Fire Remediation Works at Rowantree Court, Monaghan

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 contractors to undertake fire remediation works at Rowantree Court, Mullaghmonaghan, Monaghan. The works are necessitated by identified fire safety risks and deficiencies requiring remedial action to ensure compliance with building regulations and fire safety standards. The scope encompasses a comprehensive review and upgrade of passive fire protection measures across the development.

Key activities and requirements include:

• Compartmentation Remediation:
• Extending compartment walls continuously to the underside of concrete slabs.
• Sealing the junction between walls and slabs with fire-stopping systems providing a minimum of 60 minutes fire resistance, or matching the compartment wall's rating.
• Properly fire-stopping all service penetrations through compartment walls using tested and approved systems, compliant with EN 1366 and Technical Guidance Document Part B (TGD-B).
• Limiting penetrations to essential services and sealing redundant ones.
• Service Penetration Sealing:
• Removing non-fire-rated expanding foam from service shafts and sealing penetrations with tested and approved fire-rated intumescent sealants or proprietary systems.
• Ensuring seals are suitable for specific service types and wall ratings.
• Electrical Installations:
• Replacing non-fire-rated recessed electrical boxes in fire-resisting walls with fire-rated alternatives or protected enclosures.
• Using proprietary fire protection enclosures or putty pads tested to maintain wall fire resistance per BS EN 1364.
• Fire Doors and Glazing:
• Upgrading fire doors on compartment walls to a minimum 60-minute fire resistance (FD60S), including effective smoke control and self-closing devices.
• Replacing non-compliant or degraded door sets.
• Upgrading hinges to certified fire-rated hinges compliant with BS EN 1935, with a minimum of three per leaf.
• Sealing voids behind architraves with fire-rated materials.
• Replacing fire doors and Georgian-wired glazed panels with fully certified 60-minute fire-rated door assemblies, including fire-rated glass.
• Providing certification for timber glazed frames on fire-rated compartment walls, or replacing them with systems certified to at least 60 minutes integrity and insulation (e.g., BS 476 Part 22, EN 13501-2).
• Cavity Barriers and Insulation:
• Installing cavity barriers at compartment floor and external wall junctions to prevent vertical fire spread within cavities, compliant with TGD-B Diagram 16.
• Using non-combustible cavity barriers or closers.
• Addressing PVC extractor fan duct penetrations through external cavity walls, using intumescent fire collars or sleeves.
• Sealing combustible ventilation ducts penetrating the external wall with fire-resistant intumescent seal cavity closures.
• Specific Remedial Actions:
• Addressing fire-stopping deficiencies around service penetrations and head joints.
• Sealing service shafts sealed with non-fire-rated expanding foam.
• Upgrading fire doors on attic space compartment walls.
• Addressing timber battens at the head of apartment partitions not installed full height.
• Rectifying window reveal sealing with non-combustible cavity closers or insulation.
• Securing dislodged fire collars around PVC pipes.
• Installing fire-stopping systems around duct penetrations in kitchen compartment walls.
• Upgrading kitchen entrance doors to 60-minute fire resistance where walls have been altered.
• Ensuring emergency lighting is fully functional per IS 3217.
• Fire Hydrant Identification:
• Ensuring fire hydrants are clearly identified with H-plates, located correctly (more than 6m and less than 46m from the building), and have yellow-painted lids.

All works must comply with relevant standards including EN 1366, BS EN 1364, BS EN 1935, EN 13501-2, and Technical Guidance Document Part B.

3. Background & buyer context

Oaklee Housing is procuring these fire remediation works following a fire safety risk assessment conducted on 14th November 2025. The assessment identified multiple deficiencies in passive fire protection measures across Rowantree Court. These deficiencies compromise compartmentation, fire resistance, and smoke containment, posing significant risks to occupant safety. The works are driven by the need to comply with statutory requirements, specifically the Safety, Health and Welfare at Work (Construction) Regulations 2013 and Technical Guidance Document Part B of the Building Regulations. The procurement aims to rectify these issues and ensure the long-term safety and compliance of the residential development. No incumbent contractor is explicitly mentioned in the provided documentation.

4. Eligibility & selection criteria

Bidders must meet the following minimum requirements to be considered:

• Turnover requirement: Not specified for this tender.
• Insurance:
• Public Liability Insurance: Minimum indemnity limit of €6,500,000 per accident.
• Employer's Liability Insurance: Minimum indemnity limit of €13,000,000 per accident.
• Professional Indemnity Insurance: Minimum level of €1,500,000. Maximum permissible excess is the greater of 2% of annual turnover or €5,000 per claim, on an annual aggregate basis.
• Excess Limits: Maximum excess of €10,000 for insurance of the Works and goods, €6,500 for public liability, and €6,500 for employer's liability.
• Certifications:
• ISO 9001:2015 Quality Assured Company certification is cited in relation to standards.
• Compliance with relevant standards such as EN 1366, BS EN 1364, BS EN 1935, EN 13501-2, and TGD-B is mandatory for the works.
• Past experience:
• Evidence of Health and Safety aspects of works previously undertaken over the past 5 years (or 7 years if necessary for competition).
• Completion of at least three previous projects with Safety and Health Plans, detailing how health and safety management was implemented.
• Projects must be similar in nature and complexity to the works required.
• A minimum of one project must have a value of €250,000.
• Personnel:
• Management staff with appropriate educational/professional qualifications and experience, including Health and Safety qualifications, training, and experience relevant to the works.
• Personnel with appropriate educational and professional qualifications and experience, including Health and Safety qualifications, training, and experience relevant to the works.
• Geographic / facility constraints: Not specified for this tender.

