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Plumbing access could dictate the whole programme. Get each bidder to explain how bathrooms and kitchen will be isolated, opened and reinstated, including who repairs floors or walls after access. Those small interface gaps are where trades often assume somebody else has allowed for the work.

Make the tender comparison mechanical: same scope, same quantities where known, and a written exclusions schedule from each contractor. Split the €176,400 into fixed work, provisional items and contingency rather than treating it as one pot. Before appointing anyone, resolve electrical...

Dublin transactions often look straightforward until timing or responsibility becomes unclear. Financing deadlines are a particular concern because they can change what is realistically negotiable. I work around the Dublin property market and am happy to answer practical questions on price...