Lift modernisations made easy
Subject to usage levels and the extent of effective preventative maintenance provided, lifts that are 20 or more years old are due for a major modernisation.
Equipment of this age will generally experience high breakdown rates, trapped passenger incidents and unreliability. The lift(s) will also exhibit signs such as outdated and severely worn, damaged and corroded interiors and internal and external doors and frames.
It can become difficult to find technicians trained in maintaining equipment of this age and the technology and components become obsolete and difficult, if not impossible, to source. Many older lifts may not be compliant with current codes and regulations, including where applicable, suitable disabled access.
Issues are not just with old equipment with poor performance, long waits, jerky/rough and noisy ride, safety issues including inaccurate levelling, doors striking passengers and/or without automatic closers, excessive gaps in door tracks, slippery surfaces also plaguing some newer equipment.
The lift may have ineffective or inoperable call buttons, indicators, communications and signalling devices poor normal and emergency lift car lighting levels. Perhaps the building is undergoing some renovations and the look and operation of the lift needs to be matched to the improved building.
The benefits of lift modernisation
During the lift modernisation process the lifts will see a dramatic reduction in power consumption and operating costs, in many cases a reduction of 60 percent or more. Immediate and on-going improvements in lift performance and reliability levels presenting less breakdowns and incidence of trapped passengers. Another benefit is the improved safety and performance to be expected after modernisation and, if upgraded for full compliance, reducing accident and litigation risks.
Once completed new performance based lift maintenance contracts with significant cost savings, typically savings of 30 percent or more are regularly achieved. Modernised lifts and their components are more easily maintained for the long-term without limited skill bases or obsolescence issues and eliminate the need for further major expense on lifts for the long term (a further period of up to 20 years).
Planning for a lift modernisation
Before undertaking a lift modernisation, the current lift maintenance agreements/contracts should be reviewed. In particular, the balance of remaining contract terms, and advance termination notices and/or special requirements in the event of lift modernisation. This is the perfect time to engage an independent specialist consultant to undertake an initial detailed audit of the lifts. This is to establish condition, compliance, any current maintenance and/or urgent repair issues, cost estimates for any/all recommended upgrades or a full modernisation together with the recommended optimum timing of such works.
Ensure funds are either available now or in line with the modernisation program or can be accumulated through sinking fund and/or special levies within the necessary time. Include a new maintenance contract in conjunction with the lift modernisation works, ideally a custom performance based contract with terms and conditions in place for optimum protection of the owners and body corporate.
An independent specialist consultant can design, document, tender, review, award contracts and project manage the entire lift modernisation process including the new lift maintenance contract.
Potential benefits of a professional performance-based lift maintenance contract
A professionally designed and drafted performance-based lift maintenance contract will ensure the equipment is maintained to established and measurable performance levels and provide regular preventative type maintenance – often solving problems before they occur. The minimum frequencies and extent of maintenance visits will be established and monitoring mechanisms put in place.
Improved reliability levels are established in terms of maximum acceptable call rates, per lift, per month and annually and guaranteed response times to calls (categorised in terms of required responses) are established and monitored under such a contract.
You will receive regular (e.g. monthly) reports confirming that maintenance for each period has been performed, summarising all calls for the period, any major repairs carried out in the period or planned for up-coming periods and established penalty clauses strictly applied in the event any of the above is not satisfied.
Simple CPI-based price adjustments or, in the event of shorter terms in stable conditions, fixed price contracts over the entire term and the ability to extend initial contract periods at mutually agreeable rates, e.g. original rates plus CPI adjustment.
Payments are made monthly in arrears, and only after receipt of monthly reports confirming the work has been carried out to the acceptable levels as set out in the contract.
Assistance with regular independent maintenance audits and performance measurements and the ability to terminate the contract forthwith in the event of non-performance or in the event major lift upgrade/modernisation works are to be undertaken.
Engaging an independent specialist consultant to assist in the preparation of, and project manage, the entire lift modernisation process including the new lift maintenance contract will ensure the best outcome for the owners and body corporate.
