---
job: 2626
title: Stormwater Pit EXA01A/08 — Peakhurst
head_contractor: Mack Civil
end_client: Transport for NSW
status: Tendering — Rev C $126,700; TfNSW clarification round CLOSED 23/06 (all 3 Qs resolved, NDD cap closed on 'go as is'); variation squared, awaiting Mack/TfNSW formal acceptance
updated: 2026-06-23
---

# 2626 — Stormwater Pit EXA01A/08 (Peakhurst)

Vault project space for LFCS Job 2626. Durable memory only — working files live in
`C:\Users\mclou\Downloads\LFCS\Projects\2626 - Stormwater Pit Peakhurst - Mack Civil\`.
Live numbers + state = `0. AI Context\state.json`.

## 2026-06-30 — Rev D pack built ($121,700); $5k negotiated down

- **The squeeze (29/06).** Jalen rang: TfNSW nearly signed off but wanted $10k off or
  they'd go with the other bidder. Sent the TfNSW correspondence (variation V024 PDF) +
  the competitor quote. **Competitor named: Kinvara, $112,370 ex / $123,607 inc** (dayshift
  basis, $ lines blacked out). TfNSW's written ask was to MATCH Kinvara ($14,330 cut); Jalen
  privately coached ~$10k would win.
- **Strong position.** Mack's own variation doc told TfNSW Kinvara was **not recommended**
  and Mack built their **$224,741 variation on the LFCS number.** We're the contractor's pick;
  this was procurement chasing the cheaper line. Kinvara's price also had a TfNSW-flagged NDD
  **double-up** and included backfill material ours doesn't (not like-for-like).
- **The negotiation.** Asked Ray (Arki) to split the cut — Ray said NO, "stay firm from your
  end as well." So any discount lands 100% on LFCS. Liam first said hold, then flipped to
  **meet halfway = $5k off → $121,700.** Jalen accepted the $5k verbally and asked for the
  final updated pack to take to TfNSW.
- **Rev D pack built** at `02a/Submission Pack - Mack Rev D/` (LoO + Priced Schedule,
  docx/xlsx/pdf). $5k came off LFCS Section 1 **buffers, not scope**: prelims −$2,500, wet
  weather −$2,000, concrete −$500. **9-shift FRP buffer kept** (no shift dropped). Arki firm
  $59,400. LFCS Section 1 $67,300 → $62,300. Cross-check PASS — LoO headline = BoQ sum.
- **Backfill + liquid waste spelled out** (Jalen's ask): LFCS places + compacts pit backfill,
  material by Mack; all non-toxic NDD + liquid waste in, no cap, contaminated excluded.
  Written into LoO scope/Arki/exclusions/quals + BoQ line descriptions.
- **Transmittal drafted** (Gmail `r-6796642012232863908`, thread `19ec898591c15f29`, cc Nihar
  + Liam) — Rocky to attach the 2 PDFs + send. No Liam-review gate (Rocky is senior estimator,
  his call). Rev C marked superseded.
- **Lesson (durable):** a competitor number arriving via the HC is real-but-weaponised —
  verify it (got the actual docs), but set your floor on YOUR margin, not their price. And the
  HC rubbishing the competitor + building their claim on your number means you're the pick —
  hold nerve, give a goodwill trim off buffers, don't de-scope.
- **Still outstanding:** Boral WRITTEN concrete price (qual 21 carries it; firm at award).

## 2026-06-23 — Clarification round CLOSED; NDD cap settled on "go as is"

- **All 3 TfNSW Qs resolved.** Q1 backfill (work in LFCS price, material supply Mack's) +
  Q2 pour (excavator+kibble, sub plant assists, pump on standby, no pump in price) accepted
  by Jalen. Q3 NDD cap was the last open point.
- **The NDD play.** Jalen (21/06) rejected the 8T cap — "won't accept additional costs for
  NDD over 8T, all NDD except contaminated to be included." Ray quoted **+$2,240 ex** to lift
  8T→16T. Rocky's catch: that uplift IS an "additional cost for NDD over 8T" — the exact
  words Jalen refused. Repricing walks into his rejection. **We'd been asking Ray the wrong
  question.**
- **Right question to Ray:** not "what's it cost to uncap" but "hold your price firm, no cap,
  you carry the over-8T." Ray (texts 23/06 7:55 AM): *"ye thats fine, ill absorb somewhere
  else."* Ray holds **$59,400 FIRM**, no cap, wears the over-8T himself.
- **Outcome:** price **HELD $126,700 ex / $139,370 inc** (no uplift). All non-toxic NDD in,
  no cap, contaminated excluded. No LFCS exposure (Ray firm + Mack firm); residual past ~16T
  sits with Ray. Rocky SENT Jalen the go-as-is reply 23/06 (verified SENT, thread
  `19ec898591c15f29`). **Variation squared — awaiting Mack/TfNSW formal acceptance.**
- **Lesson (durable):** Don't reprice for scope the HC has pre-refused to pay for. Push the
  risk to the sub if the sub will wear it. And lock the sub FIRST, then confirm to the HC —
  no exposure gap. Ray confirmed before the Jalen email went out.
- **Still outstanding:** Boral WRITTEN concrete price (mix design in; verbal ~$2,560 inside
  held $4,000).

