elevator consulting

Why You Should Consult an Elevator Expert Before Repairs

As the owner or manager of a building with elevators, one of your top priorities is keeping your elevators running efficiently, safely and reliably. But when problems arise, many owners simply call their elevator service provider right away to fix the issue. While this may seem like the fastest solution, there are usually additional measures that need to be taken. Here’s why it pays to contact an independent elevator consultant.

Get an Unbiased Second Opinion

Elevator manufacturers and repair companies have an inherent bias – they make money by selling equipment and services. An elevator consultant has no financial stake and can provide an objective, expert opinion on the best solution for your unique situation. Their insights help ensure you don’t overpay or invest in the wrong repairs.

Evaluate All Options

A good consultant will thoroughly assess the elevator’s condition and usage. Then they explore all options your operation may need.

Enjoy Long-Term Cost Savings

Band-aid repairs often lead to ongoing issues, whereas a consultant helps you implement the right long-term solution. This prevents frequent outages, improves safety, and ultimately saves substantial costs over years of further operation. The consultant’s fee is a wise investment.

Access Specialized Expertise

Elevator consultants are experts in codes, equipment, maintenance, and the elevator industry. They have insights beyond repair companies’ scope of understanding. Tapping into their expertise gives you a tremendous advantage in planning the strategy.

Prevent Future Problems

There’s usually an underlying reason for an elevator breakdown. Consultants do root cause analysis rather than just addressing surface symptoms. They can identify numerous elevator issues like improper service and recommend changes to prevent problems from recurring.

Providing safe, reliable vertical transportation is critical for your tenants and building visitors. Don’t leave it to chance – contact an expert elevator consultant first. Their guidance delivers substantial ROI and peace of mind that you’re making informed decisions. Your occupants will thank you for a smooth elevator experience.

Unlock the Secret to Stress-Free Elevator Management

Revolutionize Your Building’s Efficiency and Safety with Expert Elevator Oversight

In the bustling world of property management, building ownership, and facility management, where every detail counts and every decision impacts your bottom line, elevator maintenance and management often take a backseat – until it becomes a pressing issue. Imagine transforming this overlooked aspect into a pillar of your building’s efficiency and safety. This is where a professional elevator consulting firm steps in, turning elevator management from a mundane task into a strategic asset.

The Unseen Risks of Neglecting Elevator Management

As a property manager, your day is a whirlwind of activity. From addressing tenant concerns to balancing budgets, your responsibilities are as varied as they are critical. Amidst this chaos, elevator maintenance might seem like just another box to tick. However, it’s fraught with hidden risks. A malfunctioning elevator can lead to unhappy tenants and visitors. Worse yet, improper maintenance and record-keeping can spiral into legal nightmares and safety hazards.

The truth is, elevators are more than just a mode of transportation within your building; they’re a crucial aspect of your property’s infrastructure. Neglecting their proper care and documentation isn’t just an oversight—it’s a liability and can be an unruly expense.

The Problem That Keeps You Up at Night

What keeps property management, building ownership, and facility management up at night? The thought of an elevator nonfunctioning during a crucial moment. This isn’t fearmongering; these are genuine challenges that property management, building ownership, and facility management face due to inadequate elevator maintenance and record-keeping.

A Tailored Solution to Elevator Management

At the Elevator Consultants, we understand these challenges. That’s why we offer a solution tailored to alleviate them. By partnering with us, you’re investing in a comprehensive management solution. Our approach covers everything from meticulous record-keeping with the ElevatorApp to proactive maintenance planning, customized service contracts, audits, and expert support.

Record-Keeping: Your First Line of Defense

One of the cornerstones of our service is comprehensive record-keeping with the ElevatorApp. Imagine having a detailed log of every maintenance check, repair, and inspection at your fingertips. This isn’t just about staying organized; it’s about being prepared for any situation – be it a tenant inquiry, a compliance inspection, an invoice from the service provider, or a legal dispute. Our record-keeping ensures you’re always one step ahead.

Proactive Maintenance: A Stitch in Time

Elevator issues can disrupt the normal flow of your building and jeopardize your reputation. Our proactive maintenance approach focuses on anticipating and addressing issues before they escalate. This means fewer surprises, less downtime, minimal time with elevator issues, and, most importantly, a safer environment.

Customized Service Contracts: Tailored to Your Needs

Every building is unique, and so are its elevator maintenance needs. We don’t believe in one-size-fits-all solutions. Our service contracts are meticulously crafted to align with your specific requirements, ensuring you get exactly what you need without paying for unnecessary extras.

Compliance Audits: Staying Ahead of the Curve

Navigating the maze of regulations and safety standards can be daunting. Our ElevatorApp and elevator management take this burden off your shoulders. We assist in ensuring your elevators meet all legal requirements, reducing the risk of fines and legal complications.

Expert Support: Peace of Mind, Anytime

Elevator issues don’t stick to a 9-to-5 schedule, and neither do we. Our elevator management provides you with the peace of mind that comes from knowing expert help is just a call away.

Testimonials: Don’t Just Take Our Word for It

“Our partnership with JLL has been a game-changer. Their expertise in elevator management has not only improved our efficiency but also enhanced our building’s safety standards.” – Greg P. 

Take the First Step Towards Stress-Free Management

Are you ready to transform how you manage your elevators? Contact The Elevator Consultants today and take the first step towards efficient, safe, and stress-free elevator management.

Join a Community of Satisfied Property Managers

When you choose a professional elevator consulting firm like The Elevator Consultants you’re not just selecting a service provider; you’re joining a community of forward-thinking property managers who value efficiency, safety, and peace of mind. Welcome to the future of elevator management.

 

ElevatorApp: Elevating Cost Efficiency and Compliance in Challenging Economic Times

In the face of 2023’s challenging economic landscape, commercial property managers, hospitals, retailers, condominium associations, hotels, and others are on a relentless quest to cut costs without compromising service quality or safety. The emergence of elevator monitoring software, such as the ElevatorApp, is proving to be a game-changer. The ElevatorApp offers a technology-driven solution that brings transparency, compliance, and cost efficiency to the forefront of elevator management.

