Quality elevator work/“making it work”

Over the years an elevator system can have many different service providers and many “make it work” moments.  I always say it is at 4:00pm on Friday or 2am on a Sunday morning when a building needs their elevator back in service and there was a power outage or other significant issue and the elevator mechanic “makes it work”.

Making the elevator system work is very important for the building owner.  But as an elevator company we need to make sure we go back to the building and make the work we completed to get the elevator back up and running look presentable and orderly so when the next person comes they will be able to service the elevator properly.  We also need to project the lingering issues that could cause future issues and provide proposals to the building owner for remedy.

We ran into an issue where a building got a bad ground on an elevator system and damaged the wiring.  It was no short order to make it work properly and give the building owner back their elevator system. We gave them a quote for a permanent repair to the elevator system, which they completed.  There were a quite a few issues lurking here after it was back up and running we found when we went to rewire the elevator system.  From start to finish everyone involved did a great job.

[Repair of the elevator system after grounding issue occurred]

[Control system after rewiring occurred]

[Junction box probably from installation and years of "making it work"]

[After rewiring was completed]

How to prevent short term repairs from becoming a long term liability – If you have a significant issue on your elevator system and the elevator technician makes a repair on the system and gets the elevator back up and running, talk to the technician as well as talk to the elevator company office so you can have a permanent solution.  “Bob, the elevator tech, was just out at our building and did a great job at returning the elevator back to service but said we need to do X, Y, Z.”.  We on the office side should be watching this too and communicate with the building management.  We often see that some of the stop gap items get completed to get the elevator back to service never get 100% resolved and they create other issues down the road.

Hire a responsible contractor – We are a Union contractor and do promote hiring trained and competent elevator contractors[which have trained and competent personnel].  The class room training all union apprentices receive is very impressive and help them when they become mechanics.  On the job training [OJT] is very important and should complement the class room training.  If you hire and elevator contractor off the street you may not get what you think you are getting, make sure they have competent people who have been trained.  If someone was Arborist[cutting trees down] six weeks ago and this week they are a "elevator mechanic" you may want to hire someone else. 

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.

Elevator pit ladder modifications – Otis Elevators

In Illinois we are going through a challenging time adapting all elevator pit ladders to meet the current requirements.  This means that elevator pit ladders that have been installed for 5 months, 5 years or 30 years need to comply with today’s requirements.  Please see below for an outline of the new expectations.
 

 

I have attached some recent work we have completed on an  newer Otis Elevator which required some modification to comply with the 4 ½” from center rung of the ladder to the hoistway wall and installation of traction tape.  In this case the mechanic cut the raceway and rewired the elevator to get the distance from the center of the rung to the hoistway wall.  This is a relatively small scope of work compared to some of the pit ladders that required replacement or variances.  In past posts there is more information on the more challenging pit ladder modifications.

 

[The wire raceway is in the way of the step that is next to the sill, the ladder needs to be moved out to 4 1/2" from center of the rung to hoistway wall  and there is no traction tape on this ladder]

 

 

[The wire raceway has been removed, ladder is shimmed out and traction tape has been installed on the ladder rungs]

 

All elevator pit ladders are a bit different and have different modifications that will need to be completed.  Many pit ladders will have to be all together replaced.  If you have not addressed the elevator pit ladder situation at your building, contact your elevator service provider.  Modifications do not require permits, if you install a new pit ladder it will require a permit with the municipality or AHJ.

 

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.

Finding an appropriately sized elevator contractor for your building(s)

Over the last year we have been hearing from building owners and managers about their issues with their current elevator company.  The concerns may be that they never come, they come for 6 minutes, they come irregularly, the office never gets back to them, etc. After seeing some good and bad parts or larger companies and good and bad parts of smaller companies on sales calls I thought this would be a good topic to touch on.

A very important item for a building owner or manager to look at is finding an appropriate sized elevator service provider with the correct competency for your building.  Some important items to ask yourself is how much communication do you want with the office, how often do you want an elevator technician at your building, what is their competency[traction elevators, hydraulic elevators, escalators, residential lifts, etc] and if you had a catastrophic issue would the elevator company be able to respond adequately[or your interpretation of adequately].  Full disclosure I work for a small to mid-sized independent elevator company which services low to mid rise commercial elevators.

Large Accounts – This would be campuses of 12-100+ elevators; which could include condominiums, apartment buildings, office buildings, colleges, hospitals, etc.  Both independent and OEMs[Otis, Schindler, Thyssen, Kone] are able to take care of these accounts.  The most important item for building owners and managers to consider is a elevator service provider is the staff that will be working with you at your buildings.   You will want to interview both the office staff that will be working with you as well as the mechanic(s) that will be your primary point of contact.  You can have a fabulous elevator technician and a horrible office point of contact that changes every six months or the reverse a terrible technician and a great office point of contact.  Larger accounts typically have a larger mix of equipment, this is also something that needs to be discussed, what is the replacement parts availability [will take a day or two to get, will be available onsite, in the office ready for delivery, etc].  If you have all proprietary equipment and are considering an independent company for a cost savings option, make sure they have a competent mechanic and the equipment to troubleshoot and maintain the elevator equipment.  Also, when drafting your contract if you have 50 elevators and want each elevator to be visited each month[every other month, quarterly, etc], make sure you include how much time you want the company to spend on the elevator.  There is a huge difference between a 6 minute visit and a 30-45 minute visit.  The dynamics of elevator maintenance is changing and as a elevator industry most companies are reducing time that the technician is allowed to spend on the elevator to give a competitive price.