## 2026-06-20 — Rev C submitted; TfNSW clarification round (3 questions)

- **Pack confirmed SENT Mon 15/06 10:14 AM** (thread `19ec898591c15f29`, LoO + Priced
  Schedule PDFs, cc Nihar + Liam) at $126,700 ex / $139,370 inc. (Corrects the 15/06
  note below which said "pending Wed 17/06" — went out early, Mack has it.)
- **Jalen replied Fri 19/06 2:45 PM** — TfNSW has 3 questions, Variation acceptance held
  pending answers. Verified all 3 against source (Arki Rev C PDF + LFCS v11 buildup):
  1. **Backfill** — *LIVE GAP, pushed to Ray.* Arki line 2.4 ($4,400) = rocker-pipe
     trench backfill only. No pit-surround backfill line, no imported-fill-material line.
     Spoil carted to Mack compound + disposed by others → fill must be imported =
     unpriced. Can't answer Mack until Ray confirms what's in his $59,400.
  2. **Concrete pour method** — *LOCKED (Rocky).* No pump (standing-scope exclusion).
     Chute off truck for base + blinding; excavator-bucket kibble for walls + roof where
     chute won't reach. Pump available as a variation if TfNSW want it.
  3. **NDD liquid waste** — *CLOSED.* Yes — Arki 2.2a "disposal of non-toxic liquid waste
     offsite (up to 8T)". Cap 8T, non-toxic only.
- **Ray chased (Rocky 20/06):** email sent (Gmail draft `r6619050431043359858`, the 2
  scope-confirm Qs, cc Liam + Huss), texted the 3 Qs; phone call no answer. Awaiting reply.
- **Jalen reply PARKED** — Q2 + Q3 lines final, Q1 blank pending Ray. On Ray's reply →
  fill Q1 → send in thread `19ec898591c15f29` cc Nihar + Liam → Variation progresses.

## 2026-06-15 — Rev C final (day-works reprice), Liam approved

- **TfNSW wants daytime working to cut the variation cost** → Rev C reprices Rev B on day
  shift. Final combined **$126,700 ex GST / $139,370 inc** — LFCS Section 1 $67,300 +
  Arki Section 2 $59,400. **Down $13,585 on Rev B** ($140,285); LFCS portion down ~18%.
  Verified against the built Priced Schedule PDF.
- Labour $92/hr flat (trade + sup), paid-hour, 9 day shifts ($100 trimmed to $92 to
  sharpen total). Night premiums + ~$11,200 after-hours plant-opening fees fall out.
- Pack built + cross-checked at `02a/Submission Pack - Mack Rev C/`. Grate supply removed
  (LFCS construct-only → Mack supplies with lintel, LFCS installs). Step irons stay LFCS.
- Ray Rev C $59,400 (filed 02c). Boral R53 mix design received (hold-point cert closed);
  written concrete price still outstanding (verbal ~$2,560, inside $4,000 held).
- **Watch before Wed submit:** Arki carried at cost (no LFCS margin, −$5,940 vs Rev B) +
  no redundancy % on LFCS build — confirm deliberate. Carry-over quals: RFI 36 unsigned,
  grate-credit-if-integral (weak), TGS 2of2 missing, fully-new-vs-retain build conflict.
- Outbound: Gmail draft to Jalen `r931491845120138036` (Wed). Old $127,900 draft to bin.

