Four tenders for the plumbing and heating subcontract (UE-VS, värme och sanitet) at Kv. Linblomman, Ålsta, checked row by row against Bilaga 3 Gränsdragning, the scope split in the tender documents. Options, missing scope, index clauses and ÄTA rates (variation work) are priced so that the tenders can be compared at full scope.
4 tenders, 65 pagesBilaga 3 Gränsdragning, 34 rows, and AF UE-VS3 blocks, 54 apartments, garage with 62 spacesMain contractor Nordanå Bygg ABSEK excl. VATPrepared 2026-11-05
Summary
Ranking at full scope
Lowest tender as submitted ranks 4th of 4 at full scope
Rörbolaget Nord AB is 660,000 SEK below the next tender as submitted (11,260,000 SEK). Options for sprinkler and ramp heating (+1,305,000), excluded controls and fire stopping (+930,000) and an index reservation with an ÄTA rate of 785 SEK/h against the AF cap of 650 (+455,000) bring it to 13,950,000 SEK, 1,447,000 SEK above the lowest.
Conflicting statements
Sprinkler stated as included on p. 1, priced as an option on p. 7
Rörbolaget Nord’s cover letter says the tender covers a complete VS installation including garage sprinkler. The price sheet lists the sprinkler as Option 1 at 1,060,000 SEK, and alarm transmission to the fire alarm is excluded on p. 6. Clarify in writing with the bidder before award.
Lowest comparable price
Kvarnby Installation AB is lowest at 12,503,000 SEK
Fixed price, ÄTA at 640 SEK/h and two unclear rows: core drilling for fire stopping and the BIM as-built model. The margin to Ekström & Söner VVS AB is 141,000 SEK with the suggested allowances. Confirm the two unclear rows with Kvarnby before award.
Tender sum to comparable price
The three adjustments can be switched on separately; the ranking and the price build-up follow. The risk allowances per discipline can be changed below. A cell in the scope matrix opens the tender text it is based on.
Adjustments
Ranking
As submitted
Tender sumOptionsRisk allowanceIndex & ÄTA
Bars drawn to scale from 0 SEK. As submitted, Rörbolaget Nord looks cheapest.
Risk allowance per discipline
The suggested allowance is the default. Each slider sets the allowance for all scope gaps in that discipline; each tenderer carries the share it leaves open. Moving a slider switches on step 2.
Price build-up, SEK excl. VAT
Tenderer
Tender sum
Options
Risk allowance
Index & ÄTA
Comparable price
Rank
Scope matrix
34 scope rows and 2 commercial terms, four tenders
Sources and method
Sources
Anbud_Rörbolaget Nord_rev B.pdfTender, Rörbolaget Nord AB14 pages
Förfrågningsunderlag_UE-VS_bilaga 3 Gränsdragning.xlsxScope split between main contractor and UE-VS, row by row1 sheet, 34 rows
Rambeskrivning VS.pdfOutline specification, plumbing and heating28 pages
AF_UE-VS Administrativa föreskrifter.pdfAdministrative conditions (AF): fixed price, ÄTA rate at most 650 SEK/h, 1,200 h for evaluation (p. 9)16 pages
Method
Lump sums, priced options, exclusions and commercial reservations were extracted from the four tenders, 65 pages in total.
Each statement was matched to the 34 rows of Bilaga 3 Gränsdragning. Price adjustment and ÄTA hourly rate were compared with the AF.
Each cover letter was cross-read against its price sheet, and the extracted options and lump sums were checked against the tender totals. One conflict was found: Rörbolaget Nord, sprinkler on p. 1 and p. 7.
Option prices were taken from the tenders (step 1). Excluded and unclear rows were given a risk allowance per discipline (step 2).
Index reservations and ÄTA rates were normalized (step 3), and the tenders were ranked with each adjustment kept separate.
Assumptions and limits
The risk allowances are estimates per discipline, not quoted prices. Excluded rows carry 100 % and unclear rows 50 % of the row’s allowance.
Rows a tender does not exclude or price as an option are treated as included in the lump sum. An option that covers several rows is counted once.
Rörbolaget Nord’s index reservation is priced at 2.6 % of the tender sum, an estimate of the index change from the base month 2026-09 to the contract midpoint 2027-10. Mälarö’s metal clause for copper is priced at 1.1 % of the tender sum, based on the copper share of the material.
ÄTA rates are normalized as (rate − 650 SEK/h) × 1,200 h, the evaluation basis in the AF. Rates below 650 SEK/h lower the comparable price.
Bilaga 4, referred to in Ekström & Söner’s tender for hot-water metering, was not part of the submitted file.
Technical quality, references and time schedules are not assessed.