Reporting Elevator Problems - Leveling
It is possible to minimize downtime and lower operating cost of your vertical equipment by accurately reporting problems when they do occur.
One of the most important and least expensive things an elevator owner can do to reduce costs and improve service from the service vendor is striving to accurately report elevator problems.
A common and arguably the most misreported trouble call concerning elevators are about the floor heights between the outer landing and the elevator cab not being level. It's not so much the fact that the elevator is not within the design parameters of its manufacturer; it's the amount of the difference in level that's reported that adds a degree of difficulty to the responding technician. Accurate information is vital when reporting troubles to the vendor. Think of describing a car problem to a mechanic as "I hear a noise somewhere, sometimes, but not all of the time and maybe not the same noise". Huh?
When I was a service mechanic and later a service manager, one of the most difficult tasks was getting accurate and usable information about a problem being reported. In the workings of an elevator there is huge difference in a .250" and 1" of floor level accuracy. When giving scrutiny to the problem which may be occurring intermittent as well, the logical approach taken to find the cause and resultant corrective action is two very different paths depending on what measurement was used. The old adage of; "Bad info in, bad info out" applies here. Both areas of cause and effect are time consuming and be aware that somewhere, whether it's stated or not, a time clock is running for the technician to resolve the issue and move on.
So the average technician will explore the most obvious fact known: people not involved in the elevator industry most likely are erring when reporting floor level problems.
To determine what the manufacturer of your elevator uses for level tolerance; request that in writing from your service provider so you have a standard to compare any unlevel problem you may note.
Our practical real world experience tells us that a modern elevator in a well maintained condition will consistently stop and hold within 1/16" to 1/8". That does not imply that all elevators will meet that number, in-fact that's far from it. Americans with Disabilities Act (ADA) compliance does not require that degree of accuracy, nor does applicable code. ADA and The Florida accessibility code requires .500" (1/2") for floor accuracy.
How to Determine the Stopping Accuracy
The best method used to determine the level condition of an elevator by the owner/manager is to obtain a short length straightedge, six inches (6") in length is more than enough, and with the doors fully open, place the edge across the opening on the higher of the two sills; and across to the opposite sill. Then with an accurate rule or gauge, measure the distance from one to another. Record that difference in heights and move to another floor and repeat that process until enough information is gathered to determine the extent of the problem. Report those finding when placing the service call and again when the technician responds. This serves a greater purpose than just getting the problem resolved; it demonstrates to the technician that you care about accuracy of the information and have that working knowledge of the leveling tolerances. Both lend towards a quick and absolute resolve of any problems, reduce downtime due to investigating the extent of any leveling issue, and also can reduce your liability in that you've demonstrated a proactive approach to possible elevator issues. All of that equals less operating costs
Friday, December 18, 2009
Sunday, December 6, 2009
Upgrades to Elevator Equipment $aves Money?
When faced with proposals for equipment upgrades from your service vendor how do you separate the good from the bad? What upgrades will reduce your operating costs? Is safety increased?
Here are few upgrades that will positively influence your bottom line.
Elevators:
A. Electronic full screen door edges. These edges are probably the most important upgrade you can do to existing equipment that is currently equipped with twin eye beams and mechanical "bar" type door edges. The full screen detectors react by an object "breaking the beam" sensor that spans the open door area. As many as 80 or more beams cross the open area and span from a ¼" from the bottom to 72" up. Interrupt any one of beams and the door does not close (if nudging timer has not expired) or reopens if the closing cycle has begun. No physical contact necessary, which greatly reduces injury claims and reduces door equipment damage significantly. Edges are available that "see" out from the open entrance and are activated when an object approaches the entrance. Think of a delivery person wheeling a cart towards the open entrance and the door start closing as the cart approaches? Instead of the delivery guy hurrying to place the cart in the path of the closing door and perhaps hitting door, the edge "sees" the approaching object and reopens. These edges can also be installed on freight elevators to offer a safety enhancement on that equipment. *This also presents a profitable opportunity for the elevator maintenance company. More on that follows this desertion.
B. Electronic or "Soft-Starter" for motor starts. Commonly used for hydraulic elevator motor starts, the soft-starter provides a steadily controlled current inrush to the motor. Wye-Delta, and across the line starter systems pass the motor current much more quickly and forcefully. Ever see lights dim when a motor starts or other heavy load is placed on the supplied power source? That's the affect of in-rush current. A motor may take up to 6 times its name plate current to start. The soft-starter softens this in-rush and is of a less strain on the stationary motor components to get them moving. This feature alone saves some motors from failure and at the very least increases motor life. Think of being punched in the arm (by a friend in a friendly gesture!), or having the friends fist placed gently against your shoulder and just "pushing" instead of punching. Which feels better and is easier on your shoulder? That's how a soft-start works. This device also offers additional features that your existing equipment, especially older elevator equipment, may not have. Incoming voltage levels, phase rotation, troubleshooting tools, adjustable superior overload protection, are some of the features included with the new soft-starter and they alone may be worth the price. These soft-starters also offer the same benefits for motor-generator starting as found with some traction (cable) elevators. *This also presents a profitable opportunity for the elevator maintenance company. More on that follows this dialogue.
