Fire Compliance Works to 82 apartments, Rochdale, Dun Laoghaire

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

1. At a glance

2. Scope of Work

This tender seeks a contractor to undertake fire compliance works across 82 apartments, phased over two distinct periods. The works are located at Rochdale, Claremount Avenue, Honey Park, Dun Laoghaire, Dublin. The contract will be administered under the Short Public Works Contract PW-CF6 v1.15.

The core activities involve ensuring compliance with fire safety regulations. Specific requirements include:

• Fire Resistance Upgrades: The works will focus on upgrading the fire resistance of timber floors. This may involve the use of proprietary materials.
• Ductwork Compliance: Ductwork systems must achieve a minimum of 75% post-consumer waste, and meet specific fire resistance standards.
• Fire Safety Systems: Installation or upgrade of fire detection and suppression systems, including smoke alarms and heat detectors, to meet relevant standards.
• Building Regulations Compliance: Works must comply with the Building Control Regulations 1997-2014, as amended by S.I. No. 57/2017.
• Material Selection: Goods and materials used must be of good quality and suitable for their intended purpose, with necessary certification provided.
• Site Management: The contractor is responsible for site security, order, safety of persons on site, and protection of nearby areas from hazards and interference.
• Access and Services: The contractor is responsible for the suitability and availability of access routes, and for obtaining required facilities, power, water, and other services, unless specified otherwise.
• Inspections and Testing: The contractor must provide access for inspection and testing of works, goods, and materials by the Employer, Employer's Representative, and Assigned Certifier.
• Rectification of Defects: The contractor must rectify any works or materials that do not comply with the contract upon instruction.
• Suspension of Works: The contractor must protect, store, and secure affected works during any suspension period.
• Discovery of Items: Any discovered fossils, antiquities, or human remains must be preserved, and the Employer's Representative notified.

The contract specifies that the contractor must not subcontract the whole of the works. Subcontracting parts of the works requires the Employer's Representative's consent, unless already provided for in the contract.

3. Background & buyer context

Tuath Housing Association Ltd is procuring these fire compliance works to address safety and regulatory requirements within its property portfolio. The works are situated in Rochdale, Claremount Avenue, Honey Park, Dun Laoghaire, Dublin. The contract is being issued under the Department of Public Expenditure, Infrastructure, Public Service Reform and Digitalisation's Short Public Works Contract PW-CF6 v1.15, dated 25th November 2025. This framework indicates a standard approach to public sector construction procurement in Ireland. The specific driver for this tender appears to be the need to upgrade fire resistance in existing residential units, likely in response to evolving building regulations or post-incident reviews.

4. Eligibility & selection criteria

Bidders must meet the following minimum requirements to be considered eligible:

• Turnover requirement: Applicants must meet or exceed the specified minimum turnover per annum. The specific figure is not stated in the provided extract.
• Insurance:
• Public Liability Insurance: €6.5 million each and every claim.
• Product Liability Insurance: €6.5 million each and every claim.
• Employer's Liability Insurance: €13 million each and every claim.
• Maximum excess for Public Liability and Employer's Liability insurance is €6,500.
• 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.

5. Award criteria & scoring

The award criteria and scoring mechanism are not detailed in the provided contract document extract. Typically, public sector tenders in Ireland are awarded based on the Most Economically Advantageous Tender (MEAT), which balances price and quality. The specific weighting for price versus quality, and any sub-criteria for quality assessment, are not disclosed in this document.

6. Submission requirements

The provided contract document does not detail the specific submission requirements for bidders. This typically includes the format of the response document, page limits, CV requirements for key personnel, pricing schedules, case studies, and mandatory declarations such as the European Single Procurement Document (ESPD), Bona Fides, Tax Clearance, and Conflict of Interest declarations. The submission portal is expected to be eTenders. Any mandatory site visit details, if applicable, would also be specified in the full tender documentation.

7. Key dates & process

8. Contract terms that matter

• Contract Type: Short Public Works Contract PW-CF6 v1.15.
• Term: Not specified, but the contract comes into effect upon written acceptance of the tender.
• Payment: Interim payments on account as scheduled, a percentage upon substantial completion, and the balance after the Defects Certificate is issued. Payment claims require a notice, followed by the Employer's Representative's certificate. Invoices are to be paid within the period stated in the Schedule. Late payments incur interest as per the European Communities (Late Payment in Commercial Transactions) Regulations 2012.
• Liquidated Damages: Apply if the Works are not substantially completed within the Time for Completion, at the rate specified in the Schedule.
• Termination: Not detailed in the provided extract, beyond clauses related to suspension of works.
• IP Ownership: Not specified in the provided extract.
• Sub-contracting: The contractor cannot subcontract the whole of the Works. Subcontracting parts requires Employer's Representative consent, unless already provided for.
• Performance Bond: Required if stated in the Schedule, to be provided within 7 days of tender acceptance.

9. Risks, red flags & unusuals

The tender documents provided focus on the contract conditions rather than the specific tender requirements. Key points to note:

• Value Undisclosed: The estimated value is not disclosed, which is unusual for a public tender of this nature and may indicate a standard framework call-off or a value below reporting thresholds.
• Limited Detail on Scope: The provided contract conditions do not elaborate on the specific fire compliance measures required beyond general statements about fire resistance and ductwork. The full scope will be detailed in other tender documents.
• Short Public Works Contract: This contract form is typically used for works valued below certain thresholds, suggesting a potentially smaller scale project or a specific procurement strategy.
• Phased Works: The mention of "two phases" implies a potential for staged delivery or separate contract periods, which could impact contractor planning and resourcing.
• Insurance Excess: A maximum excess of €6,500 for Public and Employer's Liability insurance is specified, which is a standard but important detail for bidders to note.

10. SME fit assessment

This tender is likely suitable for small to medium-sized enterprises (SMEs) with demonstrable experience in fire safety upgrades and general construction works.

• Credible Bidders: Firms with a proven track record in residential building refurbishment, specifically involving fire safety compliance, would be well-positioned. Experience with timber floor upgrades and ductwork systems is essential. Compliance with Irish Building Regulations is a prerequisite.
• Consortium/Sub-contracting: The contract explicitly prohibits subcontracting the entire works. Subcontracting parts requires consent, suggesting a preference for the main contractor to hold significant responsibility. Consortium bids may be permissible if structured correctly, but the primary contractor must meet eligibility.
• Indicative Bid-Prep Effort: Given the need to understand the specific fire compliance requirements, site conditions, and the PWCF6 contract, bid preparation could require 5-10 working days for a firm with relevant experience and established processes.
• Pwin Signal: The use of the Short Public Works Contract suggests a procurement process that is accessible to a broader range of contractors, including SMEs. The absence of a disclosed value and specific award criteria in the contract document means assessing incumbent strength or past winners is not possible from this extract.

11. Where to dig deeper

• Source RFT Filename(s): [B.2 PWCF6 Contract.pdf]
• eTenders CFT ID: Not specified in the provided documents.
• Contact / Clarification Portal: Not specified in the provided documents.
• Most Important Attachments:
• PWCF6 Contract Conditions (provided)
• Schedule (referenced throughout contract, not provided)
• Tender Form and Acceptance (referenced, not provided)