Elevator Maintenance and Modernization

Prepared for ERAPPA 2013 – Rochester, NY

VDA (Van Deusen & Associates)

 Best Practices
The New York Chapter, Eastern Region of APPA is a Registered Provider
with the American Institute of Architects Continuing Education Systems.
Credit earned on completion of this program will be reported to CES
Records for AIA members. Certificates of Completion for non-AIA
members are available on request.

This program is registered with the AIA/CES for continuing professional

education. As such, it does not include content that may be deemed or
construed to be an approval or endorsement by the AIA of any material
of construction or any method
or manner of handling, using, distributing, or dealing
in any material or product. Questions related to
specific materials, methods, and services will be
addressed at the conclusion of this presentation.
 Learning Objectives
Upon completion of this program you will be able to:
1. Differentiate basic elevator applications
2. Elevator/Escalator Maintenance
3. Preventive Maintenance Contracts
4. Elevator/Escalator Modernizations
 Jackie Robinson Rotunda, CITI Field, Flushing, NY

Vertical Transportation Systems

Vertical Transportation Systems

Elevators
• Passenger, Service, Freight, Sidewalk

Escalators & Moving Walks

Specialty Lifts
• Wheelchair Lift
• Residential Elevators
• Dumbwaiter
 Types of Elevators

Hydraulic Elevators Traction Elevators

Holed Units with In-Ground Cylinders
Holeless Elevators with:
• Single or Dual-Stage Cylinders
• Single or Dual-Roped Cylinders
• Cantilevered Design
• Counterweighted Hydraulic
Elevators
Geared Traction Units
• Mid Rise Application
Gearless Traction Units
• Mid & High Rise
Application
Machine Roomless Units (MRL)
• Low & Mid Rise
Applications
 Hydraulic Elevators
Holed Units Holeless Units Roped Holeless Units
 Traction Elevators

Geared Elevators – Mid Rise

• Worm and gear drive
• Overhead, Basement, Underslung
 Traction Elevators
Gearless Elevators
• Drive sheave directly attached to motor armature
• Overhead, DC Motors, AC PM Motors

High Rise Gearless

Super High Rise Gearless
 Machine Roomless Elevators (MRLs)

Conventional Conventional MRL Layout

MRL Layout Machine Room
Machine Room
Machine Roomless Elevators (MRLs)

MRL – Evolved because of new Machine technology

• Smaller more Efficient Motors
• AC Gearless Technology
• Flat Belts in lieu of Rope Cables
• Considered ‘GREEN’

Kone Schindler Otis Thyssenkrupp

 Machine Roomless Elevators (MRLs)
Structural Support Methods or Cassette unit
• Pancake machine, car and counterweight dead-end hitches mounted to guide rails
• All loads transferred down to pit floor
• Eliminates need for overhead machine support beams and building structure for elevators

Pancake or cassette, the MRL machines are

smaller and more efficient .
 Freight Elevator Classifications

Three basic Freight elevator

loading Classes: ‘A, B and C’

• Used for material goods transport

• Carries no passengers
• Variations on platform design based
on how the elevator is loaded.
• Requires special design and
coordination with structural
engineer
 Hearst Tower, New York, NY

Elevator/Escalator Maintenance
 Preventive Maintenance
• Designed to provide:
• Equipment reliability (up and running time)
• Optimum equipment performance (smooth performance)

• Optimum life expectancy

• Maintenance Program Should be Based Upon:

• Type of equipment
• Operating environment
• Amount of Usage
• Facility Needs
 Preventive Maintenance

QUESTION:

How Do I Determine if My Elevators and Escalators are

Being properly Maintained??
 Preventive Maintenance
Good Preventive Maintenance?
 Preventive Maintenance
Good Preventive Maintenance?
 Preventive Maintenance
Poor Preventive Maintenance?
 Preventive Maintenance
Poor Preventive Maintenance?
 Preventive Maintenance
Poor Preventive Maintenance?
 Preventive Maintenance
What is Preventive Maintenance?

• Housekeeping
• Clean machine room/equipment/controls
• Clean door operating components
• Clean car top/equipment
• Clean pit equipment
• No dust/oil/grease accumulation
 Preventive Maintenance
What is Preventive Maintenance?

• Adjustment
• Operating speed
• Door opening/closing
• Door dwell (hold open time)
• Floor to floor time
• Stopping accuracy
 Preventive Maintenance
What is Preventive Maintenance?

• Lubrication
• Too much?
• Not enough?
• Leaks
• Accumulation
 Preventive Maintenance
What is Preventive Maintenance?

• Repair
• All equipment/components covered by maintenance contract
• Identical or equal replacement parts
• No “band aid” repair to avoid replacements
 Preventive Maintenance
What is Preventive Maintenance?

• Replacement
• All equipment/components covered by maintenance contract
• Identical or equal replacements
• Repair or replace?
• When and why?
 Preventive Maintenance
What Can the Owner/Manager Do To Ensure The Best
Possible Preventive Maintenance is Being Performed?