•C. Leveling/Positioning Units. Besides claims of being struck by elevator doors, tripping due to a miss-leveled elevator is a commonly claimed occurrence. There are a large number of existing elevators with leveling and positioning devices that do not offer the floor level accuracy demanded by litigation risks. In simple terms; does the device used by your elevator system have the capability to reliably position the elevator within a ¼" of level? Some older systems relay on mechanical action of a switch engaging or falling off of a cam. Accuracy is affected by a number of variable factors; amount of load and/or position of load on the elevator, the state of mechanical condition of the switch, wear of internal contacts, and wear of external rollers and cams are a few. There are available positioning units that are far more accurate and dependable in operation. Any leveling system should be directly connected, in our opinion, to the elevator cab; not by chain or tape to a machine room located device. This is not to say that by simply replacing the leveling/positioning unit all leveling problems will be resolved; the positioning unit only provides information to the controller, then that information has to be processed and decisions made and actions carried out to either stop the cab at the correct position or move then cab into the correct position. So there are several other factors that come into play. The leveling/positioning device is an integral tool in the complete system that unless it provides the correct information; nothing good will happen. *This also presents a profitable opportunity for the elevator maintenance company. More on that follows this dialogue.
•D. Hydraulic Power Unit. A large subject for a relatively short article. Very simply put; it replaces the existing pump, motor, valve, and muffler, all housed in a new reservoir. The existing unit may be either at the end of its serviceable life (worn out) or rendered obsolete. These new units are commonly available with submersible motors and pumps that offer quiet operation and greater car control. Installation is straightforward and in most cases can be done in a few days. Cost can be considerable, but the saving's in reliability resulting in fewer callbacks and in-service hours gained offset the cost. *This also presents a profitable opportunity for the elevator maintenance company. More on that follows this dialogue.
•E. Cab Enhancements. Voice annunciators, improved ventilation, and increased lighting in the cab increases rider confidence and comfort.
The voice annunciator device delivers an audible voice recording that gives location and/or emergency information. Common use would be that when the elevator arrives at a designated floor, a recording would come on "2nd floor, please watch your step" or when the doors are delayed from closing "please clear the door's, they are closing" or words to that effect. Emergency instructions may direct the passenger(s) to "exit the elevator when the doors open" or other chosen directions.
Increased lighting provides a comfort level for passengers. Easy to see entrance sills and car operating stations allow for safer and confident use. Same as the difference in entering a strange room that's very dim versus a room that is bright and cheerful.
Increased ventilation can be had by improving the air flow in and out of the cab. A common complaint passengers have is the cab feels "hot or stuffy". Entrapment's are usually compounded by the passengers feeling of "running out of air", which only exist in the movies, but the sensation of being in a small box and not having control of the situation and with those movie scenes running through their heads; folks are somewhat assured if air supply is notable and lighting conditions are sufficient to relieve some stress. *This also presents a profitable opportunity for the elevator maintenance company. More on that follows this dialogue.
Escalators:
A. Side skirt brushes. These safety enhancement devices are simple brushes attached to the skirt panel area of the escalator all along the incline and each end. Escalator injury claims resulting from clothing; pants or hems, and/or small body parts; child's toes and fingers being trapped in-between the moving step and the skirt panels along the interior of the escalator, are greatly reduced or eliminated by installing these devices on each side of the escalator. Placed no closer than an inch above the steps, the brush soft bristles face inward perpendicular to the skirt and when the rider contacts the brush with the legs or feet the natural reaction is to move away from the brush, thus relocating the body away from the gap between the step and skirt. Besides proper maintenance and repair of an escalator, in our opinion, the installation of skirt brushes offers the most protection against injury claims. A wise investment. *This also presents a profitable opportunity for the elevator maintenance company. More on that follows this dialogue.
B. Voice Annunciator, Increased Lighting and Signage. Having a voice annunciator announce instructions for proper riding position may reduce reported calms of incidents or injuries. "Please hold the Handrail", "No Strollers or Carts" are two of several messages that can be used. Annunciators can be run as a continues loop or activated when passengers approach or enter the escalator. Having increased lighting at the entrance, exit, and incline improves safety, rider comfort and confidence. Clear and pertinent signage is required by code but often is in poor condition due to traffic and cleaning solutions. Ensure that the signage placed properly and meets code requirements.
*This also presents a profitable opportunity for the elevator maintenance company. More on that follows this dialogue.
C. Comb Plates. Contrasting color comb plates increase awareness of the entrance and exiting of the moving steps. We recommend bright yellow comb plates. They offer the greatest contrast with the landing plates and steps and draw the rider's eye. As comb plates are a wear item and often damaged during escalator use (or misuse!) it cost very little if any, for the yellow ones. When choosing to do this, replace all the existing non-yellow comb plates as a set. Not a good practice to mix colors. It confuses some riders and can make exiting the escalator stressful. *This also presents a profitable opportunity for the elevator maintenance company. More on that follows this dialogue.
*The profit opportunity offered to the service contractor can be substantial in two ways; the first being the upgrade work itself and secondly there may be reduction in maintenance cost realized by the contractor as well. A profit should be realized by the company doing the work; that's why they are in business. Materials used for upgrades are commonly supplied by the elevator company with considerable mark up. Profit is realized on labor as well.
The possible reduction in maintenance cost (re: risk) for the service vendor can be very significant. By installing a soft-starter for example eliminates the labor expended on examining and replacing worn contacts on the removed contactors. This can be considerable as the replaceable contacts have become costly in recent years, often a few hundred dollars a set. This cost-risk goes away once the new starter is installed. Of course the soft-starter has to be included in the maintenance agreement and having these devices fail does happen, so that risk is assumed by the service company.
