Case Studies & Forensic Project Recoveries Across Ireland

Tier-1 Joint Venture: €500k Kitchen Variations Recovery

The Background: Our client entered into a commercial joint venture with a Tier-1 corporate entity to develop a major residential scheme from greenfield to completion, with each party anticipating a net profit share of €1.6 million.

The Impasse: During the works, the Employer repeatedly issued instructions through the Project Architect to expand kitchen footprints and upgrade residential specifications. When the final account valuation was submitted, the Employer refused to pay the €500,000 in additional costs, contending that under an unamended JCT Design & Build contract, all design evolution and resulting costs fell strictly on the contractor. The Employer offered an inadequate "50/50 compromise".

The Intervention: PM Project Management took over the contractual governance. We conducted an exhaustive forensic audit proving that the contractor had methodically issued formal, timely Cost Warnings and written variation notifications as required by construction law precedent, legally placing full liability for employer-instructed alterations onto the Employer.

Subcontract Joinery SME: Reinstating 30-Day Payment Terms

The Background: A family-owned joinery manufacturing company employing skilled craftsmen and tradespeople was contracted to supply and install bespoke architectural joinery on a major public sector development.

The Impasse: Midway through the build, the National Main Contractor issued an email unilaterally extending the joinery sub-contractor's payment terms from 30 days to 60 days, arguing they were justified in withholding funds because payment from the public body was delayed. As an SME with weekly payroll obligations, the joinery firm faced catastrophic cash-flow strain.

The Intervention: PM Project Management entered commercial negotiations alongside the Managing Director. We invoked Section 3 and Section 4 of the Construction Contracts Act 2013, demonstrating that "pay-when-paid" provisions are strictly illegal under Irish law and that unilateral contract variation without consideration is invalid.

Supermarket Chain: M&E Plant Room Fit-Out Dispute

The Background: On a restricted urban store development, an M&E sub-contractor was commissioned to build a rooftop modular unit to house industrial plant and dry storage.

The Impasse: After modular fabrication began, the supermarket's structural engineer realised the lightweight wall panels could not support the heavy industrial pumps and directed the plant to be floor-mounted. Once installed, the pumps occupied virtually all floor area intended for retail storage. Supermarket executive management refused to pay the sub-contractor, attempting to hold them financially liable for the lost storage capacity.

The Intervention: PM Project Management conducted a forensic technical audit of design change instructions, proving the sub-contractor had strictly obeyed the engineer's written directives. The lost storage was an engineering design oversight, not a workmanship defect; non-payment constituted a repudiatory breach.

RIAI Developer Defense: Unforeseen Ground Claims Neutralised

The Background: Prior to tendering an excavation and groundworks package, our developer client commissioned and provided comprehensive Site Investigation (SI) Reports 1, 2, and 3, supplemented by a 3D BIM volumetric earthworks model.

The Impasse: The nominated groundworks contractor assigned an inexperienced graduate estimator and sub-contracted digging to third parties. Squeezed by internal cost overruns and inflation in 2022-2023, the contractor attempted to offload trading losses by submitting a massive variation claim under the guise of "Unforeseeable Ground Conditions".

The Intervention: PM Project Management undertook a rigorous forensic review of the tender disclosures and geotechnical data. We demonstrated that the subsurface conditions were completely foreseeable to any competent groundworks contractor. Under strict RIAI contract parameters, the contractor possessed zero financial entitlement.

Iveagh Garden Hotel: 26-Bedroom Extension, Dublin 2

The Challenge: Commissioned as Project Managers and Construction Coordinators to an Owner Controlled construction project comprising a 26-bedroom extension to the 4-star+ Iveagh Garden Hotel in historic Harcourt Street.

Project Governance: Colin Gorman and PM Project Management coordinated a massive professional team: Architects, Quantity Surveyors, Consulting Engineers, Mechanical & Electrical Designers, Assigned Certifiers, Health & Safety consultants, Insurance Underwriters, DAC Consultants, and an extensive group of over 15 specialist sub-contractors on a live hotel site.