Elevator uplift

Passengers were left stranded between floors this year after their lift car broke down inside the Burj Khalifa. Visitors were trapped for 45 minutes.

“The total cost of a service, in the long run, should be the same for both Oil and Grease of FM agreements. The big difference is that major repairs, such as rope and motar replacements, are costly and will, most likely, be unaccounted for,” adds Smith.

There are also different service providers – the manufacturer, which undertakes maintenance of its own equipment; the independent third party service provider – a small company that offers service on many brands of lifts; and a multinational third party service provider – a manufacturer which offers services on competitor’s lifts.

So, which type of contract and service provider should a facility manager choose when it comes to elevator maintenance?

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“As an FM provider, the service programme we opt for has to be carried out according to the international standard check list, which tests the running condition, door operation, cabin equipment, interphone, hall equipment, shaft equipment and optional equipment,” says Portland Middle East Facilities Management general manager Abdelaziz Rihani.

“Human lives are at risk and if things go wrong the FM provider is the only responsible party.” Portland Middle East chooses the original manufacturer to service the lifts inside the projects it manages.

“It saves time for the FM provider in terms of follow ups, as it’s their product and no one could know the product better than the manufacturer or the main supplier,” explains Rihani.

But, isn’t opting for the manufacturer to carry out maintenance works more expensive than an independent third party provider?

“There are three important elements in a project, which a FM provider should not compromise on - the lifts, the fire system and the AC system. If these things are not taken care of then serious issues can occur. Therefore, we would prefer to pay for quality services. Yes, it’s quite costly, but it’s a part of the whole FM cycle.”

And, Zabeel Properties director of facilities management explains his company’s policy: “Normally, with our contracts, there is a provision for the first year of maintenance, in which can the service support should be all-encompassing.

After which we would opt for the manufacturer or registered agent of the lift to undertake the required maintenance. We would issue a basic maintenance package and look for competitive costing on the required repairs.”

Paul, however, believes that change is occurring and that more suppliers and manufacturers are carrying out services on equipment made by their competitors, but there are risks involved.

“This requires a certain level of competency so that equipment is maintained adequately. A lack of knowledge will lead to safety risks and break downs.”

So maintenance of lifts can prevent accidents and fatalities from happening – that is the most important thing. But, what is the length of an elevator’s life cycle and how often do they need replacing?

“Elevators are designed and manufactured to serve a minimum period of 25-30 years, subject to equipment being maintained by the manufacturer’s trained personnel and hours of operation,” responds Viswanathan.

“The equipment should also be upgraded in order to extend its life.”

But, Rihani feels that there is no straight forward answer to this question; it all depends on influencing factors, such as the building’s life cycle, changes in international codes and standards and technological life.

“Low budget elevators installed 10 years ago may not be designed to have a prolonged life cycle,” he adds.

“However, high quality installation may sustain refurbishment even after 25 years to provide a further 10 years of safe and reliable use, if the elevator is well maintained.”