5. Award criteria & scoring

The award criteria are not explicitly detailed in the provided text. However, the tender documents reference "methodology, scoring criteria, minimum requirements, and instructions applicable to the Quality" and that "All health and safety selection criteria are pass/fail criteria only". This indicates a likely split between quality and price, with a mandatory pass/fail threshold for health and safety competence. The specific weighting and scoring mechanism for quality elements (such as technical capability, methodology, and past performance) against price are not detailed in the extract.

6. Submission requirements

Bidders are required to submit the following:

• Method statement / response document:
• Appendix B1: List of Previous Works Projects for which there are Certificates of Satisfactory Execution.
• Appendix B2: Certificate of Satisfactory Execution.
• Health and Safety Supplement 3.4.1: Evidence of Health and Safety Competence, including:
• Organisational structure and CVs of management staff detailing qualifications, training, experience, and roles on similar projects.
• Organisational structure and CVs of personnel detailing qualifications, training, experience, and roles on similar projects.
• Details of works completed over the past 5 years (or 7 years) on similar projects, supported by Certificates of Satisfactory Execution.
• Safety and Health Plans from three previous projects, detailing health and safety management implementation.
• CVs: For management staff and personnel, detailing relevant qualifications, training, experience, and roles.
• Pricing schedule: Not explicitly detailed, but implied for tender evaluation.
• Case studies: Not explicitly detailed, but implied through the requirement for previous works projects.
• Declarations:
• Banker's Letter (Appendix C) on headed paper, confirming banking relationship and facilities.
• Certificates of Satisfactory Execution for previous projects.
• Mandatory site visit: Not specified for this tender.
• Submission portal: Implied to be eTenders, with specific format rules not detailed in the extract.

7. Key dates & process

8. Contract terms that matter

• Contract Length & Extension: Not specified in the provided documentation.
• Payment Terms: Not specified in the provided documentation.
• Key SLAs/KPIs: Not specified in the provided documentation.
• Liquidated Damages: A rate of €1,000 per day is mentioned in a "DO-NOT-USE-AS-BINDING" section, but its applicability to this specific tender is not confirmed.
• Termination Clauses: Not specified in the provided documentation.
• IP Ownership: Not specified in the provided documentation.
• Sub-contracting Rules: Not specified in the provided documentation.
• Parent-Company Guarantee/Bond: Not specified in the provided documentation.

9. Risks, red flags & unusuals

• Lack of Detailed Scope: While a Fire Safety Risk Assessment (FSRA) is provided, the tender documents do not contain a detailed Bill of Quantities or specific drawings for all remediation tasks. Bidders must rely heavily on interpreting the FSRA findings and potentially conduct their own site assessments to accurately price the works.
• Value Not Disclosed: The absence of an estimated contract value makes it difficult for bidders to gauge the scale of the project and assess their suitability against potential turnover requirements or the complexity of the works.
• Tight Deadline for Information: The submission deadline is 9th October 2026, which is a considerable time from the current date. However, the FSRA was conducted on 14th November 2025, suggesting the issues are current. Bidders need to ensure they can mobilise and complete the works within an unspecified contract duration.
• Pass/Fail Health & Safety: The emphasis on Health and Safety as a pass/fail criterion means that any bidder not meeting the stringent requirements will be disqualified, regardless of their technical or price offering. This requires careful preparation of the H&S documentation.
• Reliance on FSRA: The entire scope is derived from the FSRA. Any misinterpretation or omission in the FSRA could lead to significant variations or disputes during the contract.

10. SME fit assessment

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

• Credible Bidders: Firms with a proven track record in fire stopping, fire door installation and upgrading, compartmentation works, and general building refurbishment, particularly those holding ISO 9001 certification and demonstrating robust health and safety management systems, would be well-positioned. Experience with residential properties and compliance with Irish Building Regulations (TGD-B) is essential.
• Consortium/Sub-contracting: The documentation does not explicitly prohibit or encourage consortium bids or sub-contracting. However, the emphasis on H&S competence and previous project experience suggests a lead contractor must demonstrate direct capability. SMEs might consider forming consortia if they lack specific certifications or experience in all required areas.
• Indicative Bid-Prep Effort: Preparing a compliant bid will require significant effort. This includes:
• Thorough review and interpretation of the Fire Safety Risk Assessment (FSRA).
• Developing detailed technical proposals and methodologies for each identified risk.
• Compiling extensive Health and Safety documentation (CVs, H&S plans, previous project evidence).
• Obtaining a Banker's Letter.
• Developing a detailed pricing schedule.
• This could realistically require 10-20 person-days of effort for a well-prepared SME.
• Pwin Signal: The tender is open, with no named incumbent or explicit framework mentioned. The primary Pwin signal lies in the bidder's ability to demonstrate comprehensive technical competence in fire remediation and, critically, to meet the rigorous pass/fail Health and Safety selection criteria. SMEs that can clearly evidence these aspects are likely to be competitive.

11. Where to dig deeper

• Source RFT Filename(s): Not explicitly stated, but implied to be within a tender pack.
• eTenders CFT ID: Not surfaced in the provided text.
• Contact Email / Clarification Portal: Not specified in the provided text.
• Most Important Attachments:
• Appendix B_Fire Safety Risk Assessment- Rowntree Court, Monaghan, Co. Monaghan.xlsx
• Appendix B1-List-of-Previous-Works-Projects-which-is-CEE.docx
• Appendix-C-Bankers-Letter.docx
• 3.4.1-HS-Works-Contractor-v3.0-28-07-2023.docx