Elevator Cylinder Hole Clause – Elevator Cylinder Replacement

 

When we do elevator cylinder work, we talk to the building about potential issues that we cannot predict once we start the project; the underground conditions. I typically explain to the building owner that 80% of our projects go well, no issues. Another 10% of our projects have a bit of water, boulders, or the hole isn’t plumb and requires some additional funding to complete the project.  And 10% of the cylinder holes we meet require a well driller because the hole is crooked, no casing, hole collapses, construction material in the hole, or many other scenarios that can occur.

Cylinder hole clause – There should be a clause in every cylinder contract about unforeseen underground conditions that will require a building owner to pay additional for the time and material needed to resolve the specific issue.  If a company does not have this in their contract, ask them about it and why it is not in their contract.

Why is there a cylinder hole clause – When we remove the cylinder we have no idea what is in the ground.  We cannot be responsible for a hole collapsing or the existing casing being crooked or off center.  It is impossible to know what is beneath the cement we are about to open up.

What happens when you have a bad hole – After we remove the elevator cylinder, most times it is smooth sailing. We get a debris removal truck and weld the cylinder and away we go.  If we remove a cylinder and see we do not have casing, we start looking at potential options for the building.  A clay hole may stand up during the debris removal process or it could collapse.  The building should know their options.  What we do is give them our options and the risks associated with them.  We often call multiple well drillers for pricing and availability.  We are lucky to have some great well drillers that service the Chicago area.  We collect pricing for the building and share the information with them so they can make a decision.

How much does a well driller cost?  This is a great question, reaming a hole will take a few days anss is not a lot of cost.  Pulling out 16’ of casing and drilling down 60’ gets expensive.  Each cylinder hole is different.   Most standard cylinder hole clauses have a 15% upcharge on additional fees from well drillers.  You should ask for the final invoice from the well driller and explanation of any additional expenses.

How long does it take?  How long it takes depends on availability as well as how deep your hole is and the exact scope.  Once onsite, most well drillers are 5-10 days to complete their scope.

Can a well driller run into unexpected/unforeseen issues?  Absolutely yes.  We ask our drillers to document what they see and what they find if there will be additional billing outside their price.

Once the well driller is done how much longer does it take to complete the cylinder replacement? There are scheduling challenges with starting and stopping projects and having the right personnel available when the well driller completes their scope.  Once the elevator company is back on site typically it is 5-7 working days.

Can I switch elevator companies after a cylinder hole goes bad?  We get this phone call from time to time.  The answer is no.  You should finish the project with the company that started it. It isn’t the elevator company’s fault there are underground challenges.

Undermining elevator pits/buildings – The elevator contractor needs to proceed with caution when using a debris removal company. If they remove too much material from a cylinder hole it can undermine a building’s foundation because you are taking earth away from under the building. 

Here are a few of our recent cylinder challenges

30” existing drilled hole, no casing, 50’ – This was an abnormally large cylinder hole that was drilled, no casing installed, the hole was clay, but the clay was falling into the hole.  We encouraged the building to hire a well driller because the volume of water and debris that would be removed would be very expensive and if you got to 49’ clear hole and the cylinder hole collapsed you would still require a well driller. 

[In this picture you can see this larger hole is beginning to undermine the pit]

20” existing drilled hole, with casing, 38’ – This hole had casing but it was crooked so we could not plumb the cylinder and the hole needed to have the casing removed and new casing installed.  Back in 1967 we didn't have the requirement of PVC protection for a cylinder. It barely was able to be plumbed here with out additional PVC in the hole.  Even with a cylinder bag, this wasn't going to work.

24” existing drilled hole, without casing, 45’ – This hole did not have casing, however, it was clay.  Everything was going well until we ran into an obstruction about 29' down.  We had a well driller ream the hole, remove the obstruction, and clear the remainder of the hole so we could continue.

30” existing drilled hole, without casing, 45’ – There was nothing the debris removal truck could do with the clay and water in this hole.  This exercise wrapped up quickly to prevent undermining and wasting money.

Take away – If you are reading this, before you consider signing an agreement with an elevator company to replace your cylinder, ask questions.  If the person you are talking to cannot address your questions and make you feel comfortable, you should get a 2^nd opinion and see how that person/company does.  Cylinder work is hard, messy and can get complicated and expensive quickly.

If you have any questions or would like additional information feel free to contact me at CraigZ@colleyelevator.com or 630-766-7230 ext. 107.

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