The Financial Impact of Elevator Monitoring Software

As a cutting-edge platform, the ElevatorApp stands out by addressing the pivotal concerns of cost-saving and compliance in commercial property management. It offers a host of financial benefits that are vital in the current economy:

1. Preventing Overcharges: By keeping precise records of all maintenance and service actions, the software safeguards against overcharging – ensuring that property managers are not billed for services that were not provided.

2. Verifiable Service History: With the complete service history at their fingertips, managers can confidently assess whether a recommended repair is essential while avoiding unnecessary expenses that are not aligned with the actual condition or performance of the elevator system.

3. Contractual Assurance: The ElevatorApp provides a detailed breakdown of services rendered versus services included in the contract. This allows managers to verify that they are indeed getting what they are paying for, thus eliminating wasteful spending on supposed ‘extra’ services.

4. Code Compliance and Inspections: Compliance with codes and regulations is non-negotiable pertaining to safety and legal operation. The software ensures that all maintenance activities are recorded, making it easier to demonstrate compliance to authorities and pass inspections with fewer hassles, while potentially avoiding costly fines or operational interruptions.

Maximizing Savings with ElevatorApp

The advantages of implementing ElevatorApp extend well beyond simple record-keeping. The platform is engineered to translate data into savings:

– Predictive Maintenance: By leveraging data analytics, the software can anticipate potential issues before they escalate into expensive repairs, allowing for interventions that are both timely and less costly.

– Benchmarking and Performance Analysis: The aggregated data from ElevatorApp can be utilized to set benchmarks and evaluate the performance against industry standards, ensuring that maintenance schedules are optimized for both cost and performance.

– Lifecycle Forecasting: The app’s lifecycle management tools enable property managers to plan for future expenses, ensuring that funds are allocated wisely, and that elevator uptime is maximized.

– Streamlined Operations: The efficiency brought about by the software reduces the administrative burden and risk of human error, further adding to cost savings.

ElevatorApp: A Strategic Investment in Elevator Management

The adoption of ElevatorApp represents a strategic investment for property managers aiming to navigate the economic downturn with shrewdness. By embracing this technology, they place themselves at a vantage point where every dollar spent on elevator maintenance and service can be accounted for, and every compliance requirement is met with precision.

As commercial property managers, hospitals, retailers, condominium associations, hotels, and others grapple with the economic pressures of 2023, the ElevatorApp emerges as an indispensable tool for their arsenal. It is not merely a cost-cutting instrument, but a comprehensive elevator service management solution that ensures transparency, compliance, and financial prudence – ultimately enhancing the profitability and operational stability of commercial properties.

Navigating Economic Turbulence: The Crucial Role of Elevator Consultants in Protecting Your Assets

The global economy in 2023 is a landscape fraught with challenges, reshaped by the persistent legacy of COVID-19 and the seismic shifts it caused in both work habits and consumer behavior. Among the various ripples of this ongoing transformation is the increasingly complex task of managing commercial properties a task complicated by the need to optimize costs without compromising on quality or safety, especially when it comes to essential services such as elevator maintenance and operations.

The Pandemic’s Aftermath: A Shift in Commercial Property Dynamics

The work-from-home revolution birthed out of necessity during the pandemic has persisted, leading to a significant reduction in demand for traditional office spaces. Consequently, commercial property managers are left grappling with underutilized spaces and a tighter market. Additionally, retailers, hotels, and hospitals are also experiencing the chilling effect of a public that is more cautious with its spending due to the high cost of living and a labor market that has not fully recovered.

A High Stakes Balancing Act: Elevator Service in the Crosshairs

Amidst these economic pressures, building owners and managers are diligently searching for areas where costs can be curtailed. Elevators, essential to the vertical transportation of tenants and goods, present a particularly delicate avenue for potential savings. This is an area fraught with safety and regulatory implications, where cost-cutting measures cannot be adopted at the expense of reliability and compliance.

The Dilemma with Elevator Service Companies

Unfortunately, this need to economize may be exploited by some elevator service companies. In a bid to boost profits, there are instances where services are sold that may not be necessary, where charges are levied for work covered under existing contracts, or where parts are declared obsolete prematurely, leading to unnecessary and costly replacements. For building managers without technical expertise in elevators, such practices can go unnoticed leading to overblown maintenance budgets and diminished trust in service providers.

The Role of Elevator Consultants: Ensuring Integrity and Efficiency

This is where elevator consulting firms, such as The Elevator Consultants, step in to offer critical oversight and specialized knowledge. Such firms are pivotal in ensuring that buildings with elevators are not only safe and compliant but are also managed with financial astuteness.

1. Contractual Clarity: Elevator consultants meticulously review service contracts to ensure that property managers are receiving the services they have paid for and are not being charged extra for those covered by existing agreements.

2. Technical Advocacy: Elevator consultants serve as the technical advocates for property managers, ensuring that recommendations made by service companies are necessary and within the best interest of the building’s operations.

3. Modernization vs. Maintenance: By offering an independent assessment, elevator consultants can advise whether it is truly necessary to replace parts or whether maintenance or repair would suffice, preventing unnecessary expenditures.

4. Parts and Procurement: Elevator consultants can verify the claimed obsolescence of parts and can often assist in sourcing or repairing components, preventing costly full-scale replacements.

5. Long-term Planning: With their expertise, elevator consultants can aid in the long-term planning for elevator maintenance and modernization, ensuring that buildings are prepared for future needs without abrupt financial burdens.

