Construction of six number housing units at Donohill, Co. Tipperary
Deadline
24 Sep
24 Sep 2026
Deadline
24 Sep
Tender for the full construction of six residential housing units, including all external works, site infrastructure, foundations, structural works, services, and finishes.
Construction of six new housing units in Donohill, Co. Tipperary
Bidder profile
SMEs with proven experience in general construction and residential building, meeting turnover, insurance, and H&S requirements.
Risks & flags
- Unspecified contract value
- Unusually late submission deadline
- Detailed H&S pass/fail criteria
- Placeholder for bond amount
- Specific product references
Briefing
AI-generated analysis of the documents. Check the official notice and any amendments for current submission details.
Here is a comprehensive Tender Briefing for the Construction of six number housing units at Donohill, Co. Tipperary:
1. At a glance
| Buyer | Tipperary County Council |
|---|---|
| Title | Construction of six number housing units at Donohill, Co. Tipperary |
| CPV / category | Not specified |
| Estimated value | Not disclosed |
| Per-year (if multi-year) | Not specified |
| Procedure type | Not specified |
| Lots | Not specified |
| Location | Donohill, Co. Tipperary |
| Contract length | Not specified |
| Submission deadline | 2026-09-21T11:00:00+00:00 |
| Go-live / start | Not specified |
2. Scope of Work
This tender seeks the construction of six new housing units at Donohill, Co. Tipperary. The project involves the full build of residential properties, including all associated external works and site infrastructure. The scope encompasses the complete construction lifecycle from groundworks to final finishes, ensuring the units are ready for occupation.
Key activities and deliverables include:
- Construction of Six Housing Units: Building six individual dwelling units. Specific details on unit size, layout, and specifications are provided in the tender documents, including sanitary ware schedules and external works plans.
- External Works: This includes site preparation, landscaping, provision of bin stores (six required, capable of containing three large wheelie bins each, secure and waterproof, mechanically fixed to a concrete pad), door canopies (five required, width 1650-1850mm), and installation of door numbers.
- Site Hoarding: Installation of 2m (H) x 12m (L) site hoarding.
- Foundations and Groundworks: Excavation, foundation laying, and preparation of the ground for building. This includes concrete works, potentially involving C16/20 concrete and specific mortar specifications (e.g., 1:3 cement mortar).
- Structural Works: Construction of the building frame, walls, floors, and roof structures, adhering to relevant building regulations and standards (e.g., BS EN 206-1 for concrete).
- Services Installation: Installation of all internal and external services, including foul services designed to meet Irish Water minimum requirements. Electrical and mechanical plant wiring may also be included.
- Finishes: Internal and external finishes, including plastering, painting, flooring, and installation of sanitary ware (detailed in the Sanitary Ware Schedule, specifying items like Armitage Shanks WC pans, washbasins, and mixers).
- Compliance with Standards: Adherence to numerous Irish and European standards, including those related to safety footwear (EN ISO 20345), construction materials (EN 13108), airtightness (BS EN 13829:2001), acoustic performance (ISO 717-1, EN ISO 16283-1/2), and concrete (BS EN 206-1).
- Health and Safety: Implementation of all health and safety requirements as per the Safety, Health and Welfare at Work (Construction) Regulations 2013.
The project requires a contractor capable of managing all aspects of residential construction, from initial site setup to final handover.
3. Background & buyer context
This procurement by Tipperary County Council is for the construction of new housing units. While specific policy drivers are not detailed in the provided metadata, such projects typically align with national and local government objectives for housing provision and social infrastructure development. The project is located in Donohill, Co. Tipperary, indicating a focus on regional development. The tender documents reference specific project numbering (e.g., "2306 – Housing Development at Donohill, co") and architectural/engineering firms (Hassett Leyden & Associates), suggesting a structured project management approach. There is no explicit mention of an incumbent contractor for this specific development.
4. Eligibility & selection criteria
Bidders must meet the following minimum standards to be considered:
- Turnover requirement:
- General Construction: €1.6 Million average annual turnover.
- Insurance:
- Employers Liability insurance: €13,000,000 any one accident/occurrence.
- Public/Products/Pollution Liability insurance: €6,500,000 any one accident/occurrence.
