Elevator consultants can evaluate the elevator equipment, interpret the performance metrics, and recommend appropriate action to the board of directors. When hiring any consultant, the relative merits of one consultant over another must be carefully considered, and there is no substitute for interviewing candidates in front of a board or a search committee in order to find the best fit. The consultant’s experience may play a factor in your selection as well as professional involvements or certifications such as ASME, IAEC, or NAESAI. If a mod project is approved, the consultant should be engaged for full services during the project including specifications development, review of proposals, supervision of the work, and observing the commissioning of the finished operation.
A mod project is an opportune time to re-negotiate the preventive maintenance service contract downward. Work with your elevator consultant to get a lower cost contract which reflects the association’s investment in the elevator system.
Elevator modifications and maintenance are an essential component of elevator safety. But it is only part of the story. What happens if the building you manage has a mechanical failure that leads to a shutdown for an extended period of time? Permitting may lead to code requirement upgrades that cause significant delays.
What happens if the building has only one elevator and a major power outage for multiple days? While the characters on the TV show Big Bang Theory have walked up and down stairs for many years, it is not going to be well received by residents even for a few days. Are there owners and residents on upper floors that have mobility challenges that do not allow use of the staircase? They are trapped. Is there a plan? Having a plan of action ready is very important. This is not something a manager or board wants to learn by on the job training.
The manager, board, and residents need to work together on a plan that is ready to go in advance, so that all stakeholders know what their obligations are. This may be already planned as part of an emergency evacuation procedure. Owners and residents may need resources that will provide assistance in getting them up and down stairs. Some owners may need assistance getting groceries as an example. Can able bodied neighbors assist? Good communication is key.
When time is of the essence to get a repair completed and an elevator back in service, a permit is likely needed from the State Labor & Industry Elevator Section in Olympia. Normally a permit can take two or more weeks to secure. The contracted service provider should request an expedited permit when there are extenuating circumstances such as situations indicated in the previous paragraph. The Elevator Section can get a permit issued in as little as a few days under special circumstances.
One of the primary purposes of having a licensed and bonded elevator maintenance contractor check your elevator monthly per the maintenance control program (MCP) as required by the L & I Elevator Section, is to reduce breakdowns by identifying worn equipment. The MCP program helps a manager monitor maintenance repairs and breakdowns. It is the best way to avoid problems that lead to an elevator out of service for significant time. If you do have a failure, consider contracting with an independent consultant to review what happened to see if it was avoidable.
Elevators can be virtually out of sight and out of mind when they work. They are taken for granted. They are at times critical for users, however. That is why boards of directors and managers need to keep elevators in focus or you may learn the ups and downs of elevators the hard way.
www.wscai.org 11
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