Floors 12 to 14, built in four phases.
A fixed-price fit-out for Selden Biomedical, sequenced so two floors stay open to staff for the whole build.
$3.0MFIXED PRICE
28 wkSITE SCHEDULE
2 of 3FLOORS STAY OPEN
SECTION, LOOKING NORTH
Your brief had three sentences in it that mattered.
From the Selden Biomedical fit-out brief, issued 2 October. Everything after this page is built to answer them.
“Nobody loses a day at the bench.”
BRIEF SECTION 2.1, LAB OPERATIONS
Zero bench days lost.The new labs go in first, on 14. Your scientists leave 13 on a Friday and start on 14 on the Monday.
“The freezers and the cold room never go warm.”
BRIEF SECTION 2.4, SAMPLE STORAGE
Samples move once, and never leave the building.A temporary cold room on 14 takes them for two weeks, logged every fifteen minutes.
“Noise before six is a problem. After six we can live with it.”
BRIEF SECTION 3.2, WORKING HOURS
Every drill, core and cut is booked after 18:00.By day we frame walls and pull cable. The loud work waits for the labs to empty.
Drag through all 28 weeks.
Every Monday from 11 January to 19 July. Pick a week and see which floor we're building, where your people sit and what's happening that weekend. Drag the slider or the drawing itself.
SECTION A, LOOKING NORTH, LEVELS 11 TO 15
Week
9from Mon 8 Mar
We're building
Floors open
Seats today
Labs are on
This weekend
Why we start at the top.
We priced the job three ways. Here are all three, so you can check our working. Tap one to compare.
24 hours above the labs.
A Tuesday in week 4. We're building on 14 while your scientists work directly below on 13. Scroll to run the clock.
The white line is your daytime limit, 55 dB
The whole job, week by week.
From your signature on 20 November to the last aftercare visit in July 2028. Tap any row for what happens in it.
First day on site. Level 14 closes on Saturday 9 January, after the first move.
Weekend moves. Nobody packs on a weekday and nobody moves more than twice.
Planned shutdowns, all on Saturdays, every one listed in Teo's chapter.
All three floors handed back. Aftercare runs twelve months from there.
Four of you sign this. Each asked us a different question.
Here's the answer each of you asked for, with a tool to check it yourself.
Where does each team sit, every week?
Pick a team. You'll see its floor in every phase and the exact Saturdays it moves. Seats open never drop below your busiest day, because we sized the temporary desks to your badge data from September.
Seats open each week, against your busiest day of 255
What could move the $3.0 million?
Most of it stays with us. Switch on anything you think could happen and see what reaches your budget. We'd suggest holding a $150,000 contingency, five percent of the price.
On top of $3,000,000
$0
of a $150,000 contingency
Per new seat
$7,177Per site week
$107,143What gets switched off, and when?
Seven shutdowns and four moves, every one on a Saturday. Tap a marked week for what goes off, for how long, and what we need from you. Tick them off as you book them.
Your list
0 of 7 booked
What changes for you.
For all 410 people who work on 12, 13 and 14. Press the floor you sit on today.
Your floor today
When we make noise, every weekday
Do I have to pack my own desk?
One crate each, handed out on the Wednesday before your move. Our movers do the rest, including screens and chairs. Your crate is waiting at your new desk on Monday.
Will it be loud while I'm working?
No. Anything louder than a normal office conversation happens between 18:00 and 06:00 or at weekends. If you hear a drill in the day, report it to Teo and we stop within ten minutes.
Which lifts do the builders use?
Only the goods lift at the back of the core. The passenger lifts, the main stair and the reception stay yours.
What about the kitchen and the toilets?
There's always a working kitchen and toilets on an open floor. When 12 closes in week 16, a temporary kitchen opens on 13 the same day.
Every line, and what it buys you.
The three floors and the site team are the same in every version. What you're choosing between is how much protection the labs get. Our pick is the $3,000,000 version, with all five protections on and the faster programme off. Four weeks sooner is worth $148,000 only if you need the floors back for a reason we haven't heard yet.
Fixed price, as configured
$3,000,000
Payments, monthly, less five percent retention
Floors back
Fri 23 Jul 2027Retention held
$150,000Payments, monthly, less five percent retention
The terms, and what we don't know yet.
Seven clauses in plain words, with the contract wording a tap away. Then four questions we can't answer today, each with the date it gets settled.
The price is fixed.
The total you configured covers everything switched on. If we priced it wrong, that's our problem.
Contract wording
Lump sum, JCT Design and Build 2024 with Holloway amendments schedule R3. No fluctuations clause. Provisional sums limited to item PS1.
Changes are priced before they're built.
Ask for a change and you get a written price within five working days. Nothing gets built until you say yes.
Contract wording
Change requests valued under clause 5, with a quotation period of five working days and no instruction to proceed without signed acceptance.
Loud work happens after hours.
Quiet trades from 07:00 to 18:00. Drilling, coring and cutting from 18:00 to 06:00 and at weekends.
Contract wording
Working hours schedule WH1. Noise at the nearest occupied bench limited to 55 dB LAeq,15min between 07:00 and 18:00, with logging.
If we're late, we pay.
$12,000 for every week past 23 July, up to ten percent of the price.
Contract wording
Liquidated damages at $12,000 per week or part week, capped at ten percent of the contract sum.
Five percent is held back.
Half comes back at handover, the rest after twelve months of aftercare.
We come back fast.
Any defect reported in aftercare gets a visit within 48 hours. Anything in the labs, within four.
We're insured for all of it.
$10 million public liability, and contractor's all-risk cover for the full value of the works.
We haven't been above the ceilings on 13.
We surveyed 12 and 14. On 13 the labs were running, so we didn't lift tiles. A $60,000 provisional sum covers old services we might find, and it sits outside the fixed price until we look.
Settled Wednesday 2 DecemberThe landlord hasn't approved the roof openings.
The fume extract for the new labs runs up through the plant room. The landlord's engineer has the drawings. If approval slips, Phase 1 slips with it, a week for a week.
Due Tuesday 15 DecemberThe new cold room takes ten weeks to make.
To have it on site in week 6 we have to order by 30 November, which is why we've asked for your signature by the 20th.
Order by Monday 30 NovemberYour QA team may want longer to validate the labs.
We've allowed five working days in weeks 5 and 6 before the scientists move. If your QA lead needs more, the move moves, and we'd rather know now.
Ask your QA lead by 4 DecemberSign by 20 November and we're on site 11 January.
That keeps the cold room order on time and the first move on the second Saturday of the year. Hannah, our project director, runs the job from signature to the last aftercare visit.
Project
Selden Biomedical, fit-out of Levels 12 to 14Bid
2026-114 rev CValid to
20 Nov 2026Fixed price
$3,000,000On site
28 weeksHandover
23 Jul 2027Contractor
Holloway BuildA Closewell Studio example. Companies and figures are fictional.