Construction of 2 No. Social Houses, Skenagun, Co. Kildare
Deadline
09 Sep
09 Sep 2026
Deadline
09 Sep
Construction of two social housing units in Skenagun, Castledermot, Co. Kildare, under the Short Public Works Contract PW-CF6 v1.15.
Kildare County Council seeks contractor for construction of two social housing units
Bidder profile
SMEs with experience in general residential construction, familiar with public sector contracts and capable of meeting substantial insurance requirements and waste management criteria.
Risks & flags
- Substantial insurance requirements for project scale
- Specific waste management GPP criteria
- Lack of detailed award criteria in provided documents
Briefing
AI-generated analysis of the documents. Check the official notice and any amendments for current submission details.
1. At a glance
| Buyer | Kildare County Council |
|---|---|
| Title | Construction of 2 No. Social Houses, Skenagun, Co. Kildare |
| CPV / category | Not specified |
| Estimated value | Not disclosed |
| Per-year | Not specified |
| Procedure type | Not specified |
| Lots | Not specified |
| Location | Skenagun, Castledermot, Co. Kildare |
| Contract length | Not specified |
| Submission deadline | 2026-09-02T15:00:00+00:00 |
| Go-live / start | Not specified |
2. Scope of Work
This tender seeks a contractor for the construction of two social housing units located at Skenagun, Castledermot, County Kildare. The contract will involve the full construction lifecycle from site preparation to completion, adhering to the Short Public Works Contract PW-CF6 v1.15.
The contractor's responsibilities include:
- Site Management: Securing the site, maintaining good order, and ensuring the safety of persons on site and protection of nearby areas from hazards. This includes managing access routes and any required maintenance.
- Construction: Building the two social housing units in accordance with good practice, using quality goods and materials. This encompasses all operations on site, including temporary works.
- Compliance: Ensuring all works comply with the contract, the Employer's Representative's written instructions, and relevant legislation, including the Building Control Regulations 1997-2014.
- Materials and Goods: Selecting and using goods and materials suitable for their intended purpose and providing necessary certification.
- Setting Out: Accurately setting out the works by reference to specified points, lines, and levels, after verifying their accuracy.
- Inspections and Testing: Facilitating access for the Employer, Employer's Representative, Assigned Certifier, and authorised persons for inspection and testing of works, goods, and materials. This includes providing timely notification before covering work that requires inspection.
- Rectification: Uncovering, dismantling, re-covering, or re-erecting work as instructed, and removing and replacing non-compliant works or materials.
- Suspension: Complying with instructions to suspend all or part of the works, protecting, storing, and securing affected works, and maintaining insurances during suspension.
- Discovery of Items: Preserving and notifying the Employer's Representative of any fossils, coins, antiquities, monuments, items of value, or human remains discovered on site.
- Waste Management: Implementing a site waste management plan to ensure waste arisings are less than or equal to 11 tonnes per 100 m2 gross internal office floor area. This plan must establish systems for separate collection of materials for re-use, recycling, and recovery, respecting the waste hierarchy. Monitoring data for waste arisings and their destination must be provided to the contracting authority.
- Completion: Substantially completing the works within the Time for Completion and completing any outstanding work promptly after certification.
3. Background & buyer context
Kildare County Council is procuring the construction of two social housing units at Skenagun, Castledermot, County Kildare. This procurement aligns with the Council's ongoing commitment to providing social housing stock. The project is being undertaken under the framework of the Short Public Works Contract PW-CF6 v1.15, a standard contract form for public works projects in Ireland. No specific programme or policy drivers beyond general housing provision are explicitly stated in the provided documentation. There is no mention of an incumbent contractor for this specific site or project.
4. Eligibility & selection criteria
Bidders must meet the following minimum requirements to be considered:
- Turnover requirement:
- Average annual turnover of €950,000 arising from General Construction work over the period specified in the Qualification Criterion.
- Insurance:
- Professional Indemnity Insurance: €6,500,000 for any one event.