The Road Ahead: Elevator Consultants as Essential Partners

In an economy that requires every dollar to be stretched further, the services of a professional elevator consulting firm are not just beneficial—they are essential. These firms function as both a shield against potential overcharging and a guide towards cost-effective elevator management. For building owners, property managers, and anyone responsible for the safe and efficient operation of elevators, partnering with a reputable elevator consultant is a strategic move to navigate these tough economic times with confidence and foresight.

As we forge ahead, it is clear that the landscape of commercial property management has changed indelibly. The value of expert consultancy in preserving the health of your assets and your bottom line has never been more evident. For those looking to ensure their elevators are a source of value and not financial drain, engaging with an elevator consultant is a prudent step toward sustainable property stewardship in a challenging economy.

Elevator Consulting A Niche Field

Elevator consultant services has been considered a niche market within the broader field of building management and maintenance. Elevators are complex mechanical systems that require specialized knowledge and expertise to ensure their proper operation, safety, and efficiency. Elevator consulting services play a critical role in ensuring the safe, reliable, and efficient operation of elevator systems. Elevator consultants possess a wealth of knowledge and expertise, which they leverage to help building owners and facilities managers effectively manage their elevator systems. As a result, many building owners and facilities managers turn to elevator consultants for guidance and assistance.

Elevator consultants provide valuable services by offering expert advice, assessing elevator performance, conducting audits and inspections, and developing tailored maintenance plans. They possess in-depth knowledge of elevator codes, standards, regulations, and industry best practices. Their role is to help building owners and facilities managers effectively manage their elevator systems to maximize performance, improve passenger experience, and ensure compliance with safety requirements.

Some areas where elevator consulting services can provide valuable assistance include:

1. Preventive Maintenance: By conducting regular maintenance inspections, elevator consultants can identify potential problems before they arise, helping to prevent downtime and safety concerns.

2. System Upgrades and Modernization: Elevator consultants can provide guidance regarding system upgrades, modernization, and replacement. These services can help to improve system reliability, energy efficiency, and passenger experience.

3. Code Compliance: Elevator consultants maintain up-to-date knowledge regarding elevator codes, standards, and regulations, ensuring that building owners and facilities managers are in compliance with requirements.

4. Performance Optimization: Elevator consultants can assess elevator performance and make recommendations to optimize system operation, improving efficiency and reducing operating costs.

5. Troubleshooting and Issue Resolution: In the event of an elevator system issue, consultants can provide expert technical assistance to identify the root cause and develop appropriate solutions.

Elevator consulting services offer myriad benefits to building owners and facilities managers. These professionals provide valuable expertise and guidance, helping to ensure that elevator systems meet safety standards, operate efficiently, and provide a safe and comfortable passenger experience.

The niche aspect of elevator consultant services lies in the specialized nature of their work. Elevator consultants possess detailed knowledge about elevator technology, maintenance strategies, and the latest industry trends. This level of expertise allows them to offer tailored solutions, troubleshoot complex issues, and provide guidance on elevator modernization or

upgrades. Their specialized skills and knowledge set them apart in the market, making elevator consultant services a niche area of expertise.

Engaging the services of an elevator consultant can be highly beneficial for building owners and facilities managers who want to optimize elevator performance, minimize downtime, and efficiently manage their elevator systems. By leveraging the expertise of elevator consultants, stakeholders in the industry can make informed decisions and ensure that their elevator systems are safe, reliable, and cost-effective.

An elevator consulting firm can be considered a niche market due to the specialized knowledge and expertise they provide, focusing specifically on elevators and their management within buildings.

How an Elevator Consultant Can Alleviate Workloads: 6 Key Areas of Assistance

Commercial real estate property managers often have concerns related to elevators. Here are some specific ways in which an elevator consultant can help alleviate their workloads:

1. Expertise and Industry Knowledge: Elevator consultants are equipped with in-depth knowledge of elevator systems, regulations, and best practices. They can provide property managers and investors with expert guidance on elevator-related matters, saving them time and effort in researching and understanding complex elevator industry standards.

2. Comprehensive Evaluations and Assessments: Elevator consultants can conduct comprehensive assessments of existing elevator systems in commercial properties. By analyzing factors such as performance, safety, code compliance, and maintenance history, consultants can identify areas of improvement and provide recommendations for cost-effective upgrades or modernizations.the elevator consultant

3. Project Management and Oversight: When it comes to elevator installations, repairs, or modernizations, managing the project can be time-consuming and overwhelming for property managers. Elevator consultants can take on the role of project managers, overseeing the entire process from start to finish. This includes coordinating with contractors, reviewing bids, ensuring timelines are met, and conducting quality control inspections.

4. Code Compliance Assurance: Elevator consultants stay up-to-date with the latest elevator codes and regulations. They can assist property managers and investors in navigating complex code requirements, ensuring that elevators are compliant with local, state, and national standards. This helps avoid potential legal and safety issues and prevents costly fines or penalties.

5. Vendor Management and Negotiations: Dealing with multiple elevator service providers, contractors, and suppliers can be challenging and time-consuming for property managers. An elevator consultant can handle vendor management, including contract negotiations, service level agreements, and cost control. This allows property managers to focus on their core responsibilities while having an expert overseeing their elevator-related contracts and relationships.

6. Performance Monitoring and Reporting: Elevator consultants can implement monitoring systems that track elevator performance, including downtime, repair history, and energy consumption. They can generate periodic reports and analytics that provide property managers and investors with valuable insights into elevator efficiency, potential maintenance issues, and recommendations for optimization. This helps streamline decision-making processes and ensures elevators are functioning optimally.

By partnering with an elevator consultant, commercial real estate property managers can offload many elevator-related responsibilities and gain access to specialized expertise, ultimately saving time and effort while ensuring a reliable and efficient elevator system in their buildings.

Common Elevator Problems and How to Address Them

Elevators are a unique mechanical component of a building. As vital parts of a building, elevators, escalators, lifts, and dumbwaiters provide efficient vertical transportation for people and goods. However, like any mechanical system elevators are not immune to problems, and are sometimes referred to as “the mystic” of the building since this area requires an elevator specialist. Understanding common elevator issues and knowing how to address them can help to ensure their reliable operation. Being aware of common elevator problems, and having the insight as to how an issue may be addressed is very important, and a building should never try to do the job of an elevator expert.

