Elevator “Full maintenance contracts”

I recently went to a building where the building management was upset with their current elevator contractor.  The reason the building was upset with the current contractor was that they had a “gold” package that was supposed to cover all of the elevator equipment.

The elevator equipment was the following

            Control system – Replaced in 1993

            Power unit – 50 +/- years old – Valve replaced 2010 - Newer motor

            Door operating equipment – 50 +/- years old

            Cylinder – Replaced 5 years ago

When I went to the building I had the impression that everything on the elevator was working well for the age of the equipment.   I walked into the machine room and found that the power unit was leaking from many different places including the oil level site glass.  Everything else on the elevator worked as an elevator that age should be expected to operate.  There was a drain by the elevator equipment so the oil was running into the sewer system instead of creating a mess in the machine room.  

I spoke to the property manager and told her about her leaky power unit that should be replaced and she asked if that was included in her “gold” package from her previous company.  I told her no, this equipment is well past is life expectancy and they should have to pay to have it replaced.  She said “ok”, send over pricing.  I later received an email about some door issues that are occurring, which we did not see during our site visit, and if the building went with another vendor they did not want to get bills for repairing the door operator[50 years old].  With the understanding that everyone likes to get the better end of a deal, I don't know too many contractors that would rebuild or replace a 50 year old door operator cam box apart of a maintenance agreement.

Background of “Full Maintenance” contracts – The elevator business was one of the first trades to offer maintenance agreements that would cover parts and material.   The intention was that there are many moving parts to the elevator system that could be replaced and the elevator would be back in normal operating condition.   In our industry elevator companies offer many different agreements but by far the most popular is “Full Maintenance” which covers call backs and parts.   It is a type of insurance for building owners to insulate themselves from expenses elevator work.

[One of the best examples I have of what would not be covered in a Full Maintenance contract]

Complacency - Over time a 20 year old elevator becomes a 40 year old elevator that needs replacement.  Many times the building ownership stay with the same elevator maintenance vendor for this time and have the same expectations of their equipment without taking in consideration that their equipment is beyond its expected operating life time.  This creates the opportunity for both parties to discuss the elevator equipment and modernization.  At times elevator companies do not bring up equipment longevity to ownership so they can plan for it or the ownership doesn't want to hear about the significant expenses. Also many Condo Boards turn over every few years so one Board may acknowledge this but put it off and the next Condo Board knows nothing about it[Elevator Companies should reintroduce information to the Board].

[Full maintenance contract for $110.00 a month - elevator shut down for 2 months, look for the tooth brush in the picture]

Recommendation to building owners – Discuss your elevator’s equipment with your maintenance provider.

1.    Age of the equipment

2.    When they should replace it

3.    How much will it cost to replace it

4.    Other items that go along with the modernization process that aren’t apart of the elevator modernization proposals.

a.    Fireman’s recall detectors

b.    Electrical work

c.    Machine room work

We try to let our maintenance customers know where their elevators are at in their elevator’s life so they can have the information to prepare for these significant expenses down the line.   If building owners know that expenses are coming down the line they are more likely to be better prepared for it[budgeting for fiscal years, request funding their funding structures, raising assessments, etc]

If there are elevator companies who are offering you a “Full Maintenance” contract for $130.00 a month and your elevator equipment is 30+ years old the likely hood of coverage is very slim.  Have a discussion with your maintenance provider about the equipment before you start getting bills or information indicating.

1.    Obsolete equipment – Not covered

2.    Broken equipment – Not covered

3.    Parts not available – shut down for 3 weeks

[This building owner had a full maintenance contract at $130.00 a month, this is what the contractor gave them for a repair - Colley ended up replacing all of their elevator equipment after their elevator had been shut down for 6 months] 

If you have an questions or would like information from Colley Elevator you can go to www.colleyelevator.com, email Craigz@colleyelevator.com or call 630-766-7230.