Refurbishment of 33 Leeson Street Lower, Dublin 2

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 Refurbishment of 33 Leeson Street Lower, Saint Kevin's, Dublin 2, D02 KD68 45000000-7 (Construction work) not disclosed not stated not stated 1 Dublin 2, Ireland not stated 2026-09-11T14:00:00 not stated

2. Scope of Work

This tender seeks a contractor for the refurbishment of 33 Leeson Street Lower, a five-storey terraced building. The works encompass a soft refurbishment of the upper floors and a complete remodelling and fit-out of the Lower Ground Floor. The contract requires the contractor to provide all labour, materials, plant, equipment, testing, and commissioning for the mechanical and ventilation services installation.

Key activities include:

• Strip Out: Removal and disposal of existing sanitaryware, pipework, fittings, and associated mechanical services from toilet facilities on the Ground, Second, and Third Floors. This includes WC pans, cisterns, wash hand basins, urinals, taps, mixers, pipework, valves, supports, brackets, redundant drainage pipework, insulation, and mechanical equipment. Services no longer required will be removed back to the nearest live connection.
• Domestic Water Services: Modification and extension of existing hot and cold water distribution systems to serve new sanitary facilities. Pipework must be copper tube to EN 1057 for exposed installations, or MLCP or approved press-fit system where concealed, using approved proprietary fittings. Isolation valves are required for all branches and sanitary appliances. Pipework must be fully insulated in accordance with Building Regulations Part L.
• Above Ground Drainage: Modification and extension of existing above-ground drainage to accommodate new sanitary layouts. Pipework will comprise uPVC solvent welded waste pipework, HDPE drainage where concealed, and acoustic drainage pipework where passing through occupied spaces. Invert levels and existing connection points must be verified. Access fittings, cleaning eyes, rodding points, and expansion joints are required. Pipework must maintain self-cleansing velocities and minimum gradients per EN 12056.
• Sanitaryware Installation: Supply and installation of new sanitaryware as scheduled, including close-coupled or concealed cistern WCs, wall-mounted wash hand basins, accessible WC suites with grab rails, thermostatic basin mixers, sensor taps, mirrors, soap dispensers, paper towel dispensers, toilet roll holders, waste bins, coat hooks, and bottle traps. All fittings must be securely fixed and sealed.
• Accessible WC: Provision of a fully compliant accessible WC in accordance with Technical Guidance Document M and BS 8300, including a raised height WC, drop-down support rail, fixed grab rails, accessible wash hand basin, lever-operated mixer tap, mirror, alarm pull cord, and toilet accessories.
• Shower Room: Provision of a complete shower facility including a thermostatic mixing valve, shower valve and head, shower tray or level access shower, floor gully, glass shower screen or curtain, extract ventilation connection, isolation valves, and accessible maintenance access. Hot water temperatures must comply with HSE guidance.
• Staff Canteen: Provision of complete plumbing services for the new staff canteen, including hot and cold water services, sink mixer tap, waste pipework, isolation valves, appliance connections, and dishwasher connection if applicable.
• Ventilation Services: Modification of existing extract ventilation to serve refurbished toilet accommodation. Dedicated extract ventilation for the lower ground floor shower room, toilets, and canteen. Installation of new extract grilles, ductwork modifications, volume control dampers, and balancing. Ventilation rates must comply with Technical Guidance Document F and CIBSE recommendations.
• Supply Air Handling Unit (AHU): Installation of a ceiling-suspended supply air handling unit serving the lower ground floor office accommodation. This includes an external weather louvre, fresh air intake ductwork, supply air ductwork and distribution, volume control dampers, flexible duct connections, thermal and acoustic insulation, condensate drainage, and electrical power and controls (by Electrical Contractor unless noted). The unit must comply with BS EN 1886 and BS EN 13053, featuring double skin insulated construction, G4 pre-filter, F7 bag filter, electric heater battery, and EC direct drive fan.
• Insulation: All domestic hot water pipework must be insulated per Building Regulations Part L, using phenolic foam, mineral fibre, or elastomeric insulation where condensation protection is required. Valves and fittings require removable insulation jackets.
• Testing and Commissioning: Pressure testing, drainage testing, flushing, water disinfection, ventilation balancing, and functional testing of all sanitary fittings. Commissioning records must be submitted prior to Practical Completion.
• Handover: Provision of commissioning certificates, pressure test certificates, water disinfection certificates, drainage test certificates, Operating and Maintenance Manuals, record ("As Installed") Drawings, manufacturer's warranties, and demonstration of operation to the Client.

The installation must comply with relevant Irish Building Regulations, I.S. EN standards (806, 12056), Technical Guidance Documents (G, F, M, L), CIBSE Guides, and current industry best practice.

3. Background & buyer context

Tuath Housing Association Ltd is procuring these refurbishment works for its property at 33 Leeson Street Lower, Dublin 2. The project involves upgrading existing facilities and fitting out a new area. The procurement is conducted under public sector tendering regulations. The specific drivers for this refurbishment are not detailed in the provided documents but relate to the ongoing maintenance and improvement of Tuath Housing Association's property portfolio. No incumbent contractor is explicitly mentioned for this specific project.

