Facilities Management

Expo&

Vertical Transportation

AGENDA

• Maintenance Contracts• Myths• Performance Indicators • Elevator Maintenance – Warning Signs• Elevator Modernization

KNOW YOUR COVERAGE• Type

– Oil & GreaseCan cost more annually than a Full Maintenance

agreement

– Full Maintenance excluding traction ropes etc.

– Full Maintenance

– Hours and Manner of Work

– Exclusions / Inclusions

• Discounts

• Start and Expiration Dates

Vertical Transportation Maintenance Contracts

• Only the original OEM can maintain your equipment

– IncorrectPost 2009 there is a change in the Lift

Manufacturers view on third party maintenance.In Europe and other continents third party

maintenance has been carried out over the last several decades.

Manufacturers are hiring personnel from other companies to maintain that equipment.

Manufacturers have brought in third party equipment to be trained on.

Myths

• Service Tool

– VariesOnly the OEM has the service tool

Depends on the original installation agreementWas the tool included?Check documentation

If not, depending on the equipment Manufacturers may have a service tool

• Manuals are written by third party vendors on other equipment.

Myths (continued)

• Obtaining Parts

– IncorrectManufacturers can purchase equipment from

OEM’s or third party vendors, i.e. Adams.

• Wiring Diagrams to Trouble Shoot

– IncorrectThese are the property of the Owner

• There will be times when certain Manufacturers will decline to take on the maintenance.

– Why?Length of contract and exposure to major repairsDo not have sufficient information locallyPotential obsolescence of parts

Myths (continued)

Performance Indicators

• Does the equipment appear to be performing properly?

• Have tenant complaints increased?

• Excessive down time?

• Does the technician show up more often as the result of a service call or for routine maintenance?

• Have the number of hours the technician used to spend on your equipment decreased?

Excessive Wait Times

• Elevators running below contract speed • Slow door times• Dispatching problems• People pressing the up and down hall buttons on the

same floor to catch an elevator (under elevatored building)

o Will all have an adverse affect on the wait time.

Proactive Steps

• Ride the elevators

Try to ride a different elevator as often as possible. Be observant.

• Walk through the machine rooms with the technician

Look don’t touch. Open cabinets.

• Ask the technician to show you the car tops and the pits

Oil in Pit

Rouge Ropes

Concrete in Governor Spring

Broken Step Slack Safety Rod

Reduce Your Liability Exposure

• Report ALL malfunctions through the proper channels. Don’t phone the technician directly.

– There will be a discrepancy in the KPI’s between you and the Manufacturer

• Remove malfunctioning equipment from service. Call for service through the proper channels.

• Document repetitive problems/Send a letter

• Hire an independent company to come in and evaluate the situation

Modernization

Things to consider in modernization…

When & Why

Reasons to Modernize

• Market place / Competition

Newer buildings in the area.

• Changes in building occupancy or usage

Design / Population

Complaints from existing tenants

• Advice by other parties?

THINGS TO CONSIDER• Do you need a modernization or just proper maintenance?

Is the equipment giving you all it is capable of?

• Which equipment is typically replaced in a modernization?

Aesthetics?

Conventional two-button system to destination based control system?

Increase in speed?

Entrance equipment?

• Code issues

• Work by others

• Lead times and installation time

• Effects to elevator service during the modernization process

Thank you for your time!