Door full screen edges reduce door failures by limiting physical contact between humans and objects and the moving equipment and also greatly reduce injury claims. Both of those items reduce the service vendors maintenance cost.
So you are correct in discussing a maintenance cost reduction from you service vendor if any upgrades are installed.
We stand prepared to assist.
Here are few upgrades that will positively influence your bottom line.
Elevators:
A. Electronic full screen door edges. These edges are probably the most important upgrade you can do to existing equipment that is currently equipped with twin eye beams and mechanical "bar" type door edges. The full screen detectors react by an object "breaking the beam" sensor that spans the open door area. As many as 80 or more beams cross the open area and span from a ¼" from the bottom to 72" up. Interrupt any one of beams and the door does not close (if nudging timer has not expired) or reopens if the closing cycle has begun. No physical contact necessary, which greatly reduces injury claims and reduces door equipment damage significantly. Edges are available that "see" out from the open entrance and are activated when an object approaches the entrance. Think of a delivery person wheeling a cart towards the open entrance and the door start closing as the cart approaches? Instead of the delivery guy hurrying to place the cart in the path of the closing door and perhaps hitting door, the edge "sees" the approaching object and reopens. These edges can also be installed on freight elevators to offer a safety enhancement on that equipment. *This also presents a profitable opportunity for the elevator maintenance company. More on that follows this desertion.
B. Electronic or "Soft-Starter" for motor starts. Commonly used for hydraulic elevator motor starts, the soft-starter provides a steadily controlled current inrush to the motor. Wye-Delta, and across the line starter systems pass the motor current much more quickly and forcefully. Ever see lights dim when a motor starts or other heavy load is placed on the supplied power source? That's the affect of in-rush current. A motor may take up to 6 times its name plate current to start. The soft-starter softens this in-rush and is of a less strain on the stationary motor components to get them moving. This feature alone saves some motors from failure and at the very least increases motor life. Think of being punched in the arm (by a friend in a friendly gesture!), or having the friends fist placed gently against your shoulder and just "pushing" instead of punching. Which feels better and is easier on your shoulder? That's how a soft-start works. This device also offers additional features that your existing equipment, especially older elevator equipment, may not have. Incoming voltage levels, phase rotation, troubleshooting tools, adjustable superior overload protection, are some of the features included with the new soft-starter and they alone may be worth the price. These soft-starters also offer the same benefits for motor-generator starting as found with some traction (cable) elevators. *This also presents a profitable opportunity for the elevator maintenance company. More on that follows this dialogue.
•C. Leveling/Positioning Units. Besides claims of being struck by elevator doors, tripping due to a miss-leveled elevator is a commonly claimed occurrence. There are a large number of existing elevators with leveling and positioning devices that do not offer the floor level accuracy demanded by litigation risks. In simple terms; does the device used by your elevator system have the capability to reliably position the elevator within a ¼" of level? Some older systems relay on mechanical action of a switch engaging or falling off of a cam. Accuracy is affected by a number of variable factors; amount of load and/or position of load on the elevator, the state of mechanical condition of the switch, wear of internal contacts, and wear of external rollers and cams are a few. There are available positioning units that are far more accurate and dependable in operation. Any leveling system should be directly connected, in our opinion, to the elevator cab; not by chain or tape to a machine room located device. This is not to say that by simply replacing the leveling/positioning unit all leveling problems will be resolved; the positioning unit only provides information to the controller, then that information has to be processed and decisions made and actions carried out to either stop the cab at the correct position or move then cab into the correct position. So there are several other factors that come into play. The leveling/positioning device is an integral tool in the complete system that unless it provides the correct information; nothing good will happen. *This also presents a profitable opportunity for the elevator maintenance company. More on that follows this dialogue.
•D. Hydraulic Power Unit. A large subject for a relatively short article. Very simply put; it replaces the existing pump, motor, valve, and muffler, all housed in a new reservoir. The existing unit may be either at the end of its serviceable life (worn out) or rendered obsolete. These new units are commonly available with submersible motors and pumps that offer quiet operation and greater car control. Installation is straightforward and in most cases can be done in a few days. Cost can be considerable, but the saving's in reliability resulting in fewer callbacks and in-service hours gained offset the cost. *This also presents a profitable opportunity for the elevator maintenance company. More on that follows this dialogue.
•E. Cab Enhancements. Voice annunciators, improved ventilation, and increased lighting in the cab increases rider confidence and comfort.
The voice annunciator device delivers an audible voice recording that gives location and/or emergency information. Common use would be that when the elevator arrives at a designated floor, a recording would come on "2nd floor, please watch your step" or when the doors are delayed from closing "please clear the door's, they are closing" or words to that effect. Emergency instructions may direct the passenger(s) to "exit the elevator when the doors open" or other chosen directions.
Increased lighting provides a comfort level for passengers. Easy to see entrance sills and car operating stations allow for safer and confident use. Same as the difference in entering a strange room that's very dim versus a room that is bright and cheerful.
Increased ventilation can be had by improving the air flow in and out of the cab. A common complaint passengers have is the cab feels "hot or stuffy". Entrapment's are usually compounded by the passengers feeling of "running out of air", which only exist in the movies, but the sensation of being in a small box and not having control of the situation and with those movie scenes running through their heads; folks are somewhat assured if air supply is notable and lighting conditions are sufficient to relieve some stress. *This also presents a profitable opportunity for the elevator maintenance company. More on that follows this dialogue.
