Elevator Maintenance and Modernization Prepared for … · Elevator Maintenance and Modernization...

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

Vertical Transportation Systems

Jackie Robinson Rotunda, CITI Field, Flushing, NY

Vertical Transportation Systems

Elevators • Passenger, Service, Freight, Sidewalk

Escalators & Moving Walks

Specialty Lifts • Wheelchair Lift

• Residential Elevators

• Dumbwaiter

Types of Elevators

Hydraulic 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

Traction 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 Machine Room MRL Layout MRL Layout Conventional

Machine Room

Machine Roomless Elevators (MRLs)

Kone Schindler Otis Thyssenkrupp

MRL – Evolved because of new Machine technology

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

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

Elevator/Escalator Maintenance

Hearst Tower, New York, NY

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.)

Preventive Maintenance Contracts

11 Times Square, New York, NY

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!!

Equipment Modernization

Bank of America Tower, New York, NY

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.

Questions ? Thank you for joining us today. This concludes the American Institute of Architects Continuing Education Systems Program

Noel Herchell – 716-796-3747 Senior Associate - Western NY/Northern PA/New England