Finishing touches – Chicago elevator maintenance

As an elevator contractor/mechanic it is difficult to get to all of our customers, fix their elevators, replace required parts, complete annual CAT 1 testing, complete annual fire testing and at times cleaning gets put on the back burner.  We have been trying to clean up some accounts that we have had for many years and some of the buildings we have as new customers.

Most of the cleaning we are completing the building owner will never see as it is in the hoistway.  Just a few elevators that had some build up of debris, dust, dirt, etc that we cleaned down the hoistway.  Not only does it look better, it removes fire hazard.  Too much dust will create a combustible environment due to particulate. 

before

 After

 before

 After

We are trying to also get to the elevator traction machines and find the lost art of painting elevator machines.  The first picture is a elevator we modernized and painted the machine.  The 2nd group is a newer account we are taking the time to paint the machine and machine room floor. 

                                                                  Before

 After

 Before

                                                                           After

We are also trying to get to elevator machine rooms that could use a nice coat of paint on the floor.  We picked up a account with 16 elevators and spent some time cleaning the machine rooms and putting a coat of paint on the floor.

  Before

                                                                          After

In the fast paced day to day of we still believe it is important to make the elevator environment clean, when it is clean it is easier to work on.

If you have any 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 warranty versus maintenance

We receive correspondences from customers from time to time indicating they have questions on bills because they have just modernized their elevator equipment and it should be under warranty.  One in particular was a building who replaced their door operator and power unit and believe that all the service calls for their elevator should be covered.  The building went so far as to cancel their maintenance agreement with the elevator maintenance provider they had been using previous to our involvement to save funds.  While the conversation of warranty vs maintenance does not occur very frequently, it does happen, and we have to explain the difference between warranty and maintenance each time.  Each project is a little different so circumstances are always unique to the building.

We always encourage buildings to make sure they have a watchful eye on their elevator equipment.  When we fully modernize an elevator electrically and mechanically we will complete maintenance visits for the first year in conjunction with the one year warranty.  The perceptual black hole occurs when buildings do a little of this one year and a little of that the next year until their elevator is fully modernized.

Definitions

Warranty – a written guarantee, issued to the purchaser of an article by its manufacturer, promising to repair or replace it if necessary within a specified period of time.

Preventative maintenance - Preventative maintenance (or preventive maintenance) is maintenance that is regularly performed on a piece of equipment to lessen the likelihood of it failing. Preventative maintenance is performed while the equipment is still working, so that it does not break down unexpectedly.

I go to many condominium meetings and I know buildings always have funding challenges. Most buildings have good intentions when they take action and may not be informed on the implications of their decisions.

Building owner thought process – We are spending a lot of money on changing the elevator equipment I believe the company’s warranty should cover our service calls.

Elevator Company thought process – The building only changed 30% of their equipment and the service call was for a component they choose to retain.

Take away – Talk to the elevator company about what is covered and what is not covered prior to entering into an agreement.  Talk about what happens. It is better to have the conversation before so everyone is on the same page. 

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

Hydraulic elevator maintenance - cold temperatures

We have been having a warm winter until the last few days which have been more of a typical Chicago winter.  This is a reminder to building owners to keep your machine rooms warm to avoid any head aches from cold weather.  This is a repost from last year when we had extreme cold temperatures for a prolonged period of time.

 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 machine rooms – Remove non elevator material

Every once in a while I get pictures from the maintenance mechanics because they can’t get into elevator machine rooms or there are write ups.  This post is a reminder to building owners to keep their machine rooms clear so we can do our jobs.  It is winter so our machine rooms become good places for shovels, salt, snow blowers, gas, etc.  All buildings have a better place to store non elevator related items then the elevator machine room.  If my suggestion is not enough, you will be written up by the Fire Department or the Elevator inspector for not having the correct electrical clearances and access to equipment Fire Departments or Elevator Personnel will need access to. 

  [This building has a big mechanical area with no separation between the elevator mechanical equipment and the boilers, they will need to provide a clear path to get to the elevator equipment]. 

   [There is an elevator machine behind all of the junk in the way]. 

                       [This non elevator equipment is orderly but still needs to be moved]. 

Take away - Move your stuff before there is an issue getting to the equipment or you get a violation written against the building. It is not the elevator persons job to climb over building material to get to the elevator to complete the testing, address a shut down or remove an entrapped person from the elevator.  The elevator person may huff and puff about the building items but the Fire Department may get a bit more worked up if they find things in their way.

Other items 

Formula Systems Holiday Party - Tuesday, December 6th

Chicago Elevator Association Holiday Party - Wednesday, December 7th - Dana Hotel - Chicago, IL

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

Are elevator pit hydraulic shut off valves required?

From time to time we discuss modernization projects with potential customers and they indicate  Company XYZ said “this”.  I was approached after a scope review about an Intergalactic Company indicating all buildings must have a pit shut off valves installed.  I was not 100% on the answer.  I do remember going back and forth with a City of Chicago inspector about one we put in on an elevator cylinder replacement.  We typically install pit shut offs on all cylinder replacements and he was indicating it should not be there.

[Machine room shut off]

                                                   [Hydraulic elevator pit shut off]

Lets find out what the code says. A17.1 2013

3.19.4.1 Shutoff Valve.  A manually operated shut off valve shall be provided between the hydraulic machines and the hydraulic jack and shall be located outside the hoistway and adjacent to the hydraulic machine.

