---
title: Pre-Pricing Grill — 2627 St Clare's College Convent Refurb (Girvan Group)
job: 2627
date: 2026-05-04
created_by: claude-code-coo
purpose: Phase 0 mandatory grill per lfcs-standards/pricing-checklist.md. ALL questions must have Rocky's answer before pricing starts.
status: signed-off-2026-05-04
related:
  - "[[lfcs-standards/pricing-checklist]]"
---

# Phase 0 — Pre-Pricing Grill — 2627 St Clare's Convent Refurb

**Rule:** Pricing does NOT start until every Q below has Rocky's answer. Lessons from 2626: 5 revisions because the grill wasn't run upfront. Repeat avoided.

**Today:** 2026-05-04 (Mon).

---

## Source baseline (what's actually in the pack)

Incoming zip from Girvan Group `Girvan Group – St Clare's College Convent Refurb-20260504T025021Z-3-001.zip` (1.28 GB, downloaded 2026-05-04 12:52). Contents:

| File | Size | Notes |
|---|---|---|
| `St Clare_s Convent - FRP Concrete BOQ with rates.xlsx` | 17 KB | **Full-package BOQ** — includes concrete supply, pumping, reo supply. **Subtotal $131,992 ex GST**. Likely Girvan's reference / head-contractor estimate. |
| `St Clares Convent - FRP Labour & Formwork BOQ.xlsx` | 43 KB | **FRP-install-only BOQ** — incoming pricing reverse-engineered to $85/hr × 0.85 (15% margin). **Subtotal $71,422 ex GST / 714.2 hrs**. Excludes concrete / pump / reo supply / scaffold / EWP / tie wire. **Origin TBD — Huss? Cowork? Girvan-supplied template?** Q-S1 below. |
| `Quote.docx` | 521 KB | **WRONG TEMPLATE** — Kokuyo Taylor Square joinery quote ($115K). Re-write needed. |
| `St Clare_s College Convent Refurb_all_packages.zip` | 1.28 GB | IFC drawings — not yet opened. Phase 4 takeoff source. |

Hornsby project folder structure used by sender — canonical company standard ✅.

**No RFQ scope email or formal RFI in pack.** No head-contract terms. No programme. Q-G1 below.

---

## Q-S — Source / origin (NEW for this job)

| # | Q | Default | Rocky's call |
|---|---|---|---|
| S1 | **Who built the FRP-install-only BOQ?** Huss (LFCS estimator) for Girvan's review? Cowork in a parallel A/B? Girvan's QS supplied as a fill-in-rates template? Material to know: drives whether claude-code-coo treats it as `_v-CW` baseline OR as a head-contractor quantity-only template to fill independently. | Assume Huss draft for Girvan submission | _____ |
| S2 | **Has Liam already sent this draft to Girvan?** If yes, my job = sanity-check, defend variations. If no, my job = independent build vs `_v-CW` for A/B. | No, not sent | _____ |
| S3 | **Was there a RFQ scope email** that's not in the pack? Or did Girvan just send the BOQ + drawings? | Email exists, not yet shared | _____ |
| S4 | **First time bidding Girvan Group?** Or established relationship + known PO terms? | TBC | _____ |
| S5 | **Job number 2627** — sequential next after 2626. Confirm OK or use different number? | 2627 | _____ |

---

## Q-A — Supply boundaries (per major material/element)

LFCS supply or Girvan supply?