- Public Liability Insurance: €6,500,000 for any one accident.
- Employer's Liability Insurance: €13,000,000 for any one event.
- Maximum permissible excess on Professional Indemnity Insurance: the greater of 2% of the Tenderer’s annual turnover or €5,000.
- Maximum excess for property only: €10,000.
- No excess is permitted in respect of public liability.
- Certifications: Not specified for this tender.
- Past experience: Bidders must provide a list of completed projects similar in nature and complexity to the works required. The specific number, value, and timeframe for these projects are detailed in the Qualification Criterion within the Suitability Assessment Questionnaire.
- 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 tender documents. Typically, public sector tenders in Ireland are awarded based on the Most Economically Advantageous Tender (MEAT), which considers a balance of price and quality. The specific weighting for price and quality, along with any sub-criteria and minimum scoring thresholds, would be outlined in the full tender documentation.
6. Submission requirements
Bidders are required to submit the following:
- Method statement / response document: Not specified in terms of format or page limits in the provided extracts.
- CVs: Not specified.
- Pricing schedule: Not specified in terms of format or named template.
- Case studies: Bidders must provide a list of completed projects similar in nature and complexity to the works required, organised in order of precedence and listed in the format of Appendix B1.
- Declarations:
- Letter of Undertaking/Bond from a Surety (Appendix D1).
- Forms of undertaking for financial standing and technical competency (Appendix 1 - Forms_of_undertaking.docx).
- Suitability Assessment Questionnaire (implied by reference to qualification criteria).
- Tax clearance and conflict of interest declarations are standard but not explicitly detailed in the provided extracts.
- Mandatory site visit: Not specified.
- Submission portal: Tenders must be submitted via the eTenders platform. Specific formatting rules for uploads are not detailed but bidders are advised to allow sufficient time for the process.
7. Key dates & process
| Date | Details |
|---|---|
| RFT issued | Not specified (implied by deadline) |
| Clarification deadline | Not specified |
| Tender deadline | 2026-09-02T15:00:00+00:00 |
| Expected award | Not specified |
| Contract start | Not specified |
| Go-live / mobilisation | Not specified |
8. Contract terms that matter
- Contract Form: Short Public Works Contract PW-CF6 v1.15.
- Term: The contract duration is defined by the "Time for Completion" stated in the Schedule, which may be extended under clause 2.7.
- Payment Terms: Interim payments are made as scheduled. A percentage of the price is paid after substantial completion, and the balance after the Defects Certificate is issued. Payment claims are processed within 14 days, and the Employer pays within the period stated in the Schedule.
- Key SLAs/KPIs: Not explicitly detailed in the provided extracts, but adherence to the Time for Completion and quality standards are implicit.
- Liquidated Damages: Apply if the Contractor fails to substantially complete the Works within the Time for Completion, at the rate specified in the Schedule. The rate is stated as €100 per day in the "DO-NOT-USE-AS-BINDING" section, but this is not confirmed as a binding figure for this tender.
- Termination: The contract may be terminated by the Employer under specific circumstances, such as prolonged suspension of works (clause 3.12).
- IP Ownership: Not specified in the provided extracts.
- Sub-contracting: The Contractor may engage sub-processors for data processing under specific conditions (clause 1.9). General sub-contracting rules are not detailed in the provided extracts but are typically governed by the Short Public Works Contract.
- Performance Bond: If required by the Schedule, a performance bond must be provided within 7 days of acceptance of the tender, in the amount stated in the Schedule.
9. Risks, red flags & unusuals
- Limited Project Scope: The construction of only two social housing units is a relatively small-scale project, which may influence the type and size of contractors likely to bid.
- Short Public Works Contract: This contract form is standard for public works but may have specific clauses regarding payment, variations, and dispute resolution that differ from other forms of contract.
- Waste Management Requirements: The inclusion of specific Irish Green Public Procurement (GPP) criteria for waste management (Appendix 1 - Selected Irish GPP criteria.pdf) adds a layer of complexity to site operations and reporting.
