Chicago Elevator Maintenance – Elevator World Oct 16’ Article

Elevator World was looking for articles on elevator maintenance for their Oct 16’ issue and I said yes, I’d love to help.  This is the article that is featured in the new Elevator World.  This is a complimentary article to the blog we do every week.

This is also a tie in to the Maintenance Control Plan[MCP] which we will be seeing become more of a hot topic in the next 6 to 18 months around the country and especially in Illinois & Chicago.

Take away – If contractors, mechanics & building owners all work together we can have safe and reliable elevators.  The picture below is an elevator we are modernizing for a building owner who has a portfolio of equipment that needs to be replaced and the only reason they are modernizing the system is because it won’t run anymore.  Now the building is depending on an elevator that is the same age, same vintage and was previously turned off before the front elevator went down because the rear elevator was “unreliable”, but now the rear elevator is the work horse.  Contractors need to continue to encourage building owners to get rid of the elevator equipment that is unreliable.  

[A mechanics dream to see on a Saturday morning, this controller should have been replaced 10 years ago]

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.

When is it time to modernize elevator equipment?

As an elevator contractor that has been in business for 108 years we have a variety of elevators we regularly maintain from brand new to 80 years old.  We deal with a variety of customers from office buildings, apartment buildings, condos, municipalities, etc.

Over the last several weeks I have been sending out many modernization proposals for elevator systems.  We tend to only encourage buildings that are in need of modernization to replace their equipment.  “if it ain’t broke don’t fix it”.  But we will let a building know that they need to budget for the equipment replacement and when they start to see signs it may be time to begin the process of modernization.

When it is it time to modernize? – If elevator equipment is over 20 years old you should be talking to your elevator maintenance provider to see what life is left on the equipment.   If you have a sleepy elevator in a church or a 3 story condominium, the elevator could run 40+ years.  If you have a building that is very high traffic and only installed one elevator when the building should have had two, well you may need to prepare sooner than later.  Ask questions, get informed.  An elevator contractor can typically repair the elevator system but the question is how often do you want to see your elevator be out of service?  As a contractor we should always have the best intention in repairing the elevator to the best of our ability.  Always remember, while rare, there is a chance the elevator system will not operate again if there is a safety issue or no parts available. 

Questions to ask yourself about your elevator – How old is the elevator?  What environment is it in?  How much use does the building get?  How dependent is the building on the elevator? Are parts still available for the elevator?  Is there technical support still available for the elevator?

Many times as a contractor working on an older elevator we are going to the bone yard to fine parts to repair the elevator system.  While it will get the elevator back up and running you need to know that these are used parts.  They are used parts from an elevator that most likely got replaced because or reliability issues.

Here are a few examples of some scenarios

Building #1 – Elevator is from the mid to late 1960’s, it is a Madison control system, the elevator was shut off due to being unreliable and has been for many years.  It is a high traffic building that relies heavily on the elevator system.  This elevator should have been replaced 15-20 years ago.  Now they have no choice but to modernize.

[I got a headache when I saw this one]

Building #2 – Elevator was installed in the early 1970’s, turned the building to office condos, sold the office condos but did not touch the elevator system. New owners bear the burden of the elevator system. Elevator runs well, some issues, but an inspector found a newly installed sprinkler system in.  This requires fireman’s recall and flashing hat.  The building is not high traffic and the elevator runs well. Building had recommendations to replace everything; they choose someone to install an auxiliary fire panel to save the building money.  While not in my opinion the correct decision the building is going to save a few dollars short term and will eventually have to replace the system in the next 5-10 years, maybe sooner.  This is one that is on the bubble on the decision making process and I didn’t think there where many people who would try and install a auxiliary panel on a 40 year old elevator but an Intergalactic company said they would give it a shot.

[Auxiliary fire panel to be installed in lieu of modernization]

Building #3 – Elevator was installed in the mid 70’s in a medium traffic building that is highly reliant on the elevator.  Relay bases are losing elasticity and relays are falling out, equipment is getting worn out.  Building received modernization information and moved forward.

What is the difference between all the buildings?   The main difference is the interest in the building; 1 was privately owned, 1 was jointly owned and 1 was a condominium.  All had different obstacles, all had different outcomes.   The most important thing you as a building owner can do is to be prepared with information and costs.  No building owner regardless if nursing home or condominium wants to spend money without merit.  It is the job of the elevator contractor to educate the building owner about their elevator systems and when they need to complete work.  Once it hits the desk of the building owner it is out of the contractors hands but at least you know you informed your customer.