| # | Item | BOQ literal | Default | Rocky's call |
|---|---|---|---|---|
| A1 | **Concrete (32 MPa + 40 MPa)** for lift pit, ground slabs, walls, footings, suspended slabs (S4/S5/lid) | Excluded ("by builder") in `_v-CW` BOQ | Girvan supply | _____ |
| A2 | **Reo (bar + SL92 mesh)** | Excluded ("by builder") in `_v-CW` | Girvan supply | _____ |
| A3 | **Concrete pumping + bin** (45 m³ + 6 pump days + 6 bins per Girvan-rates BOQ) | Excluded in `_v-CW` | Girvan supply | _____ |
| A4 | **Tie wire / bar chairs / reo ancillaries** | Excluded in `_v-CW` | Girvan supply | _____ |
| A5 | **Formwork ply + falsework + props** (esp. 5.5m & 9m H suspended-slab forms) | Implied in LFCS rates ($374-944/m²) | LFCS supply ply, **EXCLUDE props/falsework** (Munmorah pattern) — Girvan formhire? | _____ |
| A6 | **Sand bedding (25mm)** + Builders PVC | Not in `_v-CW` BOQ — appears only in full-pkg | Girvan supply | _____ |
| A7 | **SikaSwell A 2010M** (12m construction joint waterstop) | Not in `_v-CW` | Girvan supply (specialty) | _____ |
| A8 | **Joint sealants — IJ, EJX, DKJ** | Not in `_v-CW` | Girvan supply | _____ |
| A9 | **Renderoc / patch repair products** | n/a | n/a | _____ |
| A10 | **Curing compound / polythene cure cover** for slab pours | n/a | LFCS supply (small qty, tied to LFCS finishing) | _____ |
| A11 | **Saw-cut consumables** (if any cutting required) | n/a | LFCS supply if scope; else exclude | _____ |

---

## Q-B — Site management + plant boundaries

| # | Item | Default | Rocky's call |
|---|---|---|---|
| B1 | **Scaffold (system or H-frame)** — required for 5.5m wall forms + 9m lift-lid form access | Girvan / by builder | _____ |
| B2 | **EWP (knuckle boom / scissor lift)** — required for 9m suspended-slab form fix + reo placement | Girvan / by builder | _____ |
| B3 | **Crane / hoist** for prop + form panel placement at 9m H | Girvan / by builder | _____ |
| B4 | **Excavation** (lift pit, footings, RW1 wall) | Girvan | _____ |
| B5 | **Demolition** (existing slab cuts, openings) | Girvan | _____ |
| B6 | **Survey + setting out** | Girvan | _____ |
| B7 | **Service location DBYD** | Girvan | _____ |
| B8 | **Traffic management + site access** | Girvan | _____ |
| B9 | **Site amenities + amenities + power + water** | Girvan | _____ |
| B10 | **Spoil + waste disposal** (form ply offcuts, bins) | Girvan | _____ |
| B11 | **Underpinning** (existing wall protection during pit/RW1 dig) | Girvan (`_v-CW` BOQ Note 1: "Underpinning done by civil contractor") | _____ |
| B12 | **Concrete pump booking + pump-day standby** | Girvan | _____ |
| B13 | **Confined-space entry permit + standby person + atmospheric monitor** for lift pit pour | Lift pit ~600mm walls + ~350mm footing → likely <1.5m so NO confined space. CONFIRM depth | _____ |

---

## Q-C — QA + admin boundaries

| # | Item | Default | Rocky's call |
|---|---|---|---|
| C1 | **PQP / sub-PQP** — LFCS sub-PQP into Girvan's PQP, or LFCS submits direct? | sub-PQP into Girvan | _____ |
| C2 | **AS3600 (concrete)** + **AS3610 (formwork)** compliance | LFCS for our scope | _____ |
| C3 | **Engineer Certificate of Conformity** for poured elements | Girvan / project structural engineer | _____ |
| C4 | **Hold Point + Witness Point notifications** chain | LFCS Site Sup → Girvan PM → engineer | _____ |
| C5 | **ITP submissions** | LFCS draft, Girvan accept | _____ |
| C6 | **SWMS** for FRP at heights, confined space (if any), reo placement, concrete pour | LFCS prepares own | _____ |
| C7 | **Concrete test cylinders / slump tests** | Girvan (with concrete supply) | _____ |
| C8 | **DLP — Defects Liability Period** | 12 months default; confirm Girvan PO terms | _____ |
| C9 | **WHS principal contractor obligations** | Girvan | _____ |
| C10 | **Heritage / asbestos / lead-paint clearance** — convent likely 1900s-1960s build → asbestos + lead paint risk for any cutting / drilling into existing fabric | Girvan provides clearance + clearance certs before LFCS commencement | _____ |