Escalators:
A. Side skirt brushes. These safety enhancement devices are simple brushes attached to the skirt panel area of the escalator all along the incline and each end. Escalator injury claims resulting from clothing; pants or hems, and/or small body parts; child's toes and fingers being trapped in-between the moving step and the skirt panels along the interior of the escalator, are greatly reduced or eliminated by installing these devices on each side of the escalator. Placed no closer than an inch above the steps, the brush soft bristles face inward perpendicular to the skirt and when the rider contacts the brush with the legs or feet the natural reaction is to move away from the brush, thus relocating the body away from the gap between the step and skirt. Besides proper maintenance and repair of an escalator, in our opinion, the installation of skirt brushes offers the most protection against injury claims. A wise investment. *This also presents a profitable opportunity for the elevator maintenance company. More on that follows this dialogue.
B. Voice Annunciator, Increased Lighting and Signage. Having a voice annunciator announce instructions for proper riding position may reduce reported calms of incidents or injuries. "Please hold the Handrail", "No Strollers or Carts" are two of several messages that can be used. Annunciators can be run as a continues loop or activated when passengers approach or enter the escalator. Having increased lighting at the entrance, exit, and incline improves safety, rider comfort and confidence. Clear and pertinent signage is required by code but often is in poor condition due to traffic and cleaning solutions. Ensure that the signage placed properly and meets code requirements.
*This also presents a profitable opportunity for the elevator maintenance company. More on that follows this dialogue.
C. Comb Plates. Contrasting color comb plates increase awareness of the entrance and exiting of the moving steps. We recommend bright yellow comb plates. They offer the greatest contrast with the landing plates and steps and draw the rider's eye. As comb plates are a wear item and often damaged during escalator use (or misuse!) it cost very little if any, for the yellow ones. When choosing to do this, replace all the existing non-yellow comb plates as a set. Not a good practice to mix colors. It confuses some riders and can make exiting the escalator stressful. *This also presents a profitable opportunity for the elevator maintenance company. More on that follows this dialogue.
*The profit opportunity offered to the service contractor can be substantial in two ways; the first being the upgrade work itself and secondly there may be reduction in maintenance cost realized by the contractor as well. A profit should be realized by the company doing the work; that's why they are in business. Materials used for upgrades are commonly supplied by the elevator company with considerable mark up. Profit is realized on labor as well.
The possible reduction in maintenance cost (re: risk) for the service vendor can be very significant. By installing a soft-starter for example eliminates the labor expended on examining and replacing worn contacts on the removed contactors. This can be considerable as the replaceable contacts have become costly in recent years, often a few hundred dollars a set. This cost-risk goes away once the new starter is installed. Of course the soft-starter has to be included in the maintenance agreement and having these devices fail does happen, so that risk is assumed by the service company.
Door full screen edges reduce door failures by limiting physical contact between humans and objects and the moving equipment and also greatly reduce injury claims. Both of those items reduce the service vendors maintenance cost.
So you are correct in discussing a maintenance cost reduction from you service vendor if any upgrades are installed.
We stand prepared to assist.
Upgrade – Repair – Replace?
Often when faced with old and/or worn or failed elevator (and by definition escalator) equipment the owner can consider several options, some confusing and depending on whom is pitching what product, the picture gets as clear as mud. A few observations that may help:
Upgrades:
We consider an upgrade to be an improvement to existing equipment.
Let's suppose that elevator door operation failures are noted and the cause is determined to be worn door operator components as reported from the elevator service vendor. And as the door operator is covered under most maintenance contracts, the service provider is required to maintain and fix it, but the vendor is not required to upgrade it. Now a door operator, unless outdated or uniquely manufactured can generally be rebuilt and brought to acceptable condition. However, this may not be the most beneficial course of action as given the relatively low cost of replacement with new operator that offers superior performance and operating features. In going the replacement route a discount in maintenance fees as a onetime or monthly deduction may be available from the service vendor. That discussion should take place with the service vendor before any decision is made as the savings may be considerable and will factor in that decision. Increased safety and a reduction in injury claims are to be taken into account bas well with a new door operator.
A common problem that escalator owners are faced with is handrail deterioration. There are a few options available for improved material type and other aesthetic options. Handrails commonly fail due to poor handrail drive and guide systems. If so, why not take the opportunity to use a higher grade replacement when the vendor replaces the component. As with door operators; the handrail drive system and its guide components are covered under most maintenance contracts, and it may be a small cost if any, to upgrade when replacing the handrail.
Repairs:
Repair work is fairly straightforward; it's broke, fix it. How it came to failure is the key. Was it due to abuse, vandalism, weather, accidental, or a wear item, failure of proper maintenance? That needs to be determined and the root cause rectified to prevent a reoccurrence. Much money has been spent only to have the same problem repeat itself. Once knowing the cause, you can look to the upgrade and replacement options.
Replacement/Modernization:
Replacements can be considered a repair with major component replacements such as with a modernization and due to the high cost usually involved, it must be approached with research and foresight. Why replace that worn escalator with all the related cost, when it may be possible to achieve performance, reliability, and aesthetics by doing some repairs and upgrades? As with most equipment, I've rarely, if ever, seen an elevator guide rail or escalator truss wear out. Why replace them when in most cases it's just not necessary? Modernizations are validated by the existing equipment not meeting the criteria presented today for performance. Also the aesthetic aspect is important to a building's success and tenants so it cannot be overlooked.