- Insurance Requirements: The specified insurance levels, particularly Public Liability and Professional Indemnity at €6.5 million, are substantial for a project of this scale and may be a barrier for smaller firms.
- Lack of Detailed Award Criteria: The absence of explicit award criteria and scoring in the provided documents means bidders must rely on the full tender package for this crucial information.
10. SME fit assessment
This tender is likely suitable for small to medium-sized enterprises (SMEs) with experience in general construction, particularly those familiar with public sector contracts and the Short Public Works Contract.
- Credible bidders: Firms with a proven track record in residential construction, capable of meeting the €950,000 average annual turnover requirement and the specified insurance levels (€6.5m PI/PL, €13m EL). Experience in social housing projects would be advantageous.
- Consortium/Sub-contracting: The provided documents do not explicitly prohibit consortium bidding or sub-contracting. However, the primary contractor must meet the eligibility criteria. Sub-contractors may be relied upon for technical competency, requiring specific forms of undertaking.
- Indicative bid-prep effort: Bid preparation will involve compiling detailed project lists, ensuring insurance and financial standing meet requirements, and potentially developing a site waste management plan. This could require several days of effort for a firm already familiar with public procurement processes.
- Pwin signal: The tender is for a specific, relatively small-scale construction project. The presence of substantial insurance requirements and the use of a standard public works contract suggest a competitive bidding process. There is no clear indication of an incumbent or a sole-supplier framework.
11. Where to dig deeper
- Source RFT filename(s): [1.1 Invitation to tender letter.pdf]
- eTenders CFT ID: Not specified in provided documents.
- Contact email or clarification portal: Not specified in provided documents.
- Most important attachments:
- [PW-CF6_Contract.pdf] - Short Public Works Contract Conditions
- [Appendix_D1_QW1_Letter_of_Undertaking_Bond.docx] - Letter of Undertaking/Bond
- [Appendix_B1_List_of_Previous_Works_Projects_which_is_CEE.docx] - List of Previous Works Projects
Can you bid?
Minimum turnover
€950,000
Public liability insurance
€6,500,000
Professional indemnity insurance
€6,500,000
Named standards / methodologies
Scoring
Most Economically Advantageous Tender
Documents (98)
22218 Skenagun Prelim Spec 2026-07-13.pdf
138.1 KB · Specification
23D0039 -Skenagun Infill Project, Castledermott, Athy Civil Structural Specification_Tender.pdf
1.2 MB · Specification
23D039 HHP Architectural Specification Tender.pdf
1.2 MB · Specification
23ME011 General Electrical Specification.pdf
664.5 KB · Specification
23ME011 General Mechanical Specification.pdf
377.7 KB · Specification
23ME011 Site Specific Electrical Specification.pdf
235.7 KB · Specification
23ME011 Site Specific Mechanical Specification.pdf
172.9 KB · Specification