1. Irregular Door Functioning

One of the most common elevator problems is door issues that hinder the proper functioning of the equipment. Elevator doors are constantly moving, and at times may incur items being run into them, or they may be obstructed to hold the doors open. Door issues can manifest in various ways, such as the doors closing too slowly, not closing at all, or abruptly reopening.

Regular maintenance involving the assessments and adjustments of door components can help resolve door-related dilemmas. Technicians can check door sensors, guides, and rollers for proper alignment and lubrication, and cleaning the door tracks to ensure that they are free from obstructions can also improve the performance of the doors. The sills of the doors must also be kept clean and free of damage and debris to help eliminate some door issues as well.

2. Elevator Jerking or Shaking

It can be alarming and discomforting when passengers experience an elevator that jerks or shakes during operation, and this may occur due to various reasons – such as misalignment, worn-out components, or issues with the control system. When this happens, elevator technicians should be brought in to evaluate and identify the root cause of the jerking or shaking. While there, the technician will survey the elevator system, the safety devices, the controller, and other components to uncover any abnormalities. Prompt repairs, adjustments, or component replacements can resolve these issues and will restore smooth and comfortable rides. The elevator technician will then record the issues into the building’s record-keeping system which is required by ASME A17.1.

3. Unusual Noises

Elevators should operate quietly and smoothly, so strange or excessive noises coming from them can be a cause for concern. Unusual noises may be the result of mechanical problems, loose components, or worn-out parts.

As part of their service call, elevator technicians should conduct a thorough examination of the elevator machinery – including the motor, pulleys, gears, cables, and others, and should identify any loose or damaged parts, then perform the necessary maintenance, repairs,, or replacements. Regular lubrication of moving parts can also minimize noise generation, and the elevator technician should be able to resolve the issue. In the event that the issue does not get resolved, the building may utilize the service of an elevator consultant to help.

4. Slow or Inconsistent Operation

Elevators should respond promptly and consistently to commands of the system, and slow or inconsistent operation can lead to extended wait times and passenger dissatisfaction, as well as a distorted perception of safety by any riders.

Elevator technicians will assess the responsiveness of the elevator and check the motor, control system, and sensors. Adjustments, lubrication, or repairs may be required to optimize the elevator’s performance, and if the equipment is past its life cycle – upgrading outdated systems or modernizing the elevator can improve its speed and efficiency.

5. Electrical Issues

Electrical issues such as power fluctuations, tripping circuit breakers, or faulty wiring can cause elevator malfunctions that can disrupt elevator operations and pose safety risks.

Licensed electricians with elevator expertise can troubleshoot in conjunction with elevator technicians to diagnose and address any electrical problems by analyzing all electrical connections, assessing the power supply stability, and troubleshooting any other issues that may be occurring. These professionals can provide valuable guidance in order to minimize electrical problems.

The examples above are just a few common elevator problems that may occur. Being aware of these issues and their solutions can aide building owners, facilities managers, and occupants in addressing such issues promptly to maintain elevator reliability. Routine maintenance, along with proactive troubleshooting and repairs, is crucial in preventing major malfunctions and minimizing downtime. With the proper maintenance, elevators, escalators, dumbwaiters, and lifts can last their full lifecycle. Paying close attention and keeping detailed records will help solve and eliminate these common elevator problems. If these issues remain unsolved, an elevator consulting firm can guide the building personnel to the appropriate resolutions.

Remember, for complex elevator issues, it is always best to consult professional elevator technicians or an elevator consultant. These trained professionals have the knowledge and experience to diagnose and resolve intricate problems, ensuring the safe and efficient operation of elevators, escalators, lifts, and dumbwaiters in your building.

How Regular Maintenance Can Prolong the Lifespan of Elevators

Elevator maintenance is essential, and it plays a key role to an elevator’s lifespan. Regular maintenance can ensure that elevators, escalators, lifts, and dumbwaiters will continue to operate safely and reliably. Regular maintenance will not only address immediate issues, it will also significantly contribute to prolonging the lifespan of the elevators. Elevator service providers will perform the maintenance; however, it is the owners of the buildings, the property managers, or the building engineers that are responsible for making sure that the service providers are showing up and conducting the appropriate maintenance needed to achieve a desirable lifespan. An elevator consultant can provide guidance to the building that will ensure that service providers are showing up and taking the right steps to maintain and protect the lifespan of each lift. Let us look at why regular maintenance is crucial and how it can help extend the lifespan of elevators.

1. Identifying and Addressing Issues Early

Regular maintenance involves thorough surveying, analyzing, and servicing of elevator components. By conducting these routine checks, maintenance professionals can identify potential issues early on. A skilled service technician will know the different elevator manufacturers, and their knowledge is impeccable – as they understand what it takes to maintain elevators. Promptly identifying and addressing minor problems can prevent an issue from escalating into major and costly repairs down the line. Additionally, early detection of maintenance issues will help to ensure the safety of elevator passengers while minimizing any downtimes. When choosing a service provider, it is important to identify a company who has prior experience with the elevators or escalators in your building.

2. Preventing Wear and Tear

Due to incessant operation, elevators endure significant wear and tear. Regular maintenance should include lubrication, adjustment, and the cleaning of various components – such as the motor, gears, cables, and door mechanisms. These maintenance tasks will help to reduce friction, optimize performance, and prevent premature wear of critical elevator parts. ASME A17. 1 / CSA B44 Safety Code for Elevators and Escalators has the actual code required intervals for elevator maintenance, and the elevator service technician should know what the equipment needs are, as well as what intervals are appropriate. By minimizing wear and tear, regular maintenance will ensure the smooth operation, while extending the lifespan of the elevators. Per code, buildings are required to keep and maintain consistent maintenance documents.