Where the hydraulic machine is located in the hoistway, the manually operated shutoff valve shall be permitted to be located inside the hoistway, provided that it is accessible from outside hoistway to elevator personnel only.

Ok, my interpretation is that one shut off needs to be located in the elevator machine room.  This is the minimum.  Now, we can install them in the elevator pit for maintenance reasons, but the pit cannot be the only means to isolate the hydraulic oil line.

So Intergalactic Company while your recommendation is good practice, it is not the code to install the shut off valve in the hoistway when you replace a controller.  But the sales person may have been confused because they are also installing MRL hydraulic elevators that would have a shut off in the hoistway[see paragraph 2].  The same sales person from the Empire also told the building owner they needed a pit ladder for the walk in pit.  Personally I would rather walk down the building stairs and walk through a pit door then climb down 14’ to the elevator pit.

If you have any 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 cylinder replacement due to electrolysis – Chicago, IL

Colley Elevator has always done a significant amount of elevator cylinder replacements but over the last few years with the recent City of Chicago mandate to remove all single bottom cylinders we have been doing more than usual.

We pull a lot of cylinders out of the ground and see the metal on the cylinder degraded and go “electrolysis”.  Well…. What exactly is this electrolysis?  What does it look like?

What is Electrolysis?  Electrolysis is the electrochemical process which causes gradual degradation (corrosion) of the underground steel hydraulic cylinder. Every time your elevator goes up your cylinder can be electrically charged. Damage cannot be detected through routine preventive maintenance until the underground hydraulic cylinder has been breached.

[These two pictures are from a cylinder that was recently removed.  The elevator was running fine and was only replaced due to the City of Chicago mandate. It appears this was very close to starting to leak]

Declining fluid level in the power unit oil reservoir is, most often, the first indicator that a cylinder has been breached. Regular, visual inspection of the fluid level should occur with the elevator at the bottom floor served and at the same hour of the day. Once a breach has been detected, the elevator must be removed from service until the cylinder is repaired or replaced.

How do I know if my cylinder is exposed or maybe suspect?  You don’t, they cylinder is underground.  You complete annual CAT 1 testing on the elevator system’s integrity.   Testing may accelerate cylinder failure if it’s already in a weakened condition. Remember, the day after a test reveals no leak, a leak can develop.

Don't forget water - Electrolysis is not the only potential danger to your cylinder, water will speed up the deterioration process.  Now we put PVC down to eliminate the cylinders exposure to water and other elements underground. But...

[When we finished - right elevator]

[Less than a year later - left elevator]

The pictures above are a project we completed less than a year ago.  Side by side elevators. Please keep water out of the elevator pit.

Reference - http://www.buildings.com/article-details/articleid/1622/title/elevators-and-electrolysis

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

Firefighters Emergency Operation - Existing Elevators - City of Chicago

On Thursday we had a presentation on the City of Chicago upcoming code changes at the Chicago Elevator Association meeting by the Chicago Elevator Code Chairman Joe Donnelly.  Since 2006 there have been some changes being made to Elevator Fireman’s Service.  Since 2006 it has been pushed back and back and back.  The document dated November 2^nd, 2016 indicates that all elevators with Phase II operation must comply with the following as of 1/1/17.  So buildings have 60 days to get this one.  It is safe to say this will not be completed in 60 days.  AIC buildings will be cited initially because they need to get inspected once a year and there will be a lag time for the City of Chicago Inspectors to get to the remainder of the buildings. 

Only effects buildings with Phase II – If the elevator does not have phase II it does not apply.  This also means if there is no fireman’s service on the elevator it does not apply.

Onus may be on inspectors – While buildings hire contractors to inform them and complete the work the major burden may be on the inspectors to flag the buildings that need to have this completed.  There will be a document that needs to be signed off on for each building by an inspector.  To be safe, if you are a building owner go through this check list with your elevator maintenance contractor.

1.    A permit is required to complete any modification required by Section 18-30-320

2.    Work required to comply with Section 18-30-320 may be completed without updating other features of the existing elevator to a later code. [This means that you don’t necessarily have to put rope grippers on or change the entire control system]

3.    Automatic recall of the elevators is not required.

4.    When the Phase II switch is turned to the OFF position and the door open button is released, the doors will close and the elevator will revert to Phase I Operation and will return to the designated level.  This must occur with the doors fully open and may occur with the doors partially closed.

5.    The elevator shall have an illuminated visual signal in the car station for Firefighters’ Emergency Operation.  The illuminated visual signal is not required to depict a fire hat if that was not required at the time of original installation.

6.    The elevator shall have an audible signal in the car station for Firefighter’s Emergency service operation

7.    The elevator shall have a “Car Call Cancel” push button in the car station

8.    Elevators at the designated level not on Phase II Operation shall return to group operation when Phase I switch is turned OFF

9.    Elevators not at the designated level when the Phase I switch is turned OFF shall return to the designated level before they can return to group operation

10. Existing keying may remain.  FEO-K1 key switches are not required.

11. There is no requirement to provide an elevator control panel[lobby panel] or update an existing elevator control panel[lobby panel].

12. The illuminated visual signal must be separate from the “Car Call Cancel” pushbutton for all newly-permitted work, however a composite visual signal/pushbutton which was previously installed pursuant to a valid permit and is clearly labeled “car Call Cancel” may remain and satisfies Section 18-30-320.

Other mandates coming – Emergency bells on all elevators, machine room fire key boxes, MCP’s and maintenance records requirements.  This should be mid year 2017.

New code may be coming – A17.1 2016 may be the next code adopted shortly

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