4. Eligibility & selection criteria

Bidders must meet the following minimum requirements to be considered:

• Turnover Requirement: Average annual turnover of €500,000 in the General Construction/Civil Engineering category.
• Insurance:
• Public Liability Insurance: Minimum €6,500,000 per accident. Maximum excess €10,000 for property damage only.
• Employer's Liability Insurance: Minimum €13,000,000 per accident.
• Professional Indemnity Insurance: Minimum €1,500,000 annual aggregate limit. Maximum excess €20,000 for Mechanical Contractor, or €5,000 for others, or 2% of annual turnover, whichever is greater.
• Certifications: Not explicitly stated as mandatory for all bidders, but the tender documentation references various standards (e.g., ISO 14001, ISO 9001, ISO 45001, Safe-T-Cert) that bidders may hold or be expected to adhere to. Health and Safety competence must be demonstrated in compliance with the Safety Health and Welfare at Work (Construction) Regulations 2013.
• Past Experience: Evidence of previously completed works of similar nature and complexity. A list of up to 22 previous projects, with Certificates of Satisfactory Execution, is required. The period for submitting evidence of works contracts is a maximum of the past 5 years, with a potential extension to 7 years if necessary for competition.
• Personnel: Evidence of management staff and personnel with appropriate educational/professional qualifications, training, and experience relevant to Health and Safety. Curricula Vitae (CVs) detailing qualifications, training, experience on similar projects, and roles are required.
• Geographic / Facility Constraints: Not specified.

5. Award criteria & scoring

The award criteria are not detailed in the provided extract. However, the tender documentation emphasizes that Health and Safety selection criteria are pass/fail only. Bidders must meet the relevant minimum standards for Health and Safety competence. The overall award will likely follow a Most Economically Advantageous Tender (MEAT) approach, balancing price and quality, though specific weightings and scoring mechanisms are not provided.

6. Submission requirements

Bidders must submit the following:

• Method Statement / Response Document: Specific sections of the Health and Safety Supplement (3.4.1a, 3.4.1b, 3.4.1c, 3.4.1d, 3.4.1e) must be completed, providing evidence of technical capability and Health and Safety competence.
• CVs: Curricula Vitae for management staff and personnel, detailing qualifications, training, and experience.
• Pricing Schedule: Not explicitly detailed in the provided extracts, but a completed Pricing Document is referenced as part of the Contract.
• Case Studies: Appendix B1 (List of Previous Works Projects) and Appendix B2 (Certificate of Satisfactory Execution) are required for up to 22 previous projects.
• Declarations: A declaration regarding Health and Safety competence (Appendix 1 to Health and Safety Supplement) is required. Other standard declarations (e.g., ESPD, Bona Fides, Tax clearance, Conflict of Interest) are expected but not detailed in the provided text.
• Mandatory Site Visit: Not specified in the provided extracts.
• Submission Portal: Bids will be submitted via eTenders. Specific formatting rules are not detailed.

7. Key dates & process

RFT issued Clarification deadline Mandatory site visit Tender deadline Expected award Contract start Go-live / mobilisation | :-------------- | :--------------------- | :------------------- | :---------------------- | :------------- | :------------- | :--------------------- | not stated not stated not stated 2026-09-11T14:00:00+00:00 not stated not stated not stated

8. Contract terms that matter

• Contract Length: Not specified, but the contract is based on a tender for works.
• Payment Terms: Not detailed, but Article 2 of the Agreement states the Employer shall pay the Contractor the Contract Sum subject to and in accordance with the Contract. Article 3 specifies the initial Contract Sum is a lump sum, adjustable only as the Contract permits.
• Key SLAs/KPIs: Not specified in the provided extracts.
• Liquidated Damages: Not specified in the provided extracts.
• Termination Clauses: Not specified in the provided extracts.
• IP Ownership: Not specified in the provided extracts.
• Sub-contracting Rules: Not specified in the provided extracts.
• Parent-Company Guarantee/Bond: Not specified in the provided extracts.

9. Risks, red flags & unusuals

• Health and Safety Focus: The tender places a significant emphasis on Health and Safety competence, with detailed criteria and mandatory pass/fail requirements. This suggests a high level of scrutiny in this area.
• Extensive Past Performance Documentation: Requiring up to 22 previous project certificates (Appendix B1 and B2) is a substantial administrative burden for bidders and may favour larger firms with extensive project histories.
• Lack of Detailed Award Criteria: The absence of specific scoring weightings for quality and price makes it difficult to assess the relative importance of different aspects of the bid beyond the pass/fail Health and Safety criteria.
• Unspecified Contract Value: The "not disclosed" value for the contract may indicate a lack of budget clarity or a strategic decision to not reveal this information at the tender stage.

10. SME fit assessment

This tender is likely best suited for established small to medium-sized enterprises (SMEs) with a strong track record in general construction and mechanical/ventilation services, particularly those with robust Health and Safety management systems. The requirement for up to 22 previous project certificates could be a barrier for very new or small firms. Consortium bidding or subcontracting is not explicitly mentioned as disallowed, which could be an avenue for SMEs to participate if they partner with firms that can meet the extensive experience requirements. The bid preparation effort would be significant, primarily due to the detailed Health and Safety documentation and the extensive list of previous projects required. The "Pwin" signal is unclear due to the lack of information on incumbent status or previous tender winners.

11. Where to dig deeper

• Source RFT Filename(s): Not explicitly listed, but documents include "Q-23 - 33 Leeson Street Lower - Mechanical Performance Spec.pdf", "TUATH LEESON STREET SCHEME-P0.1_A.pdf", "PW-CF5_Agreement_A3_09-12-2019.docx", "3.4.1-HS-Works-Contractor_v3.1-25-11-2025 (2).docx", and appendices like "Appendix_B1_List_of_Previous_Works_Projects_which_is_CEE (3).docx".
• eTenders CFT ID: Not surfaced in the provided text.
• Contact Email / Clarification Portal: Not specified in the provided text.
• Most Important Attachments:
• "Q-23 - 33 Leeson Street Lower - Mechanical Performance Spec.pdf" (Details scope of mechanical and ventilation works)
• "3.4.1-HS-Works-Contractor_v3.1-25-11-2025 (2).docx" (Health and Safety Competence criteria)
• "Appendix_B1_List_of_Previous_Works_Projects_which_is_CEE (3).docx" (Template for past performance)