1.1 Invitation to tender letter.pdf
207.0 KB · RFT / Invitation to Tender
3.4.1-HS-Works-Contractor_v3.1-25-11-2025.docx
51.1 KB · Contract / Agreement / Terms
PW-CF6_Contract.pdf
431.0 KB · Contract / Agreement / Terms
Ancillary Certificates.pdf
214.0 KB · Form / Declaration / Certificate
Appendix_A_Applicants_Self-Declaration__Regulation_57.docx
40.7 KB · Form / Declaration / Certificate
Appendix_B2_Certificate_of_Satisfactory_Project_Execution.docx
26.0 KB · Form / Declaration / Certificate
Appendix_B3_Certificate_of_Satisfactory_Delivery_of_Services.docx
25.6 KB · Form / Declaration / Certificate
23D039_01_Rev T_Site Location Plan and Existing & Proposed Site Plans.pdf
402.3 KB · Drawing / Plan / Layout
23D039_02_Rev T_Contiguous Front Elevations, Boundary Details & Main Entrance.pdf
331.3 KB · Drawing / Plan / Layout
23D039_05_ RevT - House Type A Elevations.pdf
404.2 KB · Drawing / Plan / Layout
23D039_07_ RevT - House Type B Elevations.pdf
375.7 KB · Drawing / Plan / Layout
23D039_08_ RevT - House Type B Elevations and Sections.pdf
728.1 KB · Drawing / Plan / Layout
23D039_100_Rev T_Existing and Proposed Site Plan.pdf
447.8 KB · Drawing / Plan / Layout
23D039_102_ RevT - HouseType A Structural Foundation and Ground Floor Plans .pdf
135.4 KB · Drawing / Plan / Layout
23D039_104_ RevT - HouseType B Structural Foundation and Ground Floor Plans.pdf
201.5 KB · Drawing / Plan / Layout
23D039_108_Rev T_Proposed Drainage Layout.pdf
322.4 KB · Drawing / Plan / Layout
23D039_109_Rev T_Proposed Watermain Layout.pdf
317.0 KB · Drawing / Plan / Layout
23D039_Architectural Drawing Register_Tender.pdf
178.3 KB · Drawing / Plan / Layout
23D039_C&S Drawing Register_Tender.pdf
185.0 KB · Drawing / Plan / Layout
23ME011 - Electrical Drawing Register.pdf
96.7 KB · Drawing / Plan / Layout
23ME011 - Mechanical Drawing Register.pdf
123.7 KB · Drawing / Plan / Layout
1.2 Instructions to tender (ITT).docx
63.4 KB
1.3 Appendix 1 - Selected Irish GPP criteria.pdf
94.9 KB · Appendix / Annex
22218 - QW2_Part_1_v2.2_25-11-2025.docx
197.7 KB
22218 - QW_Part_2_v1.1_18-11-2024.docx
58.4 KB
22218-XXX-LI-KCC-PM-9001 Safety File Checklist.pdf
229.6 KB
22218-XXX-RP-KCC-PM-0100 Employers Req Spec.pdf
402.9 KB
22218-XXX-SH-KCC-AR-2001 Tender Document Index.pdf
112.0 KB
22218-ZZZ-BQ-KCC-CM-0001 Element Summary - WIP - R1.xlsx
81.1 KB
22218-ZZZ-BQ-KCC-CM-0001 Element Summary - WIP - R2.xlsx
80.7 KB
22218-ZZZ-BQ-KCC-CM-0001 Element Summary.xlsx
81.5 KB
22218-ZZZ-BQ-KCC-CM-0002 General Summary - WIP.xlsx
50.8 KB
22218-ZZZ-BQ-KCC-CM-0002 General Summary.xlsx
42.2 KB
22218_Form & Tender Schedule.docx
61.5 KB
23D039 Skenagun Infill Project - PSHP - Tender.pdf
1.4 MB
23D039_00_Rev T_Standard Notes.pdf
930.1 KB
23D039_03_ RevT - House Type B Demolition Package.pdf
488.3 KB
23D039_04_ RevT - House Type A Ground Floor & Roof Plans and Section A-A.pdf
751.3 KB
23D039_06_ RevT - House Type B Ground Floor and Roof Plans.pdf
556.5 KB
23D039_09_ RevT - Typical Details Sheet 1 of 2.pdf
389.1 KB
23D039_101_ RevT - Demolition Package.pdf
157.4 KB
23D039_103_ RevT - HouseType A Structural Roof Plan.pdf