## Commercial history

| Rev | Date | Combined ex GST | Note |
|---|---|---|---|
| P1 draft | 21/05 | $153,105 | superseded |
| Rev B (submitted) | 25/05 | $140,285 | night-shift basis |
| **Rev C (final)** | **15/06** | **$126,700** | **day works, Liam approved** |

## Snapshot

| Field | Value |
|---|---|
| Job | 2626 — Cast-in-situ stormwater pit EXA01A/08 |
| Site | 111 Boundary Road, Peakhurst NSW 2210 |
| Head contractor | Mack Civil (Nihar Reddy; PM Jalen Price) |
| End client | Transport for NSW |
| Enabling-works sub | Arki Civil (Ray) — demo + excavation + shoring + pipe |
| LFCS scope | Cast-in-situ pit construction — FRP, in-house D&B |
| Phase | Tendering — Rev C reprice underway |

## 2026-06-11 — Mack revised RFQ → recalled → RE-ISSUED by Jalen (day-works reprice)

- Nihar emailed a revised RFQ 11:04 AM, recalled it 11:07 (wrong attachments — sent
  LFCS's own P1 docs). **Jalen re-issued 11:39 AM with the TGS attached — re-issue
  stands.** Filed: `01d/2026-06-11_Mack-Revised-RFQ-REISSUE-Jalen.md`.
- **Driver stated: TfNSW wants a daytime working arrangement to reduce the variation
  cost.** Rev C = day-shift reprice. Falls out vs Rev B: night labour rates
  ($186.67/$200 productive, 6/8 factor), 4× $2,800 after-hours plant opening fees
  (~$11,200), night prelims; wet weather re-rates to day shifts.
- Scope boundary vs Rev B: ERSED, temp water management of existing pipe flows
  ("reasonable and foreseeable" — mandatory inclusion, qualify storms only), spoil
  cartage to compound, step irons + grate supply, road plates, UHF all now IN.
  Watch: site lighting dropped from Mack's exclusions — if any night work survives,
  it's unpriced.
- TGS72 (Bonds Rd NB, 1 of 2) filed in 01d — 40 km/h zone, stop/slow, 4 TC + ute all
  Mack scope, intermittent truck stoppages. Sheet 2 of 2 requested.
- Full delta: job folder `02d/2026-06-11-revised-RFQ-delta-vs-RevB.md`. Live state:
  `0. AI Context/state.json`.
- **Day closed with both outbounds SENT:** Jalen acknowledgment 12:47 PM (Rev C committed
  for **Wednesday 17/06**), Ray pre-filled day-works reprice 1:12 PM (~$59,500 ex GST
  indicative, his Rev B items re-cut to day rates + 4 new scope items, due **Monday
  15/06 COB**, cc Liam + Huss; Rocky texted him a heads-up too).
- Original 7-question clarifications draft was killed — Jalen's RFQ already answered
  them. Interpretation positions live as Rev C LoO assumptions instead (grate-with-
  credit-if-integral-to-lintel, water mgmt = dry-weather flows, lighting by Mack if
  nights directed, RFI 36 carry-over, TGS basis). Lesson saved to Claude memory.
- **Arki quote provenance fixed:** both Ray quote docs found in Rocky's Downloads (never
  came by email) and filed in `02c` — original 21/05 $67,950 + Rev B 25/05 $57,850
  (verified line-for-line vs our Rev B BOQ). His doc detail: shoring box = 7-night hire
  assumption, Mack trucks were assumed for spoil, contract name reads "Rag & Famish" —
  fix requested with his Rev C.
- **LFCS day rate from Rocky: $100/hr.** v10 DRAFT buildup at
  `02b/2626-LFCS-Reprice-v10-DRAFT-dayworks-2026-06-11.md` — indicative Rev C LFCS
  portion ~$68–74k vs Rev B $82,435. Open: sup rate same? paid vs productive hour?
  Rebuild items 1.1–1.4 bottom-up, don't scale Rev B (no workings survived in the
  Rev B xlsx — client sheet only).
- Road plates position: Mack's wording allows "other means" — fencing in the closed
  parking lane (~$1k) vs literal plating ($4.5–6.5k). Ray told to price his method and
  name it. $2,600 mid-range carried.
- **Rev C timeline: Ray Mon 15/06 → build + Liam review Tue 16/06 → submit Wed 17/06.**

## Commercial position (Rev B, submitted 2026-05-25 — current offer)

| Component | $ ex GST |
|---|---|
| LFCS portion (Rev B) | 82,435 |
| Arki Civil (Rev B) | 57,850 |
| **Combined to Mack** | **140,285** ($154,314 inc GST) |

- Rev B reflected Jalen's 21 May clarifications: crossing loading removed, R11 blinding
  pour added (4 pours w/ per-pour plant fee), wet weather $9,000 in, Arki demo + pipe
  install reduced. Geometry priced to TfNSW design-of-record (1250 × 2000 internal,
  splayed throat), D&B excluded — supersedes the 1900×1500 in-house basis below.