---

## Q-D — Programme + scope boundaries

| # | Item | Default | Rocky's call |
|---|---|---|---|
| D1 | **Hours of work** — day shift only (school environment, residential refurb) | day-only 07:00–15:30 (per Quote.docx template hint) | _____ |
| D2 | **School term / school holiday constraints?** Convent on St Clare's College grounds — noise / access restrictions during term? | TBC — confirm | _____ |
| D3 | **Programme duration** — 6 work areas, 714 labour hrs at typical 4-man crew = ~22 working days = ~5 weeks excl. cure / pour wait + Girvan-side dependencies | ~5–7 wk indicative | _____ |
| D4 | **Pour sequencing** — 6 work areas, multiple lifts. Single visit per pour or multiple mobs? | Each work area = 1 mob (lift pit, RW1, ext stair, ext platform, int stair, susp slabs) | _____ |
| D5 | **Suspended slab pour day** — lift lid (9m H) + S5 (5.5m) + S4 (5.5m). Same day or staggered? Drives crane + pump cost share. | Confirm with Girvan | _____ |
| D6 | **Sectional vs single pour** for ground slabs (S2, 200mm, 42m² split across multiple areas) | Per Girvan programme | _____ |
| D7 | **Reo cage prefab vs in-situ tie** — heavy reo on suspended slabs (~1.5T total) at 5.5–9m H, productivity drop | In-situ tie; +20-30% labour allowance for height | _____ |
| D8 | **Wet cure duration** — 7 days minimum on slabs? Polythene cover supplied by LFCS or Girvan? | LFCS supply polythene + apply (small qty) | _____ |

---

## Q-E — Productivity calibration

| # | Item | Default | Rocky's call |
|---|---|---|---|
| E1 | **Closest analogue past LFCS job** — refurb / commercial concrete? Bridge analogue (2602 Munmorah) doesn't fit; Mack Civil pit (2626) doesn't fit. | TBC — Rocky to nominate | _____ |
| E2 | **Working at heights 5.5–9m** — productivity drop on Level 1 suspended slab forms + reo + pour | -15-20% productivity vs slab-on-grade | _____ |
| E3 | **Heritage / live school environment** — restricted hours, dust control, noise control, deliveries scheduled | -10% productivity for staging / cleanup | _____ |
| E4 | **Crew size per pour** — typical FRP team for refurb concrete | 3-4 men + part-time supervisor | _____ |
| E5 | **Toothing reo into existing brickwork (30 ea @ $75)** — Girvan supplies chemical anchor or LFCS? | LFCS labour only; Girvan supplies chemset | _____ |
| E6 | **Site induction time + cost** (Girvan + St Clare's College school induction) | 0.5 day × crew, priced once | _____ |

---

## Q-F — Commercial posture

| # | Item | Default | Rocky's call |
|---|---|---|---|
| F1 | **Defensible-for-variations OR competitive-for-award?** Refurb scope = high VO likelihood (existing conditions, scope creep) | DEFENSIBLE-FOR-VARIATIONS recommended | _____ |
| F2 | **Margin / redundancy %** | 15% (Rocky standard) — currently baked at row level in `_v-CW`, OK or move to explicit subtotal line? | _____ |
| F3 | **Materials markup** | +10% (Rate Card V1.7) — applies to ply + polythene + curing only on this job | _____ |
| F4 | **Two pricing options (Lump Sum + SoR)?** | Lump Sum primary, SoR (Rate Card V1.7 day rates) secondary for variation basis | _____ |
| F5 | **Rate validity clause** | 30 days from submission, re-rate if material market moves >5% | _____ |
| F6 | **Day-rate fallback** for standby / standdown | Rate Card V1.7 ($85/hr trade, $95/hr supervisor day) | _____ |
| F7 | **Pre-agreed VO rate schedule** in submission | Yes — refurb scope demands it | _____ |
| F8 | **Prelims / mobilisation line** missing from `_v-CW` | Add $5–8K LS line for establishment / SWMS / ITP / mob+demob | _____ |
| F9 | **Supervision allocation** — `_v-CW` rates absorb sup at $85/hr trade. 5wk job needs ~0.5 day/wk supervisor | Add $1.9K (5 wk × 0.5 day × 8 hr × $95) OR qualify "supervision included by floating leader" | _____ |