Case – A building owner with about 60 elevators wanted to have a mechanic at each elevator for 30-45 minutes each month, wanted testing of fireman’s recall each month, wanted the contract to cover the once a year fire testing with the fire panel company and a few other requirements that required a mechanic to be onsite performing a function.  The building owner also did not want to pay for travel time on overtime calls.  The building owner eventually got a maintenance contractor to give them what they wanted for $130.00 per elevator per month.  That is a very competitive price for the services they are requesting.  While the company may agree to the price and the scope of work, I would be surprised to see that the service provider was following through with the scope the building owner requested.  If you want to have a service scope that demands X time in a building, you will need to expect to pay more and should not shop solely based on looking for the “best deal”.

Responding to significant issues - I was at a building where a smaller service provider had an elevator out of service for 6 months and I found that they had delivered an elevator door operator and just set it on top of the elevator and it had been there for a sometime because they did have the man power to complete the installation.  If you want quick responses to equipment failures make sure the company has adequate personnel for remedying the issues.

Smaller Accounts – A smaller account would be buildings with 1-12 elevators.  Both OEMs and independent contractors can take care of these buildings.  Typically the smaller accounts would like more communication and have different expectations as they have a closer connection to the dollars that are leaving their account than larger portfolios.   In my experience you will have a better experience with an independent firm as there is typically more clarity with their product offering.  In the Chicago area there has been a good amount of consolidation where the independent firms have been purchased by OEMs.  We hear “I like the way XYZ operated but after they were purchased we lost the feel that they cared and never see the maintenance technician”.  The question a building owner/manager should ask is do you want to be a small fish in a large pond or a large fish in a small pond.  Independent contractors should be more responsive and personal than a larger company.  This is not saying that all independent contractors are responsible, you should have the same questions as a larger customer; who is my maintenance person, what experience does he have, who is my point of contact at the office level, what is the companies resources, have a I received a commitment from the company that they understand our needs and what we want.

[A larger companies response to a ongoing oil leakage issue - small fish in a big pond]

There are pros and cons of going with a smaller or larger contractor, my recommendation for building owners is to work with a company who understands what you want from a service provider. The most important part of the relationship is to be comfortable with the company, if you are not, do not know who you are dealing with or generally get the run around, that probably is not a good fit.  Remember not all elevator companies are equipped for every portfolio or every customer.

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.

State of Illinois elevator pit ladder installations or modifications

We are the midst of the elevator pit ladder and other mandated item requirements and are seeing many violations being written and different takes on the elevator pit ladders.  This post is a reminder to all building owners and elevator professionals [field and office] of what needs to occur.

#1 – If you do not have an existing pit ladder you must install one

#2 – If you have an existing pit ladder it must meet these criteria

1.    Pit ladder must extend 48” above entrance sill 

2.    Ladder rungs 9” to 16” 

3.    Rungs to sill level or above

4.    Clear distance of not less than 4 ½” from center of rung to nearest object[front to back] 

5.    Side rails shall have a distance for 4 ½” from the nearest permanent object[side to side]

6.    Ladder shall be rated for 300lbs 

7.    Elevator car door unlocking device 72” vertically & 39” horizontally from top step 

8.    Ladder to be made out of noncombustible material 

9.    Non slip ladder rungs 

[Elevator Inspection Services pit ladder information]

[Thompson Elevator pit ladder information]

Replace versus modification - When we go look at existing pit ladders we need to see if we can modify the existing ladder or need to replace the ladder.  Each elevator pit ladder is different.  Many can be reused and many have to be replaced.  Modification is typically the less expensive option, however, at times modification can exceed the price for new depending on the situation. 

Many pits and existing pit ladders have items in the way to be code compliant.  There is wiring raceways, hydraulic lines, sump pumps, sump piping, light switches, etc.   If there are obstacles in the way they must be moved.  Please see a building where we had to move the wire raceway in order to get the proper clearance for the pit ladder.

[Before - see the wire raceway in the middle of the aluminum hardware store ladder]

 [After - New ladder installed, raceway moved and pit stop switch repiped]

Am I “grandfathered” -  We get this question a lot.  The answer is NO.   The elevator pit ladder requirements are a State of Illinois mandated item, with mandated items there is no grandfathering.  Buildings can go for a variance on the existing pit ladder but there needs to be good reason why a variance should be granted and there are fees associated with the variance process at the State of Illinois level and perhaps at the local level. I’ve talked to various inspection firms and the sentiment has been the same.  If there is a reasonable solution to comply with the new requirements the building must do it.  My interpretation of reasonable would be less than $5,000.00, most of the pit ladder modifications or replacements are significantly less than that number.  While I am a State of Illinois licensed inspector, I AM NOT YOUR State of Illinois inspector, so it is always prudent to check with your elevator maintenance company and your elevator inspector about options, they will be able to give you good guidance through this process. If you need a 2nd opinion, give us a call.