I had a meeting in 2004 at a building whose elevators where installed in 1964.  The elevators where in bad condition in 2004 but the condo choose to wait.  The elevators are still running, not well, but they are still going.  If this is acceptable to the building owners there isn’t much we as a contractor can do, you can take their maintenance and shutdown money or not renew their contracts.  We still remind the building that they need to replace their equipment and when there is a streak of unreliability we can say “hey, you still need to replace your equipment”.  The building understands they have old equipment and have accepted the associated shut downs.

When it is it time to modernize? – Two take aways; when you feel the life expectancy of the elevator system is coming to an end and when you have funding.  Replace the equipment before you get tired of the elevator being out of service on Saturday at 8am and you have to pay overtime or wait until the following Monday for service. Be prepared, proactive is better than reactive.  Work with the elevator contractor on a time line and cost of the work. If you can't afford the modernization now, you can start planning and budgeting. 

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.

NAEC – Montreal United Convention

I had the opportunity to attend the 2016 NAEC United Convention.  It was a great event.  Every four years there is a United Convention which brings together the US and Canadian trades groups, NAEC and CECA.  This year the IAEC[consultants] where a partner in the convention.  This is a good way for contractors, suppliers and consultants to get together and share experiences, ideas, learn and see what is new on the market. 

Monday – We had a presentation on new technology form 8 different suppliers.  The two big items I took away was CEDES selling a new 3D scan device which will come out in 3 different phases which if it is what they say it is will be the only 3D scan that works well.  The other item was a non-heat producing push button lamp[led] replacement for some of the popular fixtures, no bleed through, no heat which are guaranteed for life from Mathis Electronics.  http://www.mathiselectronics.com.

Tuesday – We had a key note address by Brian Holloway, AFC winning 85’ Patriots.  He was great and motivating and he did touch on the 85’ Bears.  We had our general business session and then our contractor session.  The hot topic in the contractor session was the MCP.  MEI gave a modernization start to finish presentation for efficiencies and best practices and Dick Gregory gave a talk about A17.1 which touched on OEO and MCP.

Wednesday – The show started which had a ton of suppliers showing their elevator equipment and new products.  There was also education sessions going on all day.  I attended Maxtons electronic valve presentation and another MCP informational session with John Koshak.  There was a opportunity for NAEC’s under 40 people, called NexGen, to get together for lunch.  During the evening there was a great dinner with Cirque performers.

Thursday – Final day of the trade show.  I got to attend a group that gets together called Bridge Builders which included NAEC, CECA, Elevator U, Elevator World, EESF, NAESA, ASME, NEII and groups from China, Japan & Argentina. 

It was a busy week going around the show from here to there but as much as I am ready to leave at the end of it, I get excited about elevators and getting back to work with the knowledge I got from the convention.  I saw countless good friends and business relationships and met more this trip.  The connections you can make in a reception, on the show floor, at an education session, at breakfast, at dinner, at a after party are invaluable.

Next year’s NAEC convention is in Orlando Florida. 

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.

Private Residential Elevators[PRE] in semipublic facilities – State of Illinois open territories

The latest State of Illinois Fire Marshall Elevator Safety meeting brought on some interesting potentials for facilities like churches, VFW, American Legions, etc that installed private residential elevators in them.

The only building that should have a private residential elevator is a private residence[one family].  Over the years instead of installing a typical commercial elevators churches, VFW’s and other similar buildings that have low traffic installed the PRE. This was never “street legal” but accepted for many years by many inspectors.

A contractor asked for clarification about some recent inspections not passing the lifts due to noncompliance.  The State indicated these lifts should not be passed as they are not included in the State of Illinois public act and should have never been issued conveyance #’s.  Buildings may have filled out the application many years ago and they were miss classified and went under the radar for years.

ASME A18.1 Safety Standard [§410.1]

Platform lifts must meet the ASME A18.1 Safety Standard for Platform Lifts and Stairway Chairlifts. The ASME A18.1 covers the design, construction, installation, operation, inspection, testing, maintenance and repair of lifts that are intended for transportation of persons with disabilities.    However, use of a later edition of the ASME A18.1 may provide equivalent or greater accessibility.  Questions about the ASME A18.1 code should be directed to the American Society of Mechanical Engineers (www.asme.org).

While a final decision was not made it was indicated that any PRE must comply with A18.1.  This creates a significant issue for many buildings in open territories that work with the State for their certificates.  If a lift doesn’t have a current certificate they should not be maintained or worked on unless they get an extension.

Municipalities with agreements with the State - Towns with agreements with an elevator inspector will have more flexibility and may not need to comply with A18.1.  These would be towns like Glenview, Skokie, Des Plaines, Homewood, etc.

Take away – While not 100% answer was given buildings that are in “open territories” should talk to their lift maintenance provider about how to comply with A18.1. 

