Elevator pit ladder variance

We are coming up on the elevator pit ladder requirement that will cause many buildings significant challenges.  

For buildings that have existing pit ladders or do not have room to install a functional pit ladder there will be an opportunity to apply for a variance.  There will be two schools of thought depending on which inspection firm is inspecting your elevator pit ladders.

1^st school of thought – If the existing pit ladder is reasonably safe and we can show it reasonably complies with the new requirements a variance can be applied for by sending the compliance criteria to the elevator inspector for review, they will send it back to the elevator company and we can send it to the municipality. 

2^nd school of thought – If the new or existing pit ladder cannot meet the new compliance criteria based on that there are permanent structures in the way[i.e. oil lines, elevator rails] you can apply for a variance by sending information to the municipality, the municipality may deal with it on the local level or send it to the elevator inspection firm and they will rule accordingly.  Variances will only be given by the elevator inspector only if you can provide proof that a pit ladder cannot be installed without deconstructing permanent structures.  This does not allow a monetary exception in the event a retractable pit ladder can be installed or other reasonable accommodations can be made to install a pit ladder.   

Depending on which elevator inspection firm is completing the elevator inspections you will get a different result.  If you are in Town A and have Elevator Inspector A whom subscribes to the 1^st school of thought you will get a different outcome than Town B who has Elevator Inspector B who subscribes to the 2^nd school of thought.

Example – The pit ladder below will never comply with all the requirements of the new criteria and there is no way to make it comply with all of the requirements[as the elevator guide rails are near the front of the elevator shaft].  The wiring trough in the way would be a reason for a variance with the 1st school of thought not the 2nd school of thought as the wiring trough can be moved. This pit ladder would be a good candidate for a variance.

How to apply for a pit ladder variance – Work with your elevator company to take the measurements required to submit for a variance.  The elevator company should do most of the leg work on this as they will have the information the decision making bodies will need.

Do not forget that all elevators will also need

1.    Car illumination – car lighting & emergency lighting

2.    Emergency operation & signaling – emergency lights & alarm bell

3.    Phase reversal and failure protection – only traction elevators – recommended on hydraulic elevators

4.    Reopening devices – Safe edges are acceptable

5.    Pit stop switch

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.

Residential Elevator Safety - Have your lift inspected!

We reviewed some safety issues with residential elevators in the 7/26/14 blog post. There still are accidents occurring on residential elevators.  It appears that the accidents are mainly due to lack of maintenance, inspection and non-supervision of users.  All mentioned items can be prevented.  The residential elevator is not intended for non responsible people to use unsupervised.   There is a link to an issue that occurred last Thanksgiving in South Carolina where a family rented a home with a residential elevator.

http://www.cbsnews.com/news/in-home-elevator-accidents-causing-catastrophic-harm-to-kids/

Many of the issues we have seen lately have been due to little people closing the hall door and fitting between hall door and the car door.  When the elevator moves it will not stop and will injure a person if they are in this confined space. 

[Watch Utube video - http://www.youtube.com/watch?v=oGoPof0BytA]

We encourage all owners or people using residential elevators to have

           

1.    Have the residential elevator inspected on a regular basis by an elevator inspection company

2.    Have the residential elevator maintained by an elevator service company on a regular basis.

3.    Be conscience of the users and supervise children or people whom have never used the residential elevator

4.    Put lock outs on the residential elevators to prevent non-essential use by responsible and experienced users

5.    Have the distance between the hall door and residence lift gate reviewed by an elevator professional to identify if you need a space guard or electric eyes.  If you have more than 4 ½” between the hall door and gate you should install a space guard or electric eyes.

a.    Space guard – Attaches do hatch doors and does not allow anyone to fit between the hatch door and car gate[eliminates gap]

b.    Electric eye – Elevator will not run if there is an object between hatch door and car gate[eliminates possibility of someone between the doors and the lift running]

 [Space guard is shown above on the elevator hatch door - http://www.elevatorgates.com/]

Find a qualified elevator inspection company to inspect and maintain the residential elevator to prevent safety issues as well as prolong your equipment's life.

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.