- Motor Insurance: €6,500,000 third party property damage limit for all vehicles.
- Professional Indemnity insurance: €1,600,000 annual aggregate limit (or €2,600,000 in respect of any one claim, with a maximum excess of 2% of annual turnover or €5,000, whichever is greater).
- Certifications:
- Evidence of compliance with Safety, Health and Welfare at Work (Construction) Regulations 2013.
- Membership of Safe-T-Cert may be deemed equivalent for quality control purposes.
- Past experience:
- The tender requires evidence of previous works carried out over the past 5 years (or 7 years if necessary for competition).
- Specific number of comparable projects is not explicitly stated in the provided text, but Appendix B1 requires a list of completed projects with Certificates of Satisfactory Execution. Appendix D1 CV template allows for up to 5 relevant projects.
- Personnel:
- Evidence of management staff with appropriate educational/professional qualifications and Health and Safety qualifications, training, and experience relevant to the works.
- Evidence of personnel with appropriate educational and professional qualifications and Health and Safety qualifications, training, and experience relevant to the works.
- CVs for management and personnel are required, detailing qualifications, experience, and health and safety training.
- Geographic / facility constraints:
- Not specified for this tender.
5. Award criteria & scoring
The award criteria are not explicitly detailed with scoring percentages in the provided text. However, the tender process will likely follow a standard public procurement model, typically involving a balance of price and quality. Given the nature of construction, quality aspects would likely include:
- Technical Capability: Assessed through the applicant's qualifications, experience, and proposed approach.
- Health and Safety: A critical pass/fail criterion, assessed via the Health and Safety Supplement (3.4.1).
- Quality Management: Demonstrated through safety management systems and quality control measures.
- Price: The financial offer submitted by the bidder.
The tender documents indicate that Health and Safety selection criteria are pass/fail only.
6. Submission requirements
Bidders must submit the following:
- Method statement / response document:
- Completed Suitability Assessment Questionnaire (SAQ).
- Health and Safety Supplement (3.4.1), including declarations and evidence.
- Curriculum Vitae (CV) for management and personnel, using the format in Appendix D1.
- Appendix B1: List of Previous Works Projects, supported by Appendix B2: Certificate of Satisfactory Execution.
- Appendix D2 / Appendix D1 (QW1): Letter of Undertaking re. Bond from a surety company.
- Appendix C: Banker's Letter confirming financial standing.
- CVs: As per Appendix D1, detailing qualifications, experience, and health and safety training.
- Pricing schedule: Not explicitly detailed in the provided text, but a financial offer will be required.
- Declarations:
- ESPD (European Single Procurement Document) - implied by standard EU procurement.
- Bona Fides (Good Faith) declarations.
- Tax clearance.
- Conflict of Interest declarations.
- Declarations related to Health and Safety compliance (Appendix 1 to 3.4.1 HS).
- Mandatory site visit: Not specified for this tender.
- Submission portal: Bids must be submitted via the eTenders platform. Specific formatting rules for electronic submission are not detailed here but will be in the full tender pack.
7. Key dates & process
| RFT issued | Not specified |
|---|---|
| Clarification deadline | Not specified |
| Mandatory site visit | Not specified |
| Tender deadline | 2026-09-21T11:00:00+00:00 |
| Expected award | Not specified |
| Contract start | Not specified |
| Go-live / mobilisation | Not specified |
8. Contract terms that matter
- Contract Length: Not specified, but construction projects typically run until completion.
- Extension Structure: Not specified.
- Payment Terms: Not specified, but standard public works contract terms apply, including retention and prompt payment provisions.
- Key SLAs/KPIs: Not specified, but quality and safety compliance are paramount.
- Liquidated Damages: Not specified, but standard provisions for delay may apply.
- Termination Clauses: Standard public works contract termination clauses will apply.
- IP Ownership: Not specified.
- Sub-contracting Rules: Not specified, but likely subject to approval.
- Performance Bond: A Letter of Undertaking re. Bond is required from a surety company (Appendix D2 / D1). The amount is specified as "not more than [●] euros" or "[●]%" of the eventual contract sum, subject to SAQ criterion 3.3h.