We stand ready to assist in any way we can in helping you make the right decision.
Upgrades:
We consider an upgrade to be an improvement to existing equipment.
Let's suppose that elevator door operation failures are noted and the cause is determined to be worn door operator components as reported from the elevator service vendor. And as the door operator is covered under most maintenance contracts, the service provider is required to maintain and fix it, but the vendor is not required to upgrade it. Now a door operator, unless outdated or uniquely manufactured can generally be rebuilt and brought to acceptable condition. However, this may not be the most beneficial course of action as given the relatively low cost of replacement with new operator that offers superior performance and operating features. In going the replacement route a discount in maintenance fees as a onetime or monthly deduction may be available from the service vendor. That discussion should take place with the service vendor before any decision is made as the savings may be considerable and will factor in that decision. Increased safety and a reduction in injury claims are to be taken into account bas well with a new door operator.
A common problem that escalator owners are faced with is handrail deterioration. There are a few options available for improved material type and other aesthetic options. Handrails commonly fail due to poor handrail drive and guide systems. If so, why not take the opportunity to use a higher grade replacement when the vendor replaces the component. As with door operators; the handrail drive system and its guide components are covered under most maintenance contracts, and it may be a small cost if any, to upgrade when replacing the handrail.
Repairs:
Repair work is fairly straightforward; it's broke, fix it. How it came to failure is the key. Was it due to abuse, vandalism, weather, accidental, or a wear item, failure of proper maintenance? That needs to be determined and the root cause rectified to prevent a reoccurrence. Much money has been spent only to have the same problem repeat itself. Once knowing the cause, you can look to the upgrade and replacement options.
Replacement/Modernization:
Replacements can be considered a repair with major component replacements such as with a modernization and due to the high cost usually involved, it must be approached with research and foresight. Why replace that worn escalator with all the related cost, when it may be possible to achieve performance, reliability, and aesthetics by doing some repairs and upgrades? As with most equipment, I've rarely, if ever, seen an elevator guide rail or escalator truss wear out. Why replace them when in most cases it's just not necessary? Modernizations are validated by the existing equipment not meeting the criteria presented today for performance. Also the aesthetic aspect is important to a building's success and tenants so it cannot be overlooked.
We stand ready to assist in any way we can in helping you make the right decision.
Tuesday, December 1, 2009
Elevator Maintenance. Your Paying For it, are You Getting It?
The majority of elevator equipment owners pay for ongoing maintenance, usually as a three (3) or five (5) year contract deal with an elevator company: either an independent or manufacturer. However, paying for something does not mean you are getting that something. Wish that there was a quick and easy method to determine if the payments you are making are enough to ensure proper maintenance? Me too, but that’s not the case. I have a chart in development that takes into account; age, usage, environment, and a few variables but that is in the works and will be available at a later date. What we can do is look at a few items that will reveal a picture we can use to see how you’re equipment management program is doing:
A. The age of the existing elevator equipment. Industry standards have been that equipment in place for 20 to 25 years with proper maintenance is a candidate for upgrades or replacement. Well, keep in mind that most “industry standards” are the product of the industry they promote; selling new equipment or upgrades. We’ve found that older equipment that has been properly maintained is capable of safe, reliable operation within its design parameters for many years past the “industry standards”.
B. The duty rating of the elevator equipment. Is your elevator being used as designed? Or has the building’s operation led to an increase in population or equipment use? Less use? Is what was at one time a designated passenger elevator now being used more and more as a service/freight conveyance? True, an elevator can’t tell if a person or package is riding, (weight is weight) has the use of cargo carts and other moving tools led to uneven loads, sill and floor damage, and cab deterioration? Delivery guy placing a box in front of the doors to keep them open while he drops off packages?
C. Has equipment room temperature and humidity controls been left unmonitored or indoor climate systems left unrepaired in equipment rooms due to cost control measures?
D. Are trouble-calls (callbacks is a common term) at a high level and/or rising? We figure anything over four (4) callbacks a year for equipment related problems per piece of equipment is reason for concern.
E. Have any upgrades, especially safety related ones, been performed?
F. Is the required documentation for all equipment on site and up to date? Wiring diagrams, maintenance and safety test records, emergency service tests, and callback records?
These are the six questions you should look at and take an analysis of the answers. Let’s see how we fare:
A. Age of equipment. Greater than 20 years?
B. Duty rating. How does the current traffic and use compare to when the equipment was installed or last upgraded? More demand on equipment?
C. Equipment environment. Is the machine room climate controlled?
D. Callbacks. Four or more per piece of equipment per year?
E. Safety upgrades? Including emergency communications and entrapment assistance.
F. Documentation? You either have it or you do not. Can you produce everything you need if required to by court order or by official requests?
Use A thru F to determine if a closer look at your maintenance program is warranted.
Contact us with any questions. We are prepared to assist.
A. The age of the existing elevator equipment. Industry standards have been that equipment in place for 20 to 25 years with proper maintenance is a candidate for upgrades or replacement. Well, keep in mind that most “industry standards” are the product of the industry they promote; selling new equipment or upgrades. We’ve found that older equipment that has been properly maintained is capable of safe, reliable operation within its design parameters for many years past the “industry standards”.