City of Chicago Existing Elevators Fire Fighters’ Emergency operation extension

Please find the document indicating that the existing Fire Fighters’ Emergency operation phase II operation mandate has been pushed back 2 years from 1/1/15 to 1/1/17. 

·        The mandate is only for elevator that have Fire Fighters’ Emergency operation phase II. 

·         The mandate does not apply to you if you only have Fire Fighters’ Emergency operation phase I

·         The mandate does not apply to you if you do not have Fire Fighters’ Emergency operation

·         This is only applicable if you have a building in the City of Chicago

Do you have elevator Fireman's service?

• Elevator phase I is a red key switch in the hall way at the main landing[new mandate has nothing to do with phase I] - It should be in the left hand to corner of the door frame when in the hall way facing the elevator.
• Elevator phase II is a key switch in the elevator's car operating panel inside the elevator

I am in process of getting more information on exactly what operation is required as there are some questions on what exactly the requirements are as the City of Chicago code uses the National code with specific modifications.

What this means for buildings with existing phase II operation that does not comply to the mandated requirements is that they will need to

·         Modify their elevator with software, adding relays, fixtures etc

·         Add a modification panel

·         Replace the elevator controller & fixtures

[http://www.electrodyn.com/ - Electrodyn provides Firemans' Service add on panels for all types of control systems]

[This is an Electrodyn Firemans' service add on panel on two existing Westinghouse Elevator Controllers]

Some buildings will have no cost or a minimal cost and some buildings will have a significant cost to bring their elevator up to the mandated standard by 1/1/17.

If you have a building and are curious to see if you comply or require modifications contact your elevator maintenance company.  We can let you know what the next steps to take are and give you our recommendations.

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 Cable Rouge

We were at a building where the cables had not been taken care of for a significant amount of time; they where replaced only 10 +/- years ago. In defense of the previous elevator company, some of the cables supplied by the vendor had been rumored to be of poor quality. 

 It is important for the elevator maintenance company to be on top of these items and make building owners aware of what is occurring. In this specific instance, we walked into a lack of cable maintenance. As you'll see below, deterioration is something that occurs gradually if the cables are not taken care of or are or poor quality [which will accelerate the replacement period].

[Notice the red dust accumulating on the beams and below the cable drops]

Technical information
Rouge (or red rouge) is a fine, red iron oxide which forms on the rope, giving it a “rusty” appearance and suggesting that advanced deterioration is taking place. Rouging is caused by fretting, a special type of abrasion which occurs when two solid surfaces bear against one another while under a heavy load and subjected to small amplitude vibrations. The small amplitude vibrations are due to load vibrations which occur during loading and unloading, and starting and stopping of the elevator. The pressures from the heavy load and vibrations work out any lubrication that may have been present, which results in very small metal particles that have become abraded, or torn out, of the metal surface. These particles spontaneously oxidize in the air to form the red ferric oxide dust that is characteristic of rouging.

Rouging is different from what we commonly refer to as rust. Rust forms when moisture is introduced to a metal surface. When combined with moisture, the metal surface, itself, rusts. Rouge does not indicate that a wire rope is beginning to rust. Rouging, instead, means that abrasion is occurring between the wire rope components and that only the small metal particles, now separate from the wire rope, are rusted.

In elevator rope, rouging begins with a lack of core support that is usually due to a lack of proper field lubrication. The fiber core dries up and cannot provide the strands with the necessary support. Another possibility is that a solvent, or solvent based lubricant, was used which diluted the existing lubricant and dried out the core and wires within the strands. Rouging occurs where the strands contact the fiber core, and also at the areas of contact between adjacent strands.

Field lubrication does not counteract the effects of rouging or restore the rope to its proper operating condition; the damage has already been done. Field lubrication may appear to stop the rouging when it actually only temporarily cleans and retards the evidence of the rouge. The evidence of rouge should not, by itself, be construed as an immediate cause for removal. For inspection guidance on the condition of rouging, we refer to the most recent A17.1 safety code section 8.11.