• Hire the Right Service Contractor

• Execute the Best Possible Maintenance Contract
• Train facility personnel in How to Respond to Issues
• Monitor Service Contractor Performance
• Perform Quality Control Audits
 Preventive Maintenance
Monitoring Contractor Performance

Five (5) Major Areas Should Be Reviewed:

• Frequency of Outages & Problems

• Component Wear
• Housekeeping
• Elevator Operating Performance
• Storage of Spare parts
 Preventive Maintenance
Monitoring Contractor Performance

Frequency of Outages & Problems

• Maintain a Service Call & Preventive Maintenance Log Book
• Must be filled in by Service Company each time there is a visit
• PM
• Callback
• Scheduled Repair
• Test
• Log Information Should Include:
• Time of tech arrival
• Reason for visit
• Problem noted
• Resolution
• Time back in service
 Preventive Maintenance
Monitoring Contractor Performance
Quality Control
• Housekeeping
• Machine Room Cleanliness
• Cleanliness of Door Equipment

• Elevator Operation
• Ride Quality
• Door Operation
• Stopping Accuracy
• Signal Operation
 Preventive Maintenance
Monitoring Contractor Performance
Quality Control

• Independent Oversight is recommended to ensure equipment is

being properly maintained and operating at peak efficiency.

• A typical quality control audit would include:

• Evaluation of all systems and components.
• Evaluation of preventive maintenance being performed.
• List of Maintenance Deficiencies.
• Recording of Operating Performance (car speeds, door times, etc.)
• Recommendations for Improving Operation/Efficiency.
 Preventive Maintenance
Safety Code Requirements for
Preventive Maintenance

• ASME A17.1/CSA B44 Safety Code and CSA B44.2 contain

specific requirements for preventive maintenance.
• CSA B44.2 stipulates specific intervals for testing and
preventive maintenance tasks.
• ASME A17.1 Section 8.6 covers requirements for
maintenance, repair and testing and records.
• Must have a written MCP (Maintenance Control
Program)
• No specific intervals (must be performed according to
equipment age and repair; usage; environmental
conditions, etc.)
 11 Times Square, New York, NY

Preventive Maintenance Contracts

 Preventive Maintenance Contracts
Types of Maintenance Contracts

• Oil and Grease?

• Parts, Oil and Grease
• Full/Complete Preventive Maintenance?
• Usage Based “Predictive” Maintenance?
 Preventive Maintenance Contracts
Types of Maintenance Contracts

Oil and Grease Maintenance Contract

• Typically includes only lubrication and some minor
adjustments
• Does not include parts or labor.
• Can include testing.
• Appropriate for older units that do not see much use and have
several obsolete components
 Preventive Maintenance Contracts
Types of Maintenance Contracts

Parts, Oil and Grease Maintenance Contract

• Similar to oil and grease contract but includes some parts.
• Does not include labor.
• Can include testing.
 Preventive Maintenance Contracts
Types of Maintenance Contracts

Full/Complete Preventive Maintenance Contract

• Typically Includes lubrication, adjustments, repairs, testing
emergency callbacks, testing.
• Callback service can be customized
• 24/7 all inclusive
• Covered during regular time, owner responsible for premium
portion after hours
 Preventive Maintenance Contracts
Types of Maintenance Contracts

Usage Based “Predictive” Maintenance

• Similar in concept to full/complete preventive maintenance, but
frequency of visits is based on actual usage.
• Electronic counter placed on control system to monitor number of
starts to determine frequency of visits.
• Most major OEM’s have this system.
 Preventive Maintenance Contracts
Customized Preventive Maintenance Agreements

• Frequency of visits
• Based on equipment type/age/usage/environment and end
user specific requirements.
• Number of hours to be spent on PM
• Repair/testing planning
• Reporting requirements.
• Callback frequency restrictions.
• What is not included in scope of services.
• Hourly rates for work outside the scope of the contract.
• Cancellation terms.
• OBSOLESCENCE!!!
• Regular audits to be performed by third party firms.
• Regular meetings with service contractor staff to review service.
• PLACE MORE ACCOUNTABILITY ON SERVICE CONTRACTOR!!
 Bank of America Tower, New York, NY

Equipment Modernization
 Equipment Modernization

Do You Need to Modernize??

OR

Do You Simply Need Quality Maintenance

 Equipment Modernization

• Deferred maintenance reduces equipment life

expectancy.
• Need to modernize equipment appears earlier.
• Important to monitor ongoing preventive
maintenance.
• When it is time to modernize, ensure the correct
scope of work is defined
• Independent evaluations
 PIE Questions

Question #1

What are the two basic types of elevators??

 PIE Questions

Answer to Question #1

Hydraulic and Traction

 PIE Questions

Question #2

What is the basic difference between a traditional

overhead traction elevator and a machine room less
traction elevator??
 PIE Questions

Answer to Question #2

A machine room less traction elevator does not require

a machine room because the machine is located within
the hoistway.
 PIE Questions

Question #3

What are the 5 primary aspects of quality preventive

maintenance??
 PIE Questions

Answer to Question #3

• Housekeeping
• Adjustment
• Lubrication
• Repair
• Replacement
 PIE Questions

Question #4

What are the three different classification of loading

on freight elevators??
 PIE Questions

Answer to Question #4

Class “A” – General Freight Loading

Class “B” – Automobile Loading
Class “C” – Industrial Truck Loading
 PIE Questions

Question #5

What is an “Oil and Grease” maintenance contract??

 PIE Questions

Answer to Question #5

An oil and grease maintenance contract includes

lubrication and minor adjustments. It does not include
parts, repairs or labor.
 Thank you for joining us today.
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Institute of Architects
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Continuing Education Systems
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Noel Herchell – 716-796-3747

Senior Associate - Western NY/Northern PA/New England