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.

Sprinklers in elevator areas

Holy sprinklers Batman!  I have been to 2 buildings this week and heard of a 3^rd building that is having issues with the addition of sprinklers to buildings that have caused significant code consequences to existing elevators.  To Illinois this is something that is new to most buildings, within the last 2-3 years.  Buildings have been installing sprinklers due to mandates, build outs, etc and have not addressed what their elevators need to do i.e. Fireman’s recall.

A building introduces a sprinkler to a 50 year old building, the building installs a heat detector next to the sprinkler heads, these heads can be in the elevator hoistway or machine room.  Some buildings even add a smoke detector next to the heat detector.  When you have heat detectors you need to have a shunt trip.

Building #1

[Elevator pit - Sprinkler and heat in the top right corner - needs a smoke detector - when you have a heat, you need a smoke]

Building #2

[Sprinkler sited - no shunt trip, when the sprinkler goes off there will be live electrical and electrify the elevator machine room]

So what is the big deal?  For 2 of the 3 elevators with new sprinklers, if the elevator is moving and people are in the elevator and the heat detector goes off, the shunt trip is triggered and the elevator loses power.  If someone is in the elevator, they will be trapped, and since the heat went off there is most likely a fire and the person in the elevator most likely will be exposed to tremendous heat, fire or danger.  The 3^rd elevator I was made aware of does have fire recall but no flashing hat, this 3rd elevator has an even smaller potential for safety/danger but it is still lurking out there in a certain scenario.  Fireman goes in the elevator with out knowing that there is a fire in the pit or machine room[because there is no flashing hat], heat trips shunt, fireman is trapped.

What is the likelihood of this occurring to my building?  The likelihood of there ever being a situation is very small. However, any risk that can be avoided, should be avoided, there is not a price you can put on someone’s life.

I just installed sprinklers, heats and shunts, what do I do now?   You have to call your elevator contractor and have them identify if your elevator control system is capable of working with a fireman’s recall system and have a flashing hat.  Remember fire recall is different than having flashing hat. 

Logic behind this

Installation of sprinklers = installation of heat detector next to sprinkler head

Installation of heat detector = installation of smoke detectors

Installation of heat detector = installation of shunt trip

Installation of smoke detectors = Fireman’s recall is required on elevator controller w/flashing hat

How did we miss this?  The Bill Buckner like scenario is very common.  You have a building design team or fire system design team or sprinkler design team who meets the building department’s requirements.  Most design teams are not elevator code experts or ever know how it straddles into the realm of elevator systems. Very Common.  Unfortunately everything having to do with each component of adding sprinklers is expensive, even the elevator system.

What do I have to do now?  Most likely you will need to modernize the elevator control system.  There are elevator control system add on panels, most of the time we do not recommend the installation of this panel.  Every elevator is different you need to make a good decision based on the elevator system that is installed in your building.  Call your contractor, if you don’t like what they tell you, call someone who knows what options you have.

Sump pump -  If you have sprinklers you should also look into adding a sump pump, if that sprinkler ever goes off you will need a way to get the water out of the elevator pit.  And ask the Building Department what their stance on sumps on sprinkled elevator pits.

Most likely the building decision maker was doing everything correct with the information given to them by the other design professionals[building, sprinkler & fire].  Unfortunately if you are in this position they did not know enough to globally review the cost implication to the addition of sprinklers on other parts of the building.

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.

Chicago elevator maintenance - "we can do better" or "no time for maintenance"

Over the years I have been involved in the elevator industry I have seen an evolution of what elevator maintenance is.  I work as a contractor in the Chicago area and the evolution is sometimes alarming and difficult for me to wrap my hands around.  In my opinion there are three parts of the elevator maintenance equation; contractors, mechanics and building owners.  We all should have a significant interest in having safe and reliable elevator service. 

Elevator contractors are the maintenance contract holders.  It is the elevator contractor to supply enough people and time to complete elevator maintenance per their agreements with building owners.  It is the elevator contractor’s job to educate the building owner what they need to do to keep their elevators in safe and reliable working order. In the Chicago area we have started to see reduced time to complete elevator maintenance and the elevator technician given less time to do maintenance in a building.  If an elevator technician is not given enough time to complete a series of required maintenance tasks such as checking phone, door locks, emergency lights, fireman’s service, car top inspection, etc. they will not have time to keep their jobs clean and complete proactive equipment replacement such as door rollers, light bulbs, interlock contacts, etc.  I have bumped into mechanics who have told me some buildings they have 6 minute maintenance visits.  The only tasks you can do in six minutes is ride the elevator and go into the machine room and fill out paper work or enter information on your PDA.  Elevator contractors need to give elevator mechanics time to complete elevator maintenance.  Elevator contractors also need to give the elevator mechanic a maintenance control plan so they know what is required to be checked at buildings.