3. Enhancing Safety Features

Elevator safety is of paramount importance, and routine maintenance will ensure the proper functioning of crucial safety features – such as door sensors, emergency buttons, interlocks, and fire alarms. Faulty safety features can expose passengers to risks, and may lead to accidents or entrapments. Regular maintenance will ensure that these safety features are inspected, tested, and calibrated, while safeguarding their effectiveness and keeping them in compliance with all safety regulations. Elevator service technicians will know which safety mechanisms need to be maintained, and will do so according to the appropriate code requirements. There are monthly, annual, and five-year testing functions that must be performed on equipment, and additional tests may be required pending the authority having jurisdiction. The building needs to be knowledgeable in this area in order to make certain that these

tests are being completed and properly documented on a regular basis for the local authority having jurisdiction.

4. Upgrading and Modernizing Elevator Systems

Over time, technological advancements have brought about more efficient and advanced elevator systems. Replacing outdated or obsolete parts and incorporating new technologies can enhance elevator performance, improve energy efficiency, and optimize passenger experiences. Replacing some components may not only extend the lifespan of the elevators, but will add value to the buildings as well. When an elevator has reached the end of its lifespan, a building may have to modernize its equipment, which starts the whole life cycle over again. Elevators have numerous components, therefore -it may be possible to use items that have been refurbished or maintained based on the condition of the parts when it is time for modernization.

5. Complying with Regulatory Requirements

Elevator maintenance is not only about optimizing performance, but to also ensure compliance with regulatory requirements. Regular maintenance helps to fulfill mandatory requirements that are imposed by regulatory authorities, and compliance will not only help a building avoid penalties, but will also ensure that its elevators are adhering to the highest safety and operational standards. This way, an authority having jurisdiction inspection will lead to the operator certification for the elevator, escalator, lift, or dumbwaiter to pass. Failed inspections are not desirable and are usually correlate with the lack of maintenance. If this happens, an elevator audit might need to be performed by an elevator consultant. A certificate of compliance is typically found in the cab of the elevator, or will available from the building manager.

Overall

Regular maintenance is an investment in the longevity and performance of elevators. By addressing issues early, preventing excessive wear and tear, enhancing safety features, upgrading components, and complying with regulations, regular maintenance will significantly prolong the lifespan of elevators. This will not only ensure the safety and satisfaction of elevator passengers, but will also minimize unexpected breakdowns, reduce repair costs, and add value to buildings. It is crucial to work with qualified elevator professionals including an elevator consultant who possess the expertise and experience needed to provide comprehensive and reliable maintenance services. Knowing the buildings equipment and aligning with the right service provider will make for a match to keep your equipment operating smoothly, while prolonging its life cycle.

Remember, with regular maintenance – elevators will continue to be a reliable and efficient mode of vertical transportation, serving occupants for years to come. If a building is uncertain about their maintenance requirements at any time, an elevator consulting firm can assist and answer any questions.

Elevator services overcharges

Today it is common for elevator consulting firms to witness several companies being overcharged for elevator services. Overcharges have always been common throughout the years, however in present times – it is a daily occurrence. It has always been common in certain industries, but has become a daily occurrence in all industries – whether it be a hospital, a hotel, a retailer, or a commercial property that is being overcharged. The overcharge reasons might be for overtime labor, missed preventative maintenance, parts, unnecessary repairs, travel time, or repairs that are already covered in your contract. Those elevator services may be justified, but often times the amount being charged is rarely accurate. When managing a building that has an elevator, escalator, or lift, busy property managers, general managers, portfolio managers, asset managers, building engineers, building owners, (or whatever your title or role maybe) must review their elevator information carefully. An elevator service contract that has been given to you may be difficult to comprehend unless you are an elevator expert that deals with elevator issues daily. Elevator consulting firms exist because the elevator industry is difficult for common building professionals to be adequately knowledgeable on the subject. Elevators, escalators, and lifts have always been a mechanical conundrum within a building, and there are several things that a building professional should know in order to safeguard the building from paying expensive over charges.

Over ninety percent of buildings with elevators have a maintenance service agreement that was presented by the service provider and signed by the building. That percentage is an estimate based on what The Elevator Consultants repeatedly observes. Although we believe it is higher since our clients are working with a consulting firm. Many times, buildings sign these contracts without being aware that they have another option: They can have a maintenance agreement specification written by an elevator consulting firm, or they can utilize the elevatorapp.com website and have one created. The fee for an elevator maintenance service agreement specification that favors the building and its operations is well worth the cost. Over charges are eliminated and costs are contained, so the return on investment is almost always immediate, and a contract written for the building is easier to comprehend and drafted with terms that are in line with a specific building.

If you have a contract that has been executed by the service provider, it is crucial that you understand it. The contract will incorporate language that declares what is included, excluded, and what the elevator service contract will provide. When a proposal or invoice is received from the service provider, the building will need to review it carefully in order to verify if the service that you’re being charged for is included in the contract. If it is in the contract, then you will know that its covered and there should be no charge to you. If it’s not covered in your contract, you’ll be charged for the cost of any materials used as well as the labor to do the install or repair. The building should also scrutinize the labor rates and time for the repair to make certain that the charges are accurate. You will be able to determine the amount of time it for the install or repair by referring to the logs that you are keeping at your building. This is such a simple task that can save a building a significant amount of money and should always be done.. The elevatorapp.com automates the process and simplifies things making these tasks remarkably easy. These simple, upfront tasks can help protect the building from being overcharged on elevators. It is important to realize that while its common for buildings to rely on their elevator service provider, the code dictates that the responsibility ultimately lies with the building owner. The building owner is required to have records of all maintenance.