9. Risks, red flags & unusuals
- Late Submission Deadline: The submission deadline of September 2026 appears unusually far in the future for a construction tender, potentially indicating a long lead time or a placeholder date. This requires verification.
- Unspecified Value: The estimated contract value is not disclosed, making it difficult to gauge the scale of the project and potential profitability.
- Detailed Health and Safety Requirements: The extensive Health and Safety Supplement (3.4.1) indicates a strong emphasis on safety compliance, with all H&S criteria being pass/fail. This requires meticulous attention to detail in the submission.
- Specific Product/Material References: While not strictly a red flag, the detailed sanitary ware schedule and references to specific product types (e.g., Biohort HighBoard Wheelie Bin Storage Unit) suggest a preference for particular specifications, which could limit design flexibility or require sourcing specific items.
- Bonding Requirements: The requirement for a Letter of Undertaking re. Bond, with a placeholder for the percentage or amount, needs clarification on the exact value or percentage required.
10. SME fit assessment
This tender is suitable for small to medium-sized enterprises (SMEs) with proven experience in general construction and residential building.
- Credible Bidders: SMEs with a turnover of at least €1.6 million in general construction, possessing the required insurance levels, and a track record of delivering similar housing projects would be well-positioned. Strong emphasis on health and safety compliance is essential.
- Consortium/Sub-contracting: The documents do not explicitly prohibit consortia or sub-contracting, but the primary bidder must meet the core eligibility criteria. SMEs may consider partnering to meet insurance or experience requirements.
- Indicative Bid-Prep Effort: Preparing a compliant bid, particularly with the detailed Health and Safety Supplement and CV requirements, could require 10-20 days of effort for an experienced team.
- Pwin Signal: The tender does not explicitly indicate an incumbent or a specific past winner. The late submission deadline and unspecified value make it difficult to assess the competitive landscape. However, the detailed specifications suggest a well-defined project where a competent contractor can price accurately.
11. Where to dig deeper
- Source RFT filename(s): Not specified in the provided text.
- eTenders CFT ID: Not specified in the provided text.
- Contact email or clarification portal: Not specified in the provided text.
- Most important attachments:
- [QW2_Appendix D1 CV.doc] - Curriculum Vitae template.
- [Appendix-B1-List-of-Previous-Works-Projects-which-is-CEE.docx] - Previous projects evidence.
- [3.4.1-HS-Works-Contractor-v3.0-28-07-2023.docx] - Health and Safety Supplement.
- [2798-HLA-00-ZZ-DR-SC-9005-Sanitary Ware Schedule - Rev A (1).pdf] - Sanitary Ware Schedule.
Can you bid?
Required certifications
- Safety, Health and Welfare at Work (Construction) Regulations 2013
- Safe-T-Cert
Minimum turnover
€1,600,000
Public liability insurance
€6,500,000
Professional indemnity insurance
€1,600,000
Named standards / methodologies
Scoring
Lowest Price
Documents (104)
2306 Electrical Services Specification T1.pdf