Elevator mechanics are the 2^nd part of the elevator maintenance equation. With the changing of the new reality and our industry’s self-induced vision of what “elevator maintenance” is, it is difficult for mechanics to keep elevators running well.   I often say there are two parts to maintenance; time and motivation. Let us assume the elevator mechanic has enough time to complete elevator maintenance on an elevator.  We should be going through our company supplied check list and maintenance control plan to see what is required.  With the information that is supplied by the company we should be following the steps and looking at the safety items first; phone, door locks, door speed, emergency lights, fireman’s service, car top inspection, etc.  Next we should be looking for what needs to be attended to door rollers, light bulbs, and other items that may need to be addressed.  The next series would be to make sure your machine room, car top and elevator pits are clean.  The company should provide a check list and MCP for every elevator that should outline the expectations for each elevator and the company should give the mechanic enough time to complete the tasks associated with their expectations of having a safe and reliable elevator system.  If the mechanics are given the time to complete maintenance they also need to have the motivation.

Building owners are the final part of the equation for successful elevator maintenance.  A building owner should be hiring a reputable company, paying a fair price and taking the responsibility of their elevator systems.  No building owner likes paying more than market price for elevator maintenance.  Typically building owners are cost conscience of what money they are spending on maintaining their building systems.  It is up to the elevator contractors to educate building owners on what they need to do to have safe and reliable running elevators.  The key here is a there needs to be a good line of communication between building owners, contractors and the front line elevator mechanic.  Contractors and mechanics will not win with building owners who do not want to be reasonable with their elevator care.  This is where a building owner needs to be responsible for their elevator systems.  If no responsibility is taken we as contractors and mechanics will struggle giving you safe and reliable elevators.

Over the years I have also developed pride in being a part of the elevator industry, this is more than a job to me.  As a contractor it is alarming to hear building owners talk about not seeing their elevator mechanic.  It is alarming to hear about mechanics having 6 to 15 minutes 4 times a year to maintain an elevator with a full maintenance contract.   It is also alarming when we visit buildings to find elevators that building owners are not taking responsibility in maintaining and replacing equipment.  I believe everyone involved can take measures to improve the safety and reliability of the elevators we have contracts with, maintain or own.  We all need to work together so our elevators run safe.

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.

Clean elevator pits and car tops – Chicago, IL

As a person who works in the office I get to see many elevators each week that other companies take care of.  Some are in good condition and some are not in good condition.  Some impress me and some do not.  When I see a clean elevator hoist way it impresses me that the elevator mechanic took the time to clean everything up.   Typically the clean elevators are an indication that elevator has an elevator maintenance program and a proactive elevator maintenance person.

On the flip side of this I used to work with a brilliant elevator person and cleaning was not on the top of his priority list.  But! If you had a broken elevator, he most likely could fix it and/or bail you out.  I think there is a good balance somewhere here.

With the industry wide work load increase, more stops, more tests, more this, more that.  We still try to stress cleaning our elevators up.  I get a frown face from our mechanics when we get a new accounts that are left in a disasters due to lack of care and they will have to bring it up to snuff.  On a Saturday night when a mechanic goes on a overtime call I wouldn’t want to be working on the moon and have to worry about tracking dirt, grease and grim all over the customers lobbies. I've had to take my boots off, go to my car get something to clean my boots off, it has been raining, now my socks are wet, you get the point.

Elevator car tops - This is a car top that the evil empire used to maintain. Before and after. 

[The fan is actually black and not gray - who would have known]

Elevator pits - The first picture is from a building I was at on Tuesday from a library.  The elevator professional told the building he didn't clean pits, it wasn't his job.  The mechanic having a sparkling personality, refusing to clean the pit and the increasing cost of the maintenance agreement is leading the building to change contractors.

[Then you get some buildings who use the pit as a garbage can - This is not the elevator persons job to clean up every month - If this is the case the contractor should be having a conversation with the building owner to curtail the behavior]

[This is a great looking pit - this was not from a building we maintained at the time so whomever did this it looks great!]

Elevator cleaning is always a work in progress.  By the time a mechanic gets a route clean, routes change, new elevators are added, buildings decide to get in the elevator shaft and drill holes in the wall and leave the cars and pits a mess, etc.

Building owners should pay a reasonable price for elevator maintenance to be performed and elevators cleaned.  Companies should give mechanics/apprentices enough time to complete reasonable cleaning.  And if given the time mechanics/apprentices should keep elevators reasonably clean.

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.