B. The duty rating of the elevator equipment. Is your elevator being used as designed? Or has the building’s operation led to an increase in population or equipment use? Less use? Is what was at one time a designated passenger elevator now being used more and more as a service/freight conveyance? True, an elevator can’t tell if a person or package is riding, (weight is weight) has the use of cargo carts and other moving tools led to uneven loads, sill and floor damage, and cab deterioration? Delivery guy placing a box in front of the doors to keep them open while he drops off packages?
C. Has equipment room temperature and humidity controls been left unmonitored or indoor climate systems left unrepaired in equipment rooms due to cost control measures?
D. Are trouble-calls (callbacks is a common term) at a high level and/or rising? We figure anything over four (4) callbacks a year for equipment related problems per piece of equipment is reason for concern.
E. Have any upgrades, especially safety related ones, been performed?
F. Is the required documentation for all equipment on site and up to date? Wiring diagrams, maintenance and safety test records, emergency service tests, and callback records?
These are the six questions you should look at and take an analysis of the answers. Let’s see how we fare:
A. Age of equipment. Greater than 20 years?
B. Duty rating. How does the current traffic and use compare to when the equipment was installed or last upgraded? More demand on equipment?
C. Equipment environment. Is the machine room climate controlled?
D. Callbacks. Four or more per piece of equipment per year?
E. Safety upgrades? Including emergency communications and entrapment assistance.
F. Documentation? You either have it or you do not. Can you produce everything you need if required to by court order or by official requests?
Use A thru F to determine if a closer look at your maintenance program is warranted.
Contact us with any questions. We are prepared to assist.
Wednesday, November 18, 2009
Low Bid the Best Bid?
Of course not! The low bid is simply that: a price submitted to gain the work being offered and it may not even reflect the vendor’s best product, just the product that may meet the minimum requirement of the project.
Important to consider is that the product/services submitted are generally the one that produces the greatest profit margin for the bidder. The client has to be sure that the product offered will meet or exceed the requirements of the project, not just the minimums. When involving ongoing services such as elevator maintenance contracts which are normally but not exclusively; a 5 years deal, it is important to look at the overall value of the bidder’s service history and local strength.
A bidder that submits a higher monthly cost may be doing that realistically to meet the contracts objectives and still entertain a reasonable profit for its owners. Nothing wrong with that. We desire the vendors to be profitable; that’s just good business. What is wrong is to submit a price that is known to be unrealistic to meet the contracts specifications and then attempt to “bill your way to profitability” or to not perform as required by the contract.
In a typical construction or modernization project, a 5 year maintenance contract may be a part of the bid package with the maintenance portion to be consecutive with the end of the warranty period. That maintenance price would have been itemized in the original bid so its price can be examined to determine that value to the client in the long term picture. Part of bidding process to chose a vendor includes the comparative of long term service relationship and initial construction costs to best select the winning bidder.
Suspect would be abnormally low construction cost far below that of the next few bidders. Elevator company to company comparisons show that materials and labor cost somewhat even the playing field. While union labor can substantially increase that cost for those vendors, efficient installation procedures with products developed to reduce the labor expended often offset the higher labor cost. Nonunion labor vendors may have the edge in labor cost but are likely to be non-manufactures of the equipment and will pay a greater amount for materials. Of course there are exceptions to both scenarios.
Abnormally high bids may indicate a poorly drafted bid specification or other factors that caused the bidder to protect themselves. It could be that their labor costs are significantly higher in that area or their product may have to be modified to fit the project.
Bids have to be clear and free of any ambiguous language. It’s to the clients benefit that the bid specifications are drafted to contain exactly what is required. That way the true costs are known and the vendor has the expectation of a reasonable profit in exchange for its services.
Separating the chaff from the wheat is the work of a knowledgably consultant.
Important to consider is that the product/services submitted are generally the one that produces the greatest profit margin for the bidder. The client has to be sure that the product offered will meet or exceed the requirements of the project, not just the minimums. When involving ongoing services such as elevator maintenance contracts which are normally but not exclusively; a 5 years deal, it is important to look at the overall value of the bidder’s service history and local strength.
A bidder that submits a higher monthly cost may be doing that realistically to meet the contracts objectives and still entertain a reasonable profit for its owners. Nothing wrong with that. We desire the vendors to be profitable; that’s just good business. What is wrong is to submit a price that is known to be unrealistic to meet the contracts specifications and then attempt to “bill your way to profitability” or to not perform as required by the contract.
In a typical construction or modernization project, a 5 year maintenance contract may be a part of the bid package with the maintenance portion to be consecutive with the end of the warranty period. That maintenance price would have been itemized in the original bid so its price can be examined to determine that value to the client in the long term picture. Part of bidding process to chose a vendor includes the comparative of long term service relationship and initial construction costs to best select the winning bidder.
Suspect would be abnormally low construction cost far below that of the next few bidders. Elevator company to company comparisons show that materials and labor cost somewhat even the playing field. While union labor can substantially increase that cost for those vendors, efficient installation procedures with products developed to reduce the labor expended often offset the higher labor cost. Nonunion labor vendors may have the edge in labor cost but are likely to be non-manufactures of the equipment and will pay a greater amount for materials. Of course there are exceptions to both scenarios.
Abnormally high bids may indicate a poorly drafted bid specification or other factors that caused the bidder to protect themselves. It could be that their labor costs are significantly higher in that area or their product may have to be modified to fit the project.
Bids have to be clear and free of any ambiguous language. It’s to the clients benefit that the bid specifications are drafted to contain exactly what is required. That way the true costs are known and the vendor has the expectation of a reasonable profit in exchange for its services.