In today’s world, there are many unprecedent things going on that no one could have ever predicted, resulting in various stresses laid upon everyone and everything. The elevator industry is certainly not

the only industry that is being exposed to overcharges, and the overcharges can happen for numerous reasons – including simple human or computer error, and inquiring about it may get the charges eliminated if they were in fact charged in error. If a building is faced with a confusing proposal or invoice, they can always reach out to an elevator consulting firm at any time. The Elevator Consultants will always let the building know in advance if they can be help a building with their elevator issues. The building will have to spend some money to save a significant amount of money, but the savings will pay for any consulting fees in no time at all. A building professional has an extreme work load – and elevators, escalators, and lifts should not have to be a part of it.

Elevator Industry Trends

The elevator industry is a special industry unlike any other within a building with elevators – whether commercial real estate, hospital, retail, hotel, university, residential apartment and others. It is common for property managers and engineering to feel in the dark about the elevators, escalators and lifts. The building personnel rely on the elevator service provider for everything about their equipment, and without the data or the knowledge to analyze a situation, they only have 100% of the information coming from the elevator service provider. This is one of the only industries like this, and understanding the trends can be helpful to commercial property managers, real estate investors, engineers, and the like.

Recordkeeping

Recordkeeping is a code requirement that is the building’s responsibility; however, the building personnel almost always rely on their elevator service provider for this. The service providers are providing their information stating what they did to the building. Buildings rely on the elevator companies and are paying thousands, hundreds of thousands, and even millions of dollars a year without any checks and balances. They rely on the elevator companies. It is interesting that there is governance for all other mechanics and operations of a building, but none for elevator service providers. Buildings can put some governance around elevators by simply keeping their own records – either manually, or with software like the ElevatorApp. The ElevatorApp tracks all of the elevator maintenance service, inspections, testing dates, callbacks, and basically everything you need for your elevators. It has become extremely easy for buildings to keep records (especially since they are required to by code); however, buildings are not doing so.Elevator Industry Trends

Passing Inspection

“If I pass inspection, my elevator is fine”. It is common for property managers and others to feel that if they pass inspection, their elevator is working great; This is not always the case. An inspection that’s been completed by the authority having jurisdiction is a safety inspection that was performed to ensure the elevator is code compliant. An inspection does not take into consideration the performance of an elevator, age, obsolescence, parts availability, callbacks maintenance, overcharges, and many other variables. Unfortunately, when someone is buying a building, they look at the inspection records and think that because it has passed inspection, the elevator is in great shape – without considering all of the other variables

Proprietary Equipment

The elevator original equipment manufacturers (OEM): Kone, Schindler, TK Elevator, and Otis are installing proprietary equipment – which means that they are the only ones who can provide service on the equipment for numerous years into the future. This is done so that the service providers are locked into a maintenance agreement for years to come, allowing them to charge a premium for their services. Even if the OEM says that the equipment is not proprietary, other service providers will have to spend a significant amount of money for training and tools; Thus, making it difficult for other service providers to maintain the equipment. OEMs are installing their equipment in both new elevator installations and during elevator modernizations, and even offering their products at significant cost savings compared to

others – just to get their equipment in installed. The cost maybe cheaper upfront, but the building will usually end up paying more after the installation to maintain the equipment. Machine room-less (MRL) fall under this criterion as well; MRLs are cheaper to install, but the operating cost are astronomical. Developers, architects, and construction companies will typically install MRLs because of the low cost, and the design of the building is usually designed based on only one OEM.

Labor

The construction industry is still booming and installing elevators, but the elevator industry labor pool is shrinking. The number of elevators in the United States is significant (no recent count of existing elevators), and the number of individuals going into the trade is not keeping up with the demand. Retirements are leading to less experienced technicians who are able to work on older equipment; Therefore, there are fewer individuals who can maintain and work on the equipment. Companies are not training technicians on older equipment and the knowledgeable workforce is disappearing. As a result, elevator modernizations, downtime, and callbacks for old equipment needs to be addressed.

A building must stay on top of all the changes in the elevator industry to mitigate any issues. This is difficult for any building, and especially when combined with other trends that are taking place: Part availability, obsolescence, in-house mechanics, break/fix maintenance only, remote elevator monitoring, and/or reliability-centered maintenance programs. An elevator consulting firm can help navigate through industry changes to make sure that your building is protected.

Dealing with Elevator Water Damage

Water damage can be a significant problem for building owners, especially when it affects essential systems such as elevators. If your building’s elevator has been exposed to water, it’s crucial to take immediate action to ensure the safety of everyone involved, address the damage, and navigate the insurance process effectively. Here are some important steps to consider:

Prioritize Safety

The safety of all individuals within the building should always be the first concern. In the event of water damage, the building’s authorized individuals should assess the safety of the area and evacuate it if necessary. Safety is the utmost important issue.

Identify the Source of Water Damage

Determining the source of the water damage is critical in understanding the extent of the problem and finding the appropriate solutions. Water damage to your building’s elevator can result from various sources, such as a broken pipe on a higher floor, roof leaks, flooding, or other causes. Once the source is identified, further steps can be taken to repair and restore the elevator to its normal functionality.elevator water damage

Document the Damage

To support your insurance claim, document the damage to the elevator and the surrounding areas. Take clear photographs and videos that clearly show the extent of the water damage and the source of the water if possible. These visual records will serve as crucial evidence during the insurance claim process. Additionally, maintain thorough documentation of all communication with the insurance company, elevator technician, and any other parties involved.

Contact Your Elevator Service Provider

Immediately contact your service provider to survey the elevator and assess the extent of the damage caused by water. Water can cause severe damage to different parts of the elevator system, including equipment, control panels, electrical connections, pit equipment, and more. The technician will conduct a thorough examination and provide a detailed report on the damage and the necessary repair or replacement measures including cost. Always work with your insurance company on coverage.

Contact Your Insurance Company

Notify your building’s insurance company as soon as possible to report the water damage. Provide them with details regarding the incident, including the source of the damage and the steps you’ve taken so far. Follow their guidance regarding documentation requirements and any specific procedures you need to follow. Your insurance company will guide you through the claims process and provide assistance in addressing the damage and associated costs.