989.9 KB · Specification
2306 Mechanical Services Specification T1.pdf
1.4 MB · Specification
2798-HLA-00-ZZ-SP-E-9002-Specification for Structural Works.pdf
767.8 KB · Specification
2798-HLA-00-ZZ-SP-E-9003-Specification for Civil Works-Rev A.pdf
2.2 MB · Specification
2798-HLA-ZZ-00-SP-A-9001-Specification for Architectural Works.pdf
1.9 MB · Specification
3. Volume A - Works Requirements.zip
53.1 MB · Specification
2306 Electrical Pricing Document.pdf
944.3 KB · Pricing / BOQ / Schedule of Rates
2306 Mechanical Pricing Document.pdf
942.1 KB · Pricing / BOQ / Schedule of Rates
5. Volume C - Pricing Document.zip
7.1 MB · Pricing / BOQ / Schedule of Rates
Pricing Document Disclaimer.pdf
68.0 KB · Pricing / BOQ / Schedule of Rates
Volume C - Donohill Pricing Document.pdf
4.8 MB · Pricing / BOQ / Schedule of Rates
3.4.1-HS-Works-Contractor-v3.0-28-07-2023.docx
46.9 KB · Contract / Agreement / Terms
4. Volume B Form of Tender and Schedule.zip
510.3 KB · Form / Declaration / Certificate
Appendix-A-Applicants-Self-Declaration-re-Regulation-57-1.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
Form of Tender & Schedule Donohill.pdf
562.4 KB · Form / Declaration / Certificate
2306 Drawing Register.pdf
77.5 KB · Drawing / Plan / Layout
2306 E100 Site Plan - ESB & EV Services.pdf
455.4 KB · Drawing / Plan / Layout
2306 E101 Site Plan - EIR Services.pdf
590.0 KB · Drawing / Plan / Layout
2306 E102 Site Plan - External Lighting Services.pdf
397.2 KB · Drawing / Plan / Layout
2306 E900-1 Type A&B General Services & Power, Security Layout - Ground Floor.pdf
465.9 KB · Drawing / Plan / Layout
2306 E900-2 Type A&B General & Emergency Lighting, Life Protection Layout - Ground Floorf.pdf
395.7 KB · Drawing / Plan / Layout
2306 E901-1 Type A&B General Services & Power, Security Layout - First Floor.pdf
412.4 KB · Drawing / Plan / Layout
2306 E901-2 Type A&B General & Emergency Lighting, Life Protection Layout - First Floor.pdf
414.0 KB · Drawing / Plan / Layout
2306 E910-1 Type C General Services & Power, Security Layout - Ground Floor.pdf
439.4 KB · Drawing / Plan / Layout
2306 E910-2 Type C General & Emergency Lighting, Life Protection Layout - Ground Floor.pdf
410.3 KB · Drawing / Plan / Layout
2306 M900-1 Type A&B Heating & Ventilation Layout - Ground Floor.pdf
408.4 KB · Drawing / Plan / Layout
2306 M900-2 Type A&B Water, Soils & Wastes Layout - Ground Floor.pdf
366.7 KB · Drawing / Plan / Layout
2306 M901-1 Type A&B Heating & Ventilation Layout - First Floor.pdf
427.4 KB · Drawing / Plan / Layout
2306 M901-2 Type A&B Water, Soils & Wastes Layout - First Floor.pdf
343.7 KB · Drawing / Plan / Layout
2306 M902-1 Type A&B Heating & Ventilation Layout - Attic Level.pdf
245.4 KB · Drawing / Plan / Layout
2306 M902-2 Type A&B Water, Soils & Wastes Layout - Attic Level.pdf
281.6 KB · Drawing / Plan / Layout
2306 M910-1 Type C Heating & Ventilation Layout - Ground Floor.pdf
422.2 KB · Drawing / Plan / Layout
2306 M910-2 Type C Water, Soils & Wastes Layout - Ground Floor.pdf
352.8 KB · Drawing / Plan / Layout
2306 M911-1 Type C Heating & Ventilation Layout - Attic Level.pdf
246.0 KB · Drawing / Plan / Layout
2306 M911-2 Type C Water, Soils & Wastes Layout - Attic Level.pdf
292.1 KB · Drawing / Plan / Layout
2798-Drawing Issue Sheet-20.08.2026.pdf
