appendix-C-QC1-and-QC2.docx], [SAQ Appendix-B1-QC1-and-QC2.docx], [SAQ Appendix-D-QC1-and-QC2.docx], [SAQ Appendix-A-QC1-and-QC2.docx], [SAQ Appendix-B3-QC1-and-QC2.docx], [5. Standard Conditions of Engagement_Oldtown 1.docx]
- eTenders CFT ID: Not surfaced in provided text.
- Contact / Clarification Portal: Not surfaced in provided text.
- Most Important Attachments:
- [5. Standard Conditions of Engagement_Oldtown 1.docx] (Defines the contractual framework)
- [SAQ Appendix-A-QC1-and-QC2.docx] (Crucial for understanding exclusion criteria)
- [SAQ Appendix-B1-QC1-and-QC2.docx] (For detailing past experience)
Can you bid?
Public liability insurance
€6,500,000
Professional indemnity insurance
€6,500,000
Named standards / methodologies
Scoring
Most Economically Advantageous Tender
Documents (100)
12. Development Agreement Extract_Oldtown 1.DOCX
27.7 KB · Contract / Agreement / Terms
5. Standard Conditions of Engagement_Oldtown 1.docx
80.6 KB · Contract / Agreement / Terms
10. PI Certificate_Oldtown 1.docx
40.3 KB · Form / Declaration / Certificate
2. Form of Tender and Schedule_Oldtown 1.docx
256.8 KB · Form / Declaration / Certificate
25008-AKM-BA01-00-DR-A01-120000.pdf
2.1 MB · Drawing / Plan / Layout
25008-AKM-BA01-00-DR-A01-120001.pdf
2.0 MB · Drawing / Plan / Layout
25008-AKM-BA01-00-DR-A01-140000.pdf
1.3 MB · Drawing / Plan / Layout
25008-AKM-BA01-00-DR-A01-140001.pdf
1.3 MB · Drawing / Plan / Layout
25008-AKM-BA01-00-DR-A01-150000.pdf
1.5 MB · Drawing / Plan / Layout
25008-AKM-BA01-00-DR-A01-150001.pdf
1.2 MB · Drawing / Plan / Layout
25008-AKM-BA01-00-DR-A01-160000.pdf
1.1 MB · Drawing / Plan / Layout
25008-AKM-BA01-00-DR-A01-160001.pdf
926.2 KB · Drawing / Plan / Layout
25008-AKM-BA01-00-SH-A01-600000.pdf
705.5 KB · Drawing / Plan / Layout
25008-AKM-BA01-01-DR-A01-120002.pdf
2.2 MB · Drawing / Plan / Layout
25008-AKM-BA01-01-DR-A01-120003.pdf
1.9 MB · Drawing / Plan / Layout
25008-AKM-BA01-01-DR-A01-140002.pdf
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1.2 MB · Drawing / Plan / Layout
25008-AKM-BA01-01-DR-A01-150002.pdf
1.2 MB · Drawing / Plan / Layout
25008-AKM-BA01-01-DR-A01-150003.pdf
1.1 MB · Drawing / Plan / Layout
25008-AKM-BA01-01-DR-A01-160002.pdf
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856.5 KB · Drawing / Plan / Layout
25008-AKM-BA01-02-DR-A01-120004.pdf
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25008-AKM-BA01-02-DR-A01-120005.pdf
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25008-AKM-BA01-02-DR-A01-140005.pdf
1.2 MB · Drawing / Plan / Layout
25008-AKM-BA01-02-DR-A01-150004.pdf
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25008-AKM-BA01-02-DR-A01-150005.pdf
1.1 MB · Drawing / Plan / Layout
25008-AKM-BA01-02-DR-A01-160004.pdf
1.0 MB · Drawing / Plan / Layout
25008-AKM-BA01-02-DR-A01-160005.pdf
907.9 KB · Drawing / Plan / Layout
25008-AKM-BA01-03-DR-A01-120006.pdf
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25008-AKM-BA01-03-DR-A01-120007.pdf
1.8 MB · Drawing / Plan / Layout
25008-AKM-BA01-03-DR-A01-140006.pdf
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25008-AKM-BA01-03-DR-A01-140007.pdf
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25008-AKM-BA01-03-DR-A01-150006.pdf
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25008-AKM-BA01-03-DR-A01-150007.pdf
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25008-AKM-BA01-03-DR-A01-160006.pdf
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25008-AKM-BA01-03-DR-A01-160007.pdf
837.9 KB · Drawing / Plan / Layout
25008-AKM-BA01-RF-DR-A01-120008.pdf
1.6 MB · Drawing / Plan / Layout
25008-AKM-BA01-RF-DR-A01-120009.pdf
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25008-AKM-BA01-RF-DR-A01-160008.pdf
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25008-AKM-BA01-XX-DR-A01-170000.pdf
804.9 KB · Drawing / Plan / Layout
25008-AKM-BA01-XX-DR-A01-170001.pdf
792.6 KB · Drawing / Plan / Layout
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832.8 KB · Drawing / Plan / Layout
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728.5 KB · Drawing / Plan / Layout