Water Removal and Drying

To mitigate further damage and prevent the growth of mold or mildew, it’s crucial to remove any water from the elevator as quickly as possible. Utilize appropriate equipment to extract the water thoroughly. Once the standing water has been removed, employ items like dehumidifiers, fans, and other drying techniques to dry out the affected areas effectively if recommend by authorized building personal. Ensure that all moisture is properly eliminated to avoid long-term damage.

Electrical Component Inspection

Electrical components within the elevator system are particularly vulnerable to water damage. It’s essential to make sure the elevator technician assess all wiring, control panels, and other electrical connections for signs of water intrusion or corrosion. If any damage is detected, these components should be thoroughly dried and inspected to ensure they are safe for operation.

Hire an Elevator Expert

It is always beneficial to hire an elevator consultant for elevator claims that are costly. Elevator consultants are professionals with extensive knowledge and experience in elevator systems and the elevator industry. They can provide expert advice and guidance throughout the repair process, ensuring that all necessary steps are taken and all repairs meet industry standards. Elevator consultants can also assist with evaluating the extent of the damage and coordinating with insurance adjusters to ensure a smooth and successful repair process. An elevator consultant understands what the cost are for repairs, timeframe, parts availability, and the various codes that may be affected when items need to be replaced. An elevator insurance claim can be complex.

Repairs and Restoration

After the extent of the damage has been assessed, repairs or replacements can be carried out. This may involve replacing damaged components, cleaning or replacing wiring, and ensuring that all electrical connections are secure and functional. The elevator service provider should make sure the equipment has been repaired/restored to pre incident/damage condition. Regular elevator maintenance should be returned to scheduled requirements in the service contract to prevent future issues and ensure the elevator’s longevity.

Water damage to your building’s elevator can be a complex and potentially dangerous situation. By following the steps mentioned above, working closely with your insurance company and elevator experts, and documenting the damage and repair process thoroughly, you can effectively address water damage to your building’s elevator. This ensures the safety and convenience of building occupants, minimizes downtime, and helps restore the elevator to its normal functionality. An insurance claim for water can be a difficult situation and working through this process at a minimum can make for a smooth project.

Elevator Challenges Parts Availability & Elevator Modernization

The phrases “You need to modernize,” “We can’t get your parts,” and “Your equipment is too old” have become all too familiar for owners and managers of buildings with elevators these days. It is prevalent across buildings of every size and affects organizations nationwide, prompting building owners and managers to seek solutions.

So, what do owners do when faced with these issues? Understanding the options buildings have to keep their elevators operational is imperative for the organizations’ operations. That is where an elevator consultant comes in.

Elevator consulting firms often encounter clients who have been informed by their service providers that certain parts are unavailable or that an elevator modernization is required. If a building is informed that certain parts are not available, an elevator consultant can determine whether the parts are genuinely unavailable or if they have become obsolete. They can also determine if the part can be repaired, where it can be fixed, and where hard-to-find parts can be obtained.

Different elevator companies service different parts of elevators and can either fix them or refurbish them depending on their expertise. These companies are known to elevator consultants. If there are other similar elevators in the company’s portfolio, there may even be an opportunity to do some value engineering. This is usually not the case for most buildings, but it is something that should be investigated. A skilled elevator service technician with experience working on a particular piece of equipment can keep an elevator up and running and conversely, the equipment may encounter more issues when this technician stops servicing the equipment.

The elevator labor pool with experience servicing older equipment is scarce. Technicians with this skill set are simply not as common in the marketplace anymore. Once a building has exhausted all its options to keep the elevator running, a modernization may be necessary. If you believe an elevator modernization is not an option, it is important to make sure that you do your due diligence.

Just because an elevator is old or parts are scarce is not always a reason for modernization. However, there are situations when a building will need modernization, and working with an elevator consulting firm will help in determining this, bearing in mind that a modernization should never be delayed if there are safety ramifications involved. Recognizing that many buildings simply cannot afford an elevator modernization, a building can, and should, look at creative ways to afford a modernization.

If a building hires an elevator consultant, they will share options for the building and may conduct an elevator audit to view the equipment and parts and will give the building the cost benefits and options. Elevator consulting firms understand the current economic times and challenges buildings are facing and will work with their clients to find an economical and safe solution that meets the operational needs of the organization.

Another area where unplanned modernizations arise is when a building is being sold. Many buyers do not perform elevator due diligence when purchasing a building. If the elevator has passed inspection by the authority having jurisdiction, they often overlook elevator due diligence. In other words, the elevator has the certificate in the elevator or managers office. Also, the elevator company says they have been maintaining it properly the building often feels it’s unnecessary to conduct an elevator due diligence. There are also cases when the seller discloses that they did a modernization when it was only a partial elevator modernization leaving more work to be done. When buying a building one should engage with an elevator consulting firm to do elevator and/or escalator due diligence on the equipment before purchasing.

Here is a real-life example of why a building should engage the services of an elevator consultant when buying a building. The buyer of a building hired an elevator consultant after they bought the building due to issues with the elevators. The buyer was initially told that an elevator modernization had just been completed before the sale of the building. The seller shared documents with the buyer to support this claim. The buyer reviewed the report and was satisfied with it. However, the client, the buyer, was not aware that the machines had a problem in the industry because they were not elevator experts.

After purchasing the building, the buyer hired The Elevator Consultants since they were having elevator issues almost immediately after the purchase. The buyer thought it was the service provider not performing proper maintenance, which was not the case. The Elevator Consultants conducted an elevator audit and uncovered the machine issue. It turns out that the machines were not replaced as part of the modernization which left the buyer looking at over a million dollars to replace them. The cost of elevator due diligence is a fraction of an elevator due diligence. If it had been done before the sale of the building it would have saved the buyer a lot of money.