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.

Elevator Contractors of America [ECA]

The ECA is a group of independent elevator companies from around the country who go together with similar bargaining interests. The organization has been in existence since 2002.  Colley Elevator has been a member of the Elevator Contractors of America since 2007.   While we are a small to mid-size independent contractor we have the resources of a large contractor with being involved in the ECA.  There are approximately 60 companies represented by the ECA from Maine to California.

Every year we have a spring conference to go over what is occurring in the industry and get together with the national IUEC Union representation.  I have found this to be an incredible resource for independent contractors.  Not only do we get to interact with similar companies from around the country, we also get to find out what is going on, on the labor side. 

The stand out points that I came out of the meeting with is the emphasis on job site safety, non-union competition and the NEIEP training program available.

Job site safety – Our industry commands a good wage and one of the reasons is because of the significant risks that field mechanics and apprentices experience.  We need to always be conscience of our surroundings and cannot be complacent.  Job site accidents will always happen, it is up to everyone involved in the trade[from office to the field] to minimize any risks and eliminate preventable accidents.  

Nonunion competition – As a union shop we have a specific interest in union work.  Time after time we find that nonunion companies do not provide as quality of a product as union companies.  There are exceptions to this rule but more often than not an IUEC Elevator Constructor will provide a better end product than a nonunion elevator technician.  If you are in an area and cannot find a union elevator contractor please get in touch and I can point you in a good direction. 

NEIEP Training – One of the reasons why the IUEC Elevator Constructor will provide a better product is from our NEIEP[National Elevator Industry Education Program].  I was blown away by the Gold Standard that NEIEP is providing new apprentices going through the program.  While there are other programs out there for continuing education and training, this truly is by far the best I have seen.  Since I have been a part of the ECA and attending meetings, NEIEP has grown its training to be incredible.  From hands on labs to online courses the offerings are items that as an employer we find extremely desirable.

If anyone is interested in the ECA you can go to http://www.elevatorcontractors.org.  I have found this resource to be incredibly valuable.

I would like to thank everyone at the ECA who is involved in putting this event on each year as well as the IUEC representation that was at the conference. 

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.

Chicago area winter weather and your hydraulic elevator

The last few days have been extremely cold in the Chicago area which has caused the elevators we maintain to have issues if the machine rooms are not properly heated.  We have been visiting the same customers in the morning the last few days that indicate their elevator “does not work”.  When we get to the building we discovered the elevator room is ice cold and the hydraulic oil needs to be heated up.  We typically have the same conversations with building ownership about keeping their machine rooms warm.

The temperatures that hydraulic elevators fluid should be is

Operating temperature  - 80 to 150 degrees Fahrenheit

Operating temperature  - 100 to 130 degrees Fahrenheit

Source - Maxton Valve[www.maxtonvalve.com] - Maxton valve is one of the largest valve suppliers in North America.

Oil composition when it gets cold – When hydraulic elevator fluid gets cold it becomes thicker or has a higher viscosity. 

Viscosity definition - The viscosity of a fluid is a measure of its resistance to gradual deformation by shear stressor tensile stress. For liquids, it corresponds to the informal concept of "thickness". For example, honey has a much higher viscosity than water.

How does this translate to your elevator – In our Chicago area environment we use a certain hydraulic fluid that offers more flexibility between hot and cold environment because of our seasons in the Chicago area.  Due to significant swings in temperature in our environment when it is very cold the oil gets thicker and the valve and elevator system will not operate correctly causing a potential issue with leveling or entrapment.  The reverse occurs when it gets very hot and the oil gets very hot.  Both scenarios cause safety issues for the elevator riders.  If we always had cold or warm temperatures we could use a different hydraulic fluid that would be more appropriate for a hot or cold environment.  But! We live in Chicago.

What not to do – As a building owner it is very important to have your elevator running.  Some building owners take it upon themselves to improvise to get their elevators running on cold days with space heaters.  While the installation of space heaters is a short term solution, it isn't a safe long term solution as you will see space heaters in non-occupied machinery spaces that can malfunction causing smoke and fire hazard.  The space heaters also can overload your electrical circuits causing your breakers to trip.  The electricity costs to run multiple heaters in one year would probably be significantly more than the installation of a elevator tank heater.

[Space heater on the valve]

[Space heaters on the valve and oil tank]

                                              [Space heater in the elevator pit]

Recommended solution – Install a tank heater to be turned on during the winter months.  This is a safe alternative to what you see above.

[www.nylube.com]

Hydraulic tank heater[can cost $500.00 to $1,000.00] - The heating element goes into the hydraulic tank and will maintain an constant temperature.  There will need to be a 110vac outlet available adjacent to the elevator machine to plug into.

Take away - If your elevator machine room is 30 degrees on cold days, your elevator will not work properly.  If you cannot safely heat the elevator machine area to an appropriate temperature contact your elevator maintenance company to give you a price on a tank heater.

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.

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.