Please note that the code reduces the number of allowable wire breaks by 50% once rouging occurs. It should also be noted that when the core no longer supports the strands, a reduction in diameter is common. Therefore in addition to checking the criteria for allowable wire breaks, we also refer to the criteria for removal due to diameter reduction.

Informational Reference – www.wireropeworks.com

Lubrication – The elevator cables should be lubricated as needed. If you have an elevator maintenance contract, the technician should be monitoring the cables at every visit. It is important to know that if a lubricating device is installed on the elevator, it will need to be removed to avoid over lubrication. Below is a device that can be used to lubricate cables.

[http://www.qualityelev.com/]

General take away - In this event [pictures above of the machine] there was a maintenance company at the building who had a significant amount of issues with the elevator functioning properly. Having malfunctioning safety equipment, and a general lack of maintenance, left the cables pictured above to a point where they could not be saved. 

Even coming in after an elevator company who had performed poorly, we realize it is our responsibility to identify the issue, address it as best as we can and notify the owner. The good news is that the elevators at the building are working reliably and all safety devices are working correctly, the bad news is that the building needs to replace the cables.

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 criteria - State of Illinois mandates

In the State of Illinois there are 6 items that are mandated to be installed or have a certain criteria by 1/1/15.

1.    Car illumination – car lighting & emergency lighting

2.    Emergency operation & signaling – emergency lights & alarm bell

3.    Phase reversal and failure protection – only traction elevators – recommended on hydraulic elevators

4.    Reopening devices

5.    Pit stop switch

6.    Pit ladders in accordance with ASME A17.1-2007

The first 5 items are required but very manageable and affordable.  In most circumstances the 6^th item, pit ladder, may be there but will need to be modified or replaced as it doesn’t meet the ASME A17.1-2007 criteria which includes.

-        Pit ladder must extend 48” above lowest level hall sill[bottom of entrance]

-       Ladder rungs, cleats or steps shall be 16” wide however can be 9” if there are obstructions in the pit that prevent a 16” ladder to be installed

-       Ladder rung or steps shall be spaced 12” on center and shall have a rung at the height of the door sill

-       Ladder run or steps shall have knurling, dimpling or be coated with skid resistant material

-       A clear distance of not less than 4 ½”[from center line] front to back from nearest object

-       Side rails shall have a distance of not less than 4 ½” from their nearest permanent object.

-       Ladder shall be rated for 300lbs

-       Retractable ladders need to have an electric contact that opens safety circuit when ladder is in usable position

-       Elevator car door unlocking device shall be accessible from top rung of ladder 72” vertically and 39” horizontally

-       Ladder to be made out of noncombustible material – no wood ladders

 [A17.1 2007 code information]

[graphic lays out some of the distance requirements]

We maintain approximately 1,000 elevators and of most of the ladders in buildings we maintain do not comply 100% with the new requirements.  The process of making all elevator pit ladders code compliant will be very difficult as the elevator pit is a confined space and there may be piping or other objects in the way.

Pit ladder example #1

Information on pit ladder #1 - This particular ladder has a light in the middle of the rungs which needs to be moved, there is not enough space for the rungs to be 4 1/2" from the center line of the rung to the wall[only 1 1/2"] and this ladder only extends 42"[needs to be 48"] above the sill.  This ladder has been installed for over 25 years and complied for 25+ years.  Now it will need to be replaced with a retractable ladder and have the light moved out of the as there is not enough room between the elevator and the hoist way wall to have a rigid or stationary pit ladder.

Pit ladder example #2

Information on pit ladder #2 - As you can see there are many items in the way of making this code compliant.  There is an oil line, light bulb, wiring trough and limited space between the car and the wall.  This building will have a very challenging time making a pit ladder comply with the new requirements.

Retractable ladders 

When there is not enough clearance from the wall to the car there is an option for a retractable ladder.  This is a more expensive option that can enable your elevator pit ladder to comply with the new code requirements. 

[http://www.smartelevatortech.com/RetractaLadder.htm]

If you haven't heard from the elevator company who services your elevator yet, get in touch with them to make sure they are working on a plan of action and pricing for you. Pit ladder modifications do not need permits, new pit ladders will need permits and final inspections.

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.