128.6 KB
23D039_105_ RevT - HouseType B Structural Roof Plan.pdf
131.7 KB
23D039_106_ RevT - Typical Structural Details Sheet 1 of 2.pdf
338.0 KB
23D039_107_ RevT - Typical Structural Details Sheet 2 of 2.pdf
139.4 KB
23D039_10_ RevT - Typical Details Sheet 2 of 2.pdf
429.6 KB
23D039_110A-F_Rev T_Irish Water Foul & Surface Drainage Details.pdf
3.7 MB
23D039_111A-F_Rev T_Irish Water Watermain Details.pdf
3.1 MB
23D039_112_Rev T_Proposed Road Details.pdf
203.0 KB
23ME011 Mechanical Bcar Requirements.pdf
872.8 KB
23ME011 Electrical BCAR Requirements.pdf
743.5 KB
23ME011 Electrical Datasheets.pdf
791.8 KB
23ME011 Mechanical Datasheets.pdf
1.1 MB
23ME011-E-100(A).pdf
553.8 KB
23ME011-E-100(B).pdf
545.3 KB
23ME011-M-100(A)-A1.pdf
660.8 KB
23ME011-M-100(B)-A1.pdf
649.2 KB
3.4.2-HS-PSCS_v3.1-25-11-2025.docx
43.8 KB
605405 R1 Skenagun Castledermot_ARDS Report_08.10.24.pdf
1.5 MB
Appendix 1 - Forms_of_undertaking.docx
91.3 KB · Appendix / Annex
Appendix_B1_List_of_Previous_Works_Projects_which_is_CEE.docx
31.3 KB · Appendix / Annex
Appendix_D1_QW1_Letter_of_Undertaking_Bond.docx
33.2 KB · Appendix / Annex
BCAR - COP.pdf
241.7 KB
Eir Networks Map.pdf
77.0 KB
Employers Requirements.pdf
2.3 MB
ESB - 20230602-066_A3.pdf
350.7 KB
ESPD-Skenagun-Returnable.docx
213.1 KB · ESPD (European Single Procurement Document)
GI Report Skenagun Castledermot 16-01-24 Rev A.pdf
1.9 MB
KE15855.pdf
115.3 KB
MF-1.21-18-11-2024.docx
67.3 KB
MF_1.22_Project_Supervisor_09-04-2020.docx
35.9 KB
MF_1.23_Rates_of_Pay_09-04-2020.docx
35.3 KB
PIP_13.07.26.pdf
466.0 KB
Tender Upload Rev01.zip
77.5 MB
Tender Upload.zip
77.6 MB
TGD A (2012) Structure.pdf
2.3 MB
TGD B (2006) Fire Safety.pdf
19.6 MB
TGD B (2017) Fire Safety_Dwelling Houses.pdf
2.0 MB
TGD C (2023).pdf
4.8 MB
TGD D (2013) Materials & Workmanship.pdf
270.6 KB
TGD E (2014) Sound.pdf
6.8 MB
TGD F (2019) Ventilation.pdf
1.0 MB
TGD G (2008) Hygeine.pdf
748.6 KB
TGD H (2016) Drainage & Waste Water Disposal.pdf
1.7 MB
TGD J (2014) Heat Producing Appliances.pdf
2.1 MB
TGD K (2014) Stairways, Ladders, Ramps & Guards.pdf
240.2 KB
TGD L (2022) Conservation of Fuel & Energy.pdf
2.8 MB
TGD M (2022) Access and Use.pdf
2.8 MB
Vol A1 App 2 - Template Monthly Progress Report.pdf
259.1 KB
Vol A1 App 3 - Certs Opinions Trackers.pdf
1.3 MB
~$S9-v1.9-31-03-2023.docx
162 bytes
Original notice text
Refurbishment of an existing 1 bed semi-detached single storey house to wheelchair accessible 2 bed dwelling including works to the party wall. Works also include construction of a new 3 bed single storey detached house on the remainder of the site. Associated site development includes creating a shared entrance, installing new boundary fencing and landscaping, implementing drainage and service systems, and restoring the public footpath on the R448 at Skenagun, Castledermot, Co. Kildare for Kildare County Council.
AI analysis updated 1 week, 2 days ago
Deadline
09 Sep
Buyer
Kildare County CouncilLocation
Skenagun, Castledermot, Co. Kildare
Procedure
Open
eTenders ID
8749533
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