Separating the chaff from the wheat is the work of a knowledgably consultant.
Sunday, November 15, 2009
Elevator Inspections & Why It's Important
As business owner’s we are all concerned about the impediment of government regulations negatively affecting our bottom line. However in many areas those regulations are important in maintaining a safe environment for our employees and the public. I don’t know of any business owners that start each day with the intention of not maintaining a safe environment for those affected by the equipment used. But inadvertently and unknowingly it happens all too frequently.
The requirement to have elevator (and by definition: escalators) is not new: that requirement has been in effect for many years. What has changed is how that requirement is enforced and monitored.
In the past an inspector would conduct a safety inspection annually for most elevator equipment. If the equipments owner had a elevator serving only two landings and a current maintenance contract with a registered elevator company, a annual safety inspection is not required in the State of Florida. The annual fee is still required and a safety test has to be performed and witnessed by a inspector. While this reduces the cost to the owner, we always recommend a inspection be done at the same time as the safety test; cost will be minimal as the inspector is already there and it may prove to be a great benefit if a legal claim is brought against the owner for a injury. In that all too common event, you would have the inspector’s data for evidence of diligence on your part to ensure the safety of the passenger’s. You’ve gone above the requirement.
The inspection process is not difficult nor does it have to be unduly expensive to the owner. By doing some due diligence and common sense evaluation of the procedure the owner can greatly reduce both costs and liability. Let’s take a look at a common scenario involving an owner with a maintenance contract with an elevator company and the elevator equipment serving a four (4) landing building:
1. Annual safety tests and inspection is required.
a. Owner contacts the elevator company to ensure those requirements are being scheduled and carried out.
b. The responsibility and cost for the third party required inspector is determined between the owner and elevator company.
c. The inspection and tests are completed and there are some minor violations that need to be resolved before the State will issue new certifications. Violations listed are in two areas: the elevator companies and the building owners.
d. An action plan and schedule are agreed upon and work is under way for resolve. A date is set for re-inspection with that cost determined.
e. Re-inspection reveals that all violations are taken care of and a “clean” inspection report issued.
f. All is well and repeated next year.
That’s the almost ideal scenario. The best scenario is for no violations to be recorded. Skip all steps c thru e. The reality is this:
Violations are recorded and you get a proposal for fixing those.
1. Are the violations repeated from previous inspections?
2. Are they responsibility of the owner or the elevator company?
3. Why are new violations recorded? Did code change and these are result of those changes?
4. Is the proper version of code being used? How up to speed on code is the inspector and elevator company mechanic?
5. Is the cost of corrections prohibitive? If so is there an alternative?
Let’s answer the questions:
1. If you note repetitive violations from past years, here may be the answer: in the not too distant past violations could be noted as corrected by sending a letter to the State elevator bureau stating that they were corrected and a certificate was issued. That was fine if everyone involved actually did the work instead of just the paperwork. “Paper-whipping the violations” was the term used. The State of Florida realized this was happening and now a re-inspection is required to physically determine the work was completed. So if the paper-whipping occurred you are now tasked with paying again for corrections: that ain’t right.
2. It’s always the owner’s responsibility regardless if you paid to have it done or not. You may have some relief from full responsibility if you can provide evidence of good faith in hiring professionals to do the work, but ultimately the bearer of burden is on the equipment owner.
3. Did conditions change in the building such as power, lighting, water intrusion are many variables. Was there code changes enacted that your equipment had to meet? If so your elevator company, in good business faith, should have made you aware of and a plan developed to deal with those changes.
4. All licensed inspectors are required to complete continuing education each year on code updates, as are licensed mechanics. I’s how this information is used and applied that makes the difference. We continually get questions about code that are prefaced with: “well, I heard that……or someone told me that…” Information regardless if accurate or not is passed from worker to worker without being verified. There are some grey areas in code but most are straightforward and simple but it does take some research and discipline to determine what applies and what does not. That research will make significant difference in cost. The owner can do much of that research themselves by following the links on our front page for code updates and information.
5. There may be alternatives to costly corrections that are available. Remember it’s the elevator company’s goal to separate as much money from you as legally allowable. That’s just business on their part. If they have two or more options available for your purchase isn’t it common sense that the most profitable one is the one that is pushed?
If properly applied for; there are some variances allowed by the State if otherwise a hardship is imposed on the business owner to make corrections straight away. Unsafe operation will not be allowed in any case, nor should it ever be. The equipments owner can apply for variances or hire a consultant or other professional to increase the odds of granting.
It’s regrettable but the reality of the inspection picture in Florida has been hit or miss. Good intentions that relied on the integrity of all involved.
Fact: inspections by a licensed third party was enacted several years ago by the State to ensure compliance in that all registered conveyances are inspected and meet code. The state employed inspectors simply could not keep up and elevators were go9ing several years without compliance.
Fact: the third party inspection business is very competitive in price that allows the profit per inspection to be slim. So some inspectors may attempt to squeeze in as many inspections and test witnessing as possible each day. They may not be as through as such and violations go unrecorded.
Fact: during the next year perhaps a more diligent inspection occurs or one of the State of Florida monitoring inspectors visits the location and finds more violations than the third part inspector and that third party inspector will increase the diligence of inspections. In any case the owner may find greater costs in doing corrections that may otherwise been absorbed over several past years and are now due in full. We also find that some inspectors have ties to former employers and while they may not intentionally grant lax inspections it can and does happen.