Subject to usage levels and the extent of effective preventative maintenance provided, lifts that are 20 or more years old are due for a major modernisation.
Equipment of this age will generally experience high breakdown rates, trapped passenger incidents and unreliability. The lift(s) will also exhibit signs such as outdated and severely worn, damaged and corroded interiors and internal and external doors and frames.
It can become difficult to find technicians trained in maintaining equipment of this age and the technology and components become obsolete and difficult, if not impossible, to source. Many older lifts may not be compliant with current codes and regulations, including where applicable, suitable disabled access.
Issues are not just with old equipment with poor performance, long waits, jerky/rough and noisy ride, safety issues including inaccurate levelling, doors striking passengers and/or without automatic closers, excessive gaps in door tracks, slippery surfaces also plaguing some newer equipment.
The lift may have ineffective or inoperable call buttons, indicators, communications and signalling devices poor normal and emergency lift car lighting levels. Perhaps the building is undergoing some renovations and the look and operation of the lift needs to be matched to the improved building.
The benefits of lift modernisation
During the lift modernisation process the lifts will see a dramatic reduction in power consumption and operating costs, in many cases a reduction of 60 percent or more. Immediate and on-going improvements in lift performance and reliability levels presenting less breakdowns and incidence of trapped passengers. Another benefit is the improved safety and performance to be expected after modernisation and, if upgraded for full compliance, reducing accident and litigation risks.
Once completed new performance based lift maintenance contracts with significant cost savings, typically savings of 30 percent or more are regularly achieved. Modernised lifts and their components are more easily maintained for the long-term without limited skill bases or obsolescence issues and eliminate the need for further major expense on lifts for the long term (a further period of up to 20 years).
Planning for a lift modernisation
Before undertaking a lift modernisation, the current lift maintenance agreements/contracts should be reviewed. In particular, the balance of remaining contract terms, and advance termination notices and/or special requirements in the event of lift modernisation. This is the perfect time to engage an independent specialist consultant to undertake an initial detailed audit of the lifts. This is to establish condition, compliance, any current maintenance and/or urgent repair issues, cost estimates for any/all recommended upgrades or a full modernisation together with the recommended optimum timing of such works.
Ensure funds are either available now or in line with the modernisation program or can be accumulated through sinking fund and/or special levies within the necessary time. Include a new maintenance contract in conjunction with the lift modernisation works, ideally a custom performance based contract with terms and conditions in place for optimum protection of the owners and body corporate.
An independent specialist consultant can design, document, tender, review, award contracts and project manage the entire lift modernisation process including the new lift maintenance contract.
Potential benefits of a professional performance-based lift maintenance contract
A professionally designed and drafted performance-based lift maintenance contract will ensure the equipment is maintained to established and measurable performance levels and provide regular preventative type maintenance – often solving problems before they occur. The minimum frequencies and extent of maintenance visits will be established and monitoring mechanisms put in place.
Improved reliability levels are established in terms of maximum acceptable call rates, per lift, per month and annually and guaranteed response times to calls (categorised in terms of required responses) are established and monitored under such a contract.
You will receive regular (e.g. monthly) reports confirming that maintenance for each period has been performed, summarising all calls for the period, any major repairs carried out in the period or planned for up-coming periods and established penalty clauses strictly applied in the event any of the above is not satisfied.
Simple CPI-based price adjustments or, in the event of shorter terms in stable conditions, fixed price contracts over the entire term and the ability to extend initial contract periods at mutually agreeable rates, e.g. original rates plus CPI adjustment.
Payments are made monthly in arrears, and only after receipt of monthly reports confirming the work has been carried out to the acceptable levels as set out in the contract.
Assistance with regular independent maintenance audits and performance measurements and the ability to terminate the contract forthwith in the event of non-performance or in the event major lift upgrade/modernisation works are to be undertaken.
Engaging an independent specialist consultant to assist in the preparation of, and project manage, the entire lift modernisation process including the new lift maintenance contract will ensure the best outcome for the owners and body corporate.
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