Fire Remediation Works at Belarmine, Dublin 18

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

The contract involves fire remediation works at a 41-unit residential development located at Belarmine Hall, Belarmine Avenue, Dublin 18. The contractor will execute and complete these works in accordance with the contract documents.

The scope of remediation works includes, but is not limited to:

• Fire-stopping: Installation of fire-stopping systems at service penetrations and wall/floor junctions. This includes sealing socket/switch boxes within fire-rated partitions and ensuring riser walls achieve a minimum of 30 minutes fire resistance where necessary. Slab sealing requires a minimum of 60 minutes fire resistance or matching the compartment wall rating.
• Fire Doors and Seals: Replacement or upgrade of fire-rated doors, closers, and seals to comply with Technical Guidance Document B (TGD-B). Doors must be fitted with a minimum of three steel hinges per leaf, compliant with BS EN 1935.
• Cavity Barriers: Retrofitting of cavity barriers around floor levels behind external cladding.
• Binstore Construction: Building a binstore in the basement of the building.
• Fire Alarm and Services: Fire alarm cable rerouting and improvements to service risers and shafts.
• Compartmentation: General improvement of compartmentation and passive fire protection measures.
• AOV Systems: Repair or replacement of Automatic Opening Vent (AOV) systems.

All works must comply with relevant standards, including EN 1366 and TGD-B provisions, and maintain fire resistance in accordance with BS EN 1364 or equivalent. Specific fire resistance requirements include a minimum of 30 minutes for FD30S systems and 60 minutes for slab sealing.

3. Background & buyer context

This procurement is for fire remediation works at the Belarmine Hall residential development. The project addresses identified fire safety deficiencies within the existing 41-unit building. The contract is being procured by Clúid Housing Association, a registered charity and approved housing body. The works are necessary to ensure compliance with building regulations and to maintain the safety and integrity of the residential property. No specific government programme or policy is explicitly cited as the driver, but the works align with general public safety and housing standards. The incumbent contractor is not named.

4. Eligibility & selection criteria

Bidders must meet the following minimum requirements to be considered:

• Turnover requirement: Not specified for this tender.
• Insurance:
• Public Liability: Minimum limit of indemnity of €6,500,000.00 for any one event. Maximum excess of €10,000 for property damage only.
• Employer's Liability: Minimum limit of indemnity of €13,000,000.00 for any one event.
• Professional Indemnity: Minimum level of cover of €1,500,000.00. Maximum permissible excess is the greater of 2% of annual turnover or €5,000.
• Certifications:
• ISO 9001:2015 Quality Assured Company certification is mentioned in relation to quality management.
• Membership of Safe-T-Cert may be deemed equivalent for demonstrating a safety management system.
• Compliance with relevant standards such as EN 1366 and TGD-B provisions is mandatory for the works.
• Past experience: Bidders must provide details of completed works projects over the past 5 years (or 7 years where necessary for competition) that are similar in nature and complexity to the Works. This includes providing Certificates of Satisfactory Execution (Appendix B2) and Safety and Health Plans from 3 previous projects.
• Personnel: Evidence of management staff and personnel with appropriate educational/professional qualifications, Health and Safety qualifications, training, and experience relevant to the Works is required. This includes submitting curricula vitae.
• 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 documents. However, the tender process follows an Open Procedure for Works Contractors, indicating that tenders will be evaluated based on either the lowest price or the most economically advantageous tender (MEAT). The selection criteria are pass/fail, focusing on technical capability and health and safety competence. The evaluation process will assess compliance with suitability assessment criteria and award criteria.

6. Submission requirements

Tenderers must submit the following:

• Suitability Questionnaire(s): Including but not limited to:
• 3.4.1-HS-Works-Contractor-v3.0-28-07-2023 (Health and Safety Competence)
• Appendix B1: List of Previous Works Projects (with Certificates of Satisfactory Execution, Appendix B2)
• Appendix C: Banker's Letter
• QW2-Part-1-v2.1-18-11-2024-09-01-2025
• QW-Part-2-v1.1-18-11-2024E
• Tender Documents:
• Volume A: Works Requirements
• Volume B: Form of Tender and Schedule
• Volume C: Pricing Document
• Works Proposals (where required)
• Declarations:
• Tax Clearance Access Number and Tax Reference Number for online verification.
• Declaration regarding compliance with Safety, Health and Welfare at Work Act 2005 and associated regulations.
• Declaration of any conflicts of interest.
• Pricing Schedule: To be completed as per Volume C.
• CVs: For management staff and personnel, detailing qualifications, training, and experience.
• Method Statements and Risk Assessments: Standard forms to be used.
• Safety Management System: Evidence of a safety management system, potentially including third-party certification (OHSAS 18001 or equivalent, or Safe-T-Cert).
• Submission Portal: Tenders must be submitted via the eTenders website. Specific format rules are not detailed here but will be within the eTenders platform.
• Mandatory Site Visit: Not specified for this tender.