We find it behooves the owner, like all successful business owners, to have all costs (re: violations) known upfront so they can be dealt with in due course. Prompt thorough inspections reduce long term costs and in the case of litigation will establish a pattern of compliance and responsible ownership.
The requirement to have elevator (and by definition: escalators) is not new: that requirement has been in effect for many years. What has changed is how that requirement is enforced and monitored.
In the past an inspector would conduct a safety inspection annually for most elevator equipment. If the equipments owner had a elevator serving only two landings and a current maintenance contract with a registered elevator company, a annual safety inspection is not required in the State of Florida. The annual fee is still required and a safety test has to be performed and witnessed by a inspector. While this reduces the cost to the owner, we always recommend a inspection be done at the same time as the safety test; cost will be minimal as the inspector is already there and it may prove to be a great benefit if a legal claim is brought against the owner for a injury. In that all too common event, you would have the inspector’s data for evidence of diligence on your part to ensure the safety of the passenger’s. You’ve gone above the requirement.
The inspection process is not difficult nor does it have to be unduly expensive to the owner. By doing some due diligence and common sense evaluation of the procedure the owner can greatly reduce both costs and liability. Let’s take a look at a common scenario involving an owner with a maintenance contract with an elevator company and the elevator equipment serving a four (4) landing building:
1. Annual safety tests and inspection is required.
a. Owner contacts the elevator company to ensure those requirements are being scheduled and carried out.
b. The responsibility and cost for the third party required inspector is determined between the owner and elevator company.
c. The inspection and tests are completed and there are some minor violations that need to be resolved before the State will issue new certifications. Violations listed are in two areas: the elevator companies and the building owners.
d. An action plan and schedule are agreed upon and work is under way for resolve. A date is set for re-inspection with that cost determined.
e. Re-inspection reveals that all violations are taken care of and a “clean” inspection report issued.
f. All is well and repeated next year.
That’s the almost ideal scenario. The best scenario is for no violations to be recorded. Skip all steps c thru e. The reality is this:
Violations are recorded and you get a proposal for fixing those.
1. Are the violations repeated from previous inspections?
2. Are they responsibility of the owner or the elevator company?
3. Why are new violations recorded? Did code change and these are result of those changes?
4. Is the proper version of code being used? How up to speed on code is the inspector and elevator company mechanic?
5. Is the cost of corrections prohibitive? If so is there an alternative?
Let’s answer the questions:
1. If you note repetitive violations from past years, here may be the answer: in the not too distant past violations could be noted as corrected by sending a letter to the State elevator bureau stating that they were corrected and a certificate was issued. That was fine if everyone involved actually did the work instead of just the paperwork. “Paper-whipping the violations” was the term used. The State of Florida realized this was happening and now a re-inspection is required to physically determine the work was completed. So if the paper-whipping occurred you are now tasked with paying again for corrections: that ain’t right.
2. It’s always the owner’s responsibility regardless if you paid to have it done or not. You may have some relief from full responsibility if you can provide evidence of good faith in hiring professionals to do the work, but ultimately the bearer of burden is on the equipment owner.
3. Did conditions change in the building such as power, lighting, water intrusion are many variables. Was there code changes enacted that your equipment had to meet? If so your elevator company, in good business faith, should have made you aware of and a plan developed to deal with those changes.
4. All licensed inspectors are required to complete continuing education each year on code updates, as are licensed mechanics. I’s how this information is used and applied that makes the difference. We continually get questions about code that are prefaced with: “well, I heard that……or someone told me that…” Information regardless if accurate or not is passed from worker to worker without being verified. There are some grey areas in code but most are straightforward and simple but it does take some research and discipline to determine what applies and what does not. That research will make significant difference in cost. The owner can do much of that research themselves by following the links on our front page for code updates and information.
5. There may be alternatives to costly corrections that are available. Remember it’s the elevator company’s goal to separate as much money from you as legally allowable. That’s just business on their part. If they have two or more options available for your purchase isn’t it common sense that the most profitable one is the one that is pushed?
If properly applied for; there are some variances allowed by the State if otherwise a hardship is imposed on the business owner to make corrections straight away. Unsafe operation will not be allowed in any case, nor should it ever be. The equipments owner can apply for variances or hire a consultant or other professional to increase the odds of granting.
It’s regrettable but the reality of the inspection picture in Florida has been hit or miss. Good intentions that relied on the integrity of all involved.
Fact: inspections by a licensed third party was enacted several years ago by the State to ensure compliance in that all registered conveyances are inspected and meet code. The state employed inspectors simply could not keep up and elevators were go9ing several years without compliance.
Fact: the third party inspection business is very competitive in price that allows the profit per inspection to be slim. So some inspectors may attempt to squeeze in as many inspections and test witnessing as possible each day. They may not be as through as such and violations go unrecorded.
Fact: during the next year perhaps a more diligent inspection occurs or one of the State of Florida monitoring inspectors visits the location and finds more violations than the third part inspector and that third party inspector will increase the diligence of inspections. In any case the owner may find greater costs in doing corrections that may otherwise been absorbed over several past years and are now due in full. We also find that some inspectors have ties to former employers and while they may not intentionally grant lax inspections it can and does happen.
We find it behooves the owner, like all successful business owners, to have all costs (re: violations) known upfront so they can be dealt with in due course. Prompt thorough inspections reduce long term costs and in the case of litigation will establish a pattern of compliance and responsible ownership.
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