208.6 KB · Drawing / Plan / Layout
- Document Register.zip
151.9 KB
0. Invitation Letter.zip
202.7 KB
1. Suitability Assessment Questionnaire.zip
559.9 KB
12552-PUM-2D-E-0001-C01.pdf
201.7 KB
12552-PUM-2D-U-0001-C01.pdf
1.4 MB
12552-PUM-3D-T-0001-C01.pdf
445.0 KB
2. Instruction to Tenderers.zip
672.9 KB
2306 BLD100 Site Services.pdf
602.0 KB
2306 BLD200 Type A&B.pdf
298.1 KB
2306 BLD210 Type C.pdf
272.0 KB
2306 Design Risk Assesment.pdf
595.0 KB
2306-Builders Work Schedule.pdf
163.5 KB
25208 Donohill RD AAS1 Rev2.pdf
2.8 MB
25208 Donohill RD EcIA Rev2.pdf
2.9 MB
2798-HLA-00-ZZ-DR-SC-9005-Sanitary Ware Schedule - Rev A (1).pdf
437.0 KB · Appendix / Annex
2798-HLA-00-ZZ-HS-A-6000-Preliminary Health & Safety Plan.pdf
986.9 KB
2798-HLA-00-ZZ-HS-A-6001-Design Risk Assessment - Architecture.pdf
494.4 KB
2798-HLA-00-ZZ-HS-E-6002-Design Risk Assessment - Engineering.pdf
456.9 KB
2798-HLA-00-ZZ-RP-A-9100-Architect Report-A.pdf
1.7 MB
2798-HLA-00-ZZ-RP-E-9110-Eng Report-A.pdf
922.5 KB
2798-HLA-ZZ-00-SC-A-9004-Schedule of items.pdf
879.4 KB · Appendix / Annex
2798-HLA-ZZ-00-SP-A-9006-Building Fabric.pdf
138.5 KB
2798-Preliminary Inspection Plan.pdf
314.3 KB
3.4.2-HS-PSCS-v3.0-28-07-2023.docx
42.4 KB
3.4.3-HS-Works-Specialist-with-Design-v3.0-28-07-2023.docx
44.0 KB
6. Background.zip
18.7 MB
6571 Donohill Final SI Report.pdf
6.4 MB
Appendix-B1-List-of-Previous-Works-Projects-which-is-CEE.docx
31.3 KB · Appendix / Annex
Appendix-C-Bankers-Letter.docx
29.9 KB · Appendix / Annex
Appendix-D1-QW1-Letter-of-Undertaking-re.-Bond.docx
33.2 KB · Appendix / Annex
Appendix-D2-QW2-Letter-of-Undertaking-re.-Bond.docx
26.8 KB · Appendix / Annex
BQ 1 - Preliminaries.e0x
94.8 KB
BQ 1 - PRELIMINARIES.xlsX
71.0 KB
BQ 2 -Substructures BS.e0x
44.6 KB
BQ 2 -SUBSTRUCTURES.xlsX
27.6 KB
BQ 3 - House Type A.e0x
92.8 KB
BQ 3 - HSE A - 3B2S.xlsX
87.0 KB
BQ 4 - House Type B.e0x
91.4 KB
BQ 4 - HSE B - 2B2S.xlsX
85.4 KB
BQ 5 - House Type C.e0x
84.4 KB
BQ 5 - HSE C - 4B1S.xlsX
76.6 KB
BQ 6 - Site External Works.e0x
52.0 KB
BQ 6 - Site External Works.xlsX
38.3 KB
BQ 7 - Site Development Works.e0x
75.7 KB
BQ 7 - Site Development Works.xlsX
60.4 KB
Buildsoft Disclaimer.pdf
71.9 KB
Document Register.doc
51.0 KB
Document Register.pdf
150.7 KB
EIA Screening.pdf
1.2 MB
Form AF1.pdf
47.0 KB
Instructions to Tenderers-Donohill.pdf
783.6 KB
Letter of Inv to Main Cont Donohill.pdf
227.4 KB
MF-1.10_Appointment of PSCS.docx
51.1 KB
MF-1.11_Professional Indemnity Cert.docx
46.6 KB · Insurance / Indemnity
MF-1.12_Collateral Warranty.docx
72.4 KB
MF-1.13_Rates of Pay and Conditions.docx
46.0 KB
MF-1.16_Appointment of Conciliator.docx
54.1 KB
MF-1.4_Letter of Acceptance.docx
56.0 KB
MF-1.6_Performance Bond.docx
55.6 KB
Project Preliminaries Donohill.pdf
751.2 KB
PT8TT387 Chief Executive Report 02.07.26.pdf
861.5 KB
PW-CF5_v2.10_16-06-2026.pdf
887.3 KB
QW Part 2 Donohill.docx
58.2 KB
QW2 Part 1 Donohill.docx
194.7 KB
QW2_Appendix D1 CV.doc
119.0 KB · Appendix / Annex
~$cument Register.doc
162 bytes
Original notice text
Tender for main contractor for six number social housing units at Cuil Greine, Donhill, Co. Tipperary Breakdown is 2 no. 2 bed semi detached units, 3 no. 3 Bed semi Detached units and 1 no 4 bed single storey semi detached Bungalow.
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