7. Key dates & process

8. Contract terms that matter

The contract will be based on the PW-CF5 Agreement. Key terms include:

• Contract Structure: The Contract consists of the Agreement, Letter of Acceptance, Conditions of Contract, Works Requirements (Volume A), Form of Tender and Schedule (Volume B), completed Pricing Document (Volume C), and Works Proposals. Collateral warranties, performance bonds, and reliance guarantees may be required.
• Payment Terms: The Employer shall pay the Contractor the Contract Sum as per the Contract. Specific interim payment details are not provided in the extract, but standard payment terms for public works contracts apply.
• SLAs/KPIs: Not specified in the provided documents.
• Liquidated Damages: Not specified in the provided documents.
• Termination: Not specified in the provided documents.
• IP Ownership: Not specified in the provided documents.
• Sub-contracting: Not specified in the provided documents.
• Guarantees/Bonds: Performance bond and reliance guaranty/warranties may be required.

9. Risks, red flags & unusuals

• Lack of Budget Disclosure: The estimated value is not disclosed, making it difficult for bidders to gauge the scale and potential profitability.
• Detailed Health and Safety Requirements: The extensive focus on Health and Safety competence (Section 3.4.1) indicates a high priority for the Contracting Authority, requiring significant evidence and documentation from bidders.
• Specific Technical Standards: The emphasis on compliance with BS EN standards and TGD-B for fire resistance necessitates a contractor with specialised knowledge and experience in fire remediation.
• Open Procedure: While standard, this procedure allows for any eligible economic operator to participate, potentially leading to a broad range of bids.
• Contract Date vs. ITT Date: The Instruction to Tenderers document is dated 25th November 2025, while the submission deadline is 7th August 2026. This suggests a significant lead time or potential for updates to tender documents.

10. SME fit assessment

This tender is likely suitable for small to medium-sized enterprises (SMEs) that specialise in fire remediation, passive fire protection, and general building works with a strong emphasis on health and safety compliance.

• Credible Bidders: SMEs with a proven track record in similar fire safety upgrade projects, particularly in residential settings, and with robust health and safety management systems (e.g., Safe-T-Cert certified) are well-positioned. Experience with Irish building regulations (TGD-B) and relevant British Standards (BS EN) is essential.
• Consortium/Sub-contracting: The documents do not explicitly prohibit consortia or sub-contracting. However, the lead applicant or member must meet the core qualification criteria. SMEs might consider partnering to meet insurance or experience requirements.
• Indicative Bid-Prep Effort: Preparing the detailed Health and Safety documentation, previous works certificates, and pricing schedules will require significant effort, likely several weeks for a dedicated team.
• Pwin Signal: The tender is an Open Procedure, suggesting it is intended to be competitive. There is no clear indication of an incumbent or a sole-supplier framework. The emphasis on specific technical standards and health and safety suggests that technical compliance and demonstrated competence will be key differentiators, rather than solely price.

11. Where to dig deeper

• Source RFT Filename(s): ITTW2-v3.1-25-11-2025.docx, PW-CF5_Agreement_A1_04-11-2009.docx, 3.4.1-HS-Works-Contractor-v3.0-28-07-2023.docx, Appendix-B1-List-of-Previous-Works-Projects-which-is-CEE.docx, Appendix-C-Bankers-Letter.docx
• eTenders CFT ID: Not specified in provided documents.
• Contact / Clarification Portal: Via the eTenders website.
• Most Important Attachments:
• Volume A: Works Requirements
• Volume B: Form of Tender and Schedule
• Volume C: Pricing Document
• 3.4.1-HS-Works-Contractor-v3.0-28-07-2023 (Health and Safety Requirements)