---

## Q-G — Sanity + commercial gates

| # | Item | Default | Rocky's call |
|---|---|---|---|
| G1 | **Bid due date?** No date in pack. | TBC — confirm with Girvan | _____ |
| G2 | **Total bid range expected?** `_v-CW` lands at $71K ex; with prelims + sup → $80K ex; defensible → $82-85K ex | $75-85K ex GST range | _____ |
| G3 | **Drawings revision / status?** IFC zip not yet opened — revision number, IFC vs IFI, last revision date | TBC — opening IFC zip Phase 4 | _____ |
| G4 | **Existing-conditions risks** — asbestos, lead paint, dilapidated brickwork, hidden services (1900s convent fabric) | EXCLUDE — Girvan provides clearances + as-built service info | _____ |
| G5 | **Variation rate clause MANDATORY** in submission | Yes — refurb + IFC may have undocumented existing conditions | _____ |
| G6 | **PO / Subbie agreement terms** — Girvan standard or LFCS Subbie Terms V1.1? | Default: LFCS Subbie Terms V1.1 attached to submission unless Girvan PO supersedes | _____ |
| G7 | **Bonds / retention** — Girvan likely 5% retention + 5% bank guarantee for $80K job? | Confirm Girvan PO terms | _____ |
| G8 | **Insurance — Girvan certs of currency required upfront?** | LFCS: PL $20m, WC, contract works covered. Provide on award. | _____ |
| G9 | **Concrete pump wait charge** — if Girvan books pump but LFCS labour delayed (or vice versa) | Separately billable per Rate Card day rates if not LFCS-caused | _____ |

---

## Output downstream — once every Q has Rocky's answer

1. Lock answers below with sign-off note (`Confirmed by Rocky 2026-05-04 PM`).
2. Build `Inclusions-Exclusions.md` per Q-A + Q-B answers (refurb-defensive Block B).
3. Open IFC zip → quantity verification vs `_v-CW` (Phase 4).
4. Build `2627-Tender-Summary-2026-05-04_v-CC.xlsx` (6 sheets per checklist Phase 5).
5. Build `2627-Rate-Buildup-2026-05-04_v-CC.xlsx` (5 sheets).
6. Apply 15% redundancy on subtotal.
7. Drive upload + share with mcloughlinmichael.r@gmail.com (Editor) + AB-Test-Tracker row + Airtable seed.
8. Rewrite Quote.docx cover (current is wrong template — Kokuyo joinery).

**No pricing starts until this doc is signed off.**

---

## Rocky's answers — signed off 2026-05-04 PM

Captured verbatim from Rocky during chat grill 2026-05-04. Sets scope-of-truth for pricing.

### Scope simplification (Rocky's framing — collapses 35 of 44 questions)
**LFCS scope = formwork ply supply + labour to: erect formwork, fix reo in place, place concrete in situ. Everything else excluded. We do not supply concrete, reo, pump, plant, or do groundworks.**

### Q-S Source / origin
- S1 → Huss draft (assumed). Liam wants double-check.
- S2 → **Not sent yet** to Girvan.
- S3 → No formal RFQ scope email (proceed on incoming pack).
- S4 → TBC (relationship status with Girvan unknown — treat as new).
- S5 → 2627 confirmed.

### Q-A Supply boundaries
- A1 Concrete → **Excluded** (Girvan supply).
- A2 Reo → **Excluded** (Girvan supply).
- A3 Pumping → **Excluded** (Girvan supply).
- A4 Tie wire / chairs / ancillaries → **Excluded** (Girvan supply).
- A5 Formwork ply → **LFCS supply ply only**. Props/falsework excluded (Girvan formhire or builder).
- A6 Sand bedding + PVC → **Excluded**.
- A7 SikaSwell waterstop → **Excluded**.
- A8 Joint sealants → **Excluded**.
- A9 Curing compound / polythene → **Excluded** (small qty — bundle with builder).
- A10 Saw-cut consumables → **Excluded** (not in scope).
- A11 Chemset for reo toothing → **Excluded** (Girvan supply, LFCS labour only).