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817.4 KB · Drawing / Plan / Layout
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25008-AKM-BA01-XX-DR-A01-170008.pdf
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726.0 KB · Drawing / Plan / Layout
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733.2 KB · Drawing / Plan / Layout
25008-AKM-BA01-XX-DR-A01-170011.pdf
801.0 KB · Drawing / Plan / Layout
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807.9 KB · Drawing / Plan / Layout
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759.6 KB · Drawing / Plan / Layout
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753.1 KB · Drawing / Plan / Layout
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772.3 KB · Drawing / Plan / Layout
25008-AKM-BA01-XX-DR-A01-200000.pdf
2.0 MB · Drawing / Plan / Layout
25008-AKM-BA01-XX-DR-A01-200001.pdf
4.3 MB · Drawing / Plan / Layout
25008-AKM-BA01-XX-DR-A01-200002.pdf
2.0 MB · Drawing / Plan / Layout
25008-AKM-BA01-XX-DR-A01-200003.pdf
3.1 MB · Drawing / Plan / Layout
25008-AKM-BA01-XX-DR-A01-220000.pdf
10.6 MB · Drawing / Plan / Layout
25008-AKM-BA01-XX-DR-A01-300000.pdf
1.8 MB · Drawing / Plan / Layout
25008-AKM-BA01-XX-DR-A01-310000.pdf
1.2 MB · Drawing / Plan / Layout
25008-AKM-BA01-XX-DR-A01-310001.pdf
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25008-AKM-BA01-XX-DR-A01-310002.pdf
1.1 MB · Drawing / Plan / Layout
25008-AKM-BA01-XX-DR-A01-310003.pdf
1.2 MB · Drawing / Plan / Layout
25008-AKM-BA01-XX-DR-A01-500000.pdf
1.2 MB · Drawing / Plan / Layout
25008-AKM-BA01-XX-DR-A01-500001.pdf
1.2 MB · Drawing / Plan / Layout
25008-AKM-BA01-XX-DR-A01-500002.pdf
864.0 KB · Drawing / Plan / Layout
25008-AKM-BA01-XX-DR-A01-500003.pdf
1.1 MB · Drawing / Plan / Layout
25008-AKM-BA01-XX-DR-A01-600010.pdf
730.9 KB · Drawing / Plan / Layout
25008-AKM-BA01-XX-DR-A01-600011.pdf
637.8 KB · Drawing / Plan / Layout
25008-AKM-BA01-XX-DR-A01-600012.pdf
729.1 KB · Drawing / Plan / Layout
25008-AKM-BA01-XX-SH-A01-620000.pdf
1.7 MB · Drawing / Plan / Layout
25008-AKM-BA01-XX-SH-A01-630000.pdf
2.2 MB · Drawing / Plan / Layout
25008-AKM-BA02-00-DR-A01-120000.pdf
1.7 MB · Drawing / Plan / Layout
25008-AKM-BA02-01-DR-A01-120001.pdf
1.6 MB · Drawing / Plan / Layout
25008-AKM-BA02-02-DR-A01-120002.pdf
1.5 MB · Drawing / Plan / Layout
25008-AKM-BA02-RF-DR-A01-120003.pdf
938.5 KB · Drawing / Plan / Layout
25008-AKM-BA02-XX-DR-A01-200000.pdf
11.8 MB · Drawing / Plan / Layout
25008-AKM-BA02-XX-DR-A01-200001.pdf
14.2 MB · Drawing / Plan / Layout
25008-AKM-BA02-XX-DR-A01-300000.pdf
837.5 KB · Drawing / Plan / Layout
25008-AKM-XXXX-XX-DR-A01-000108.pdf
1.3 MB · Drawing / Plan / Layout
Oldtown 1.02 - Car Parking Allocation.pdf
7.9 MB · Drawing / Plan / Layout
Oldtown 1.02 - Redline Map.pdf
128.4 KB · Drawing / Plan / Layout
1. Information Memorandum for ER Consultancy Services_Oldtown 1.docx
42.6 KB
11. ESPD_Oldtown 1.docx
57.5 KB · ESPD (European Single Procurement Document)
3. Instructions to Tenderers_Oldtown 1.docx
118.6 KB
6. Collateral Warranty for Consultants (HFA Precedent)_Oldtown 1.DOCX
43.6 KB
7. Confirmation Criminal Offence_Oldtown 1.docx
15.0 KB
8. Scope of Services_Oldtown 1.docx
34.8 KB
ER Tender Documents - Oldtown 1.zip
101.5 MB
SAQ (Part 1)_Oldtown 1.docx
134.7 KB
SAQ (Part 2)_Oldtown 1.docx
64.3 KB
SAQ Appendix-A-QC1-and-QC2.docx
37.1 KB · Appendix / Annex
SAQ Appendix-B1-QC1-and-QC2.docx
19.5 KB · Appendix / Annex
SAQ Appendix-B3-QC1-and-QC2.docx
18.4 KB · Appendix / Annex
SAQ Appendix-C-QC1-and-QC2.docx
27.3 KB · Appendix / Annex
SAQ Appendix-D-QC1-and-QC2.docx
26.1 KB · Appendix / Annex
Original notice text
Tuath Housing Association invites tenders from suitably qualified and experienced Employer Representatives (ER) to manage a design and build construction project of 51 apartment units at Oldtown 1, Swords, Co. Dublin. Please refer to the procurement documentation published with this contract notice for further details.
AI analysis updated 15 hours, 2 minutes ago
Value
€100k
Deadline
13 Oct
Location
Oldtown 1, Swords, Co. Dublin
Procedure
Open
eTenders ID
9010606
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