## Commercial position (P1 draft, 2026-05-21 — superseded)

| Component | $ ex GST |
|---|---|
| LFCS portion — v8.2 | 78,360 |
| Arki sub-quote (received 2026-05-21) | 67,950 |
| LFCS 10% margin on Arki | 6,795 |
| **Combined submission to Mack** | **153,105** ($168,416 inc GST) |

- Price moved v8 $74,698 → v8.1 $76,781 (steel fixing +20% for N12@150 density) → v8.2 $78,360 (concrete $600/m³ confirmed, was $340 placeholder).
- Arki came in at nearly 2× the assumed $25–40k.
- Combined ~$48k over the original $90–105k estimate. **Bid viability is a Liam call before it goes to Mack.**
- Current pricing file: `02b/2626-LFCS-Reprice-v8.2-2026-05-21.md`. Submission pack assembled at `02a/Submission Pack - Mack/` (00–08, numbered).

## Key technical basis

LOCKED 2026-05-21 — full detail in `0. AI Context\2626-CURRENT-BASIS.md`.
- Pit: internal 1900 long × 1500 wide. Base slab 200, roof slab 200, walls 150. Chamber 1800 high + separate 900 chimney. No blinding — base on sand bedding.
- Concrete ~4.3 m³ net (order ~4.8). N25 (25 MPa), exposure B1, TfNSW R53, slump 80–120, 20 mm agg.
- Reo: N12 @ 150 c/c single mat, 50 mm cover. Ausreo 0.502 t ordered — covers it.
- 3 pours — base / walls / roof+chimney. Digger-bucket placing, no pump (drop tube on wall pour).
- Excavation: shoring box (verti-shore). Night works Sun–Thu 19:00–05:00.

## Live risks / open items

- **Arki scope gaps** — quote excludes sediment controls / ERSED, bypass pumping, spoil disposal. Carved out in the LoO — still need a call: price them, or push to Mack.
- **GN-DRG-000021 not in tender pack** — full concrete + reo notes. RFI outstanding.
- **RFI 36 contractor acceptance unsigned** by Mack — #1 commercial risk.
- Pit wall height / depth — subject to site survey.
- Concrete $/m³ in v8 held at v7 rate — confirm against a live supplier quote.
- Arki quote contract name reads "Rag & Famish" — confirm right job.

## Submission pack — complete 2026-05-21

Assembled at `02. Estimating + Pricing/02a - Quotes & Estimates (Outbound)/Submission Pack - Mack/`
— 9 files, numbered, all on LFCS letterhead/branding:

`00 Contents` · `01 Letter of Offer` · `02 Client BOQ` · `03 Methodology Statement` ·
`04 ITP` · `05 Pre-pour Checklist` · `06 Confined Space Rescue Plan` · `07 SWMS 08` · `08 Reo Schedule`

- Letter of Offer + Client BOQ both carry v8.2 ($153,105 combined). BOQ styled to LFCS red house
  style (reference: `2637_TCE_LHP_BOQ_LFCS.xlsx`).
- With Hasibul (Huss, admin@lfcs.com.au) for internal review — Gmail draft created in Rocky's Drafts.
- Programme (Gantt `.jsx`) is NOT in the pack — dropped from the LoO attachment list.
- Pricing: `02b/2626-LFCS-Reprice-v8.2-2026-05-21.md` is current (v8 / v8.1 superseded).
- PDFs need regenerating from the .docx for the actual Mack submission (docx fine for Huss review).

## Before issue to Mack

- Rocky to send the Huss review draft (attach the 9 files).
- Liam viability OK on $153,105 combined.
- Confirm concrete $600/m³ against a written supplier quote.
- GN-DRG-000021 RFI + RFI 36 contractor acceptance still open.

## References

- Local job folder: `LFCS\Projects\2626 - Stormwater Pit Peakhurst - Mack Civil\`
- Single source of truth: `0. AI Context\2626-CURRENT-BASIS.md`
- Airtable: base `appE43UvTyARe5oJs`, job record `recoCFU16Ugn9rqnM`
- See [[decisions]] for the decisions log.