### Q-B Site management + plant
- B1–B12 → **All excluded**. Scaffold, EWP, crane, excavation, demo, survey, DBYD, traffic, amenities, disposal, underpinning, pump booking — all by Girvan.
- B13 Confined space lift pit → confirm depth from drawings (Phase 4); likely <1.5m so no permit required.

### Q-C QA + admin
- C1–C7 → defaults (sub-PQP into Girvan, AS3600/3610 compliance, engineer cert by Girvan, hold-point chain LFCS Sup → Girvan PM, ITP draft by LFCS, SWMS by LFCS, cylinders by Girvan).
- C8 DLP → **Skip** (use Girvan PO default).
- C9 WHS principal → Girvan.
- C10 Heritage / asbestos / lead-paint clearance → Girvan provides clearances before LFCS commencement.

### Q-D Programme
- D1 Hours → **Day shift only**.
- D2 School-term restrictions → TBC (carry assumption + variation if disrupted).
- D3 Duration → ~5–7 wk indicative.
- D4 Pour sequencing → per Girvan programme.
- D5 Suspended-slab pour day → per Girvan programme.
- D6 Sectional pour → per Girvan programme.
- D7 Reo cage in-situ tie + height penalty → Yes.
- D8 Wet cure 7 days → polythene supply by builder per A9.

### Q-E Productivity
- E1 Past LFCS analogue → TBC (claude-code-coo to use in-situ rates from FRP Rates Development + apply height penalty).
- E2–E6 → defaults (height -15-20%, school -10%, 3-4 men crew, induction priced once).

### Q-F Commercial posture
- F1 → **DEFENSIBLE-FOR-VARIATIONS**.
- F2 → **15% margin** on subtotal (explicit line, not row-baked).
- F3 → +10% materials markup on ply.
- F4 → Lump Sum primary, SoR secondary.
- F5 → 30-day validity, re-rate if market >5%.
- F6 → Day-rate fallback Rate Card V1.7 ($85 trade / $95 sup).
- F7 → VO rate schedule attached.
- F8 → **Add prelims/mobilisation line $5–8K LS**.
- F9 → **Add supervision line** (~$1.9K, 5wk × 0.5 day × 8hr × $95).

### Q-G Sanity gates
- G1 → **Bid due TODAY (2026-05-04)**. Tight.
- G2 → $75–85K ex GST range.
- G3 → IFC zip — open + verify quantities to flag misses.
- G4 → Existing-conditions risks excluded.
- G5 → Variation rate clause MANDATORY.
- G6 → **LFCS is the subby here** (Girvan = head). Skip LFCS Subbie Terms V1.1 attachment. Default to Girvan PO terms on award.
- G7 → Bonds / retention TBC (defer to Girvan PO).
- G8 → Insurance certs **skip from submission** (provide on award if requested).
- G9 → Pump wait charge billable per Rate Card if Girvan-caused.

### Pre-conditions to commencement (locked)
- Girvan / LFCS subby agreement executed
- IFC drawings issued + revision confirmed
- Concrete + reo suppliers confirmed by Girvan
- Heritage / asbestos / lead-paint clearance provided by Girvan
- Underpinning of existing structures complete (per BOQ Note 1)
- Service location pack provided by Girvan
- Scaffold + EWP / crane in place by Girvan for Level 1 suspended-slab works
- Site induction complete for LFCS crew (Girvan + St Clare's College)
- Variation rate schedule accepted in submission

---

## Pre-conditions to commencement (drafted, refine post-grill)

- Girvan / LFCS subby agreement executed
- Drawings issued IFC + revision confirmed
- Concrete supplier confirmed by Girvan (compliance / lead time)
- Reo supplier confirmed by Girvan
- Site induction completed for LFCS crew (Girvan + St Clare's College)
- Heritage / asbestos / lead-paint clearance provided by Girvan
- Underpinning of existing structures complete (per `_v-CW` Note 1)
- Service location pack provided by Girvan
- Scaffold + EWP / crane in place by Girvan for Level 1 suspended-slab works
- Variation rate schedule accepted in submission