Here is another real-life example of the benefit of hiring an elevator consultant, this time concerning parts scarcity. Our client was told by their service provider they had to undergo an elevator modernization because parts were not available. Parts are scarce these days not only because of ongoing supply chain issues but also because of the material used to make parts for elevators and escalators. It seems it is more economical for elevator companies to mark parts as obsolete and create new products. The client was preparing for the modernization, but we were able to find out that the part could indeed be repaired. This meant that the elevator would be down for a few weeks and yes it would stress the workload of the other elevators, but it was a much more cost-effective option to get the part fixed versus the expense of a modernization.

Engaging the expertise of an elevator and escalator consultant proves invaluable whenever these issues are in play. While initiating contact with such a consultant might require a bit more time, the long-term benefits are undeniable. These consulting firms specialize in addressing all matters related to elevators and escalators, serving as dedicated advocates to safeguard their clients’ interests and investments.

Behind-the-Scenes Value of Hiring an Elevator Consultant

Today, we are sharing an example that highlights the behind-the-scenes value of hiring an elevator consultant. Let’s set the stage – XYZ Building is a high-rise building located downtown with twenty-two elevators, managed by Mr. Jones. Mr. Jones has been struggling with increasing elevator maintenance costs and is frustrated by trying to decipher the elevator contracts from his service provider. He wants to hire an elevator consultant to provide impartial insight into the state of the building’s elevators, what is needed to improve them, understand how to navigate the service contract to be sure the building was getting what it paid for, and help with designing a plan moving forward.

If Mr. Jones were to hire an elevator consultant, they would first review the elevator service contract. During this review, they shed light on hidden costs and terms that favored the elevator service provider. The elevator consultant provides data that gives the building insights to eliminate unnecessary charges for the building, service providers’ responsibility, and increase services.

Next, the consultant would perform a thorough assessment of the elevators’ condition and identify areas for improvement. These recommendations can prolong the need for a costly elevator modernization or upgrade while improving efficiency and reducing breakdowns pending the equipment type.

Working from the elevator consultant’s recommendations, Mr. Jones would then implement an elevator maintenance action plan to include recording routine service to mitigate repairs. The goal of this plan would be to decrease elevator downtime and callbacks, reduce disruptions for tenants, and minimize the need for costly repairs.

In this scenario, Mr. Jones is also managing the elevator service provider, which leads to gaps in communication and delays in service. The elevator consultant will help streamline vendor management to ensure the contract is being adhered to by the service provider and that Mr. Jones is getting the service for which he is paying.

In addition, the elevator consultant will conduct an audit to ensure contract compliance to aid in passing the authority having jurisdiction inspections mitigating the risk of fines and legal expenses. Because an elevator consultant is an impartial expert, XYZ Building should experience significant cost savings and operational improvements when they implement an elevator consultant’s recommendations.

Hiring an elevator consultant is an expense for the building, that is true. However, it is an expense that can lead to substantial cost savings and is a fitting example of a time when a building owner should spend money to save money. Elevator consultants provide contract review and renegotiation, identify inefficiencies and cost-saving opportunities, preventive maintenance implementations, and streamlined vendor management, and can prove to be a wise investment for property managers and building owners.

Extravagant Prices in the Elevator Industry

In recent years, inflated pricing has become more common, raising concerns across numerous industries. This can be attributed to factors such as supply chain issues, a mixture of labor challenges, or just pure unfair pricing practices. While unethical business practices are commonly associated with essential goods during times of crisis, such as fuel, medicines, food, or utilities, this plays true in the elevator industry and is often overlooked. This poses a dilemma for building owners who are unsure of where to seek assistance. Elevators are necessary components of any building, as they enable people to reach their destinations efficiently, making their availability critical.

Building owners need to keep an eye on industry trends. Since elevators are highly specialized, building owners may feel overwhelmed and unaware of all their options, often feeling they are at the mercy of elevator companies with few options.

Building owners and property managers look to their elevator maintenance agreements to guide them. These service contracts are crucial for ensuring elevator safety and operation. Building owners enter into long-term agreements that promise regular maintenance and the assurance that their elevators will be well cared for and kept in pristine working condition.

Interpreting these contracts can be challenging for a person without elevator industry and mechanical expertise. This is why elevator consulting firms are around to protect the building owners. In today’s world, The Elevator Consultants are seeing unprecedented business practices that are impacting both operating and capital costs of buildings. There are solutions for buildings that elevator consultants can address and eliminate unnecessary costs and practices.

If you find that things are not right, an elevator consulting firm can assist. An elevator consulting firm can put you on the right path and educate you on how to maximize the benefits of your maintenance contract in a fair manner. A call with an elevator expert can be the first step towards resolving these issues.

Why Hire an Elevator Consultant

Property managers and building owners face ever-increasing challenges in optimizing building performance while maximizing return on investment. Elevators are an integral component of modern buildings and play a crucial role in the operations of the building including tenant satisfaction, operational efficiency, and overall performance. To navigate this dynamic landscape and ensure optimal elevator performance, hiring an elevator consultant is a wise investment. Let’s explore some compelling reasons why:

Reduce Costs and Increase Longevity

Elevators require regular maintenance to function optimally. An elevator consultant can develop a custom maintenance plan that focuses on both cost-effectiveness and longevity. By thoroughly assessing your elevators’ condition, they can identify potential issues before they turn into expensive repairs, shutdowns, or frequent callback or break-fix maintenance. Elevator Consultants provide valuable information about the building’s elevators based on industry best practices, type of equipment, usage, condition, and maintenance. By working with an elevator consultant, property managers, and building owners can enhance tenant experiences, minimize downtime, and reduce costs.

Optimize & Prolong the Life of Current Equipment

As technology advances, elevator systems become outdated and less efficient. When modernization is not a viable option, an elevator consultant provides invaluable guidance on what property managers and building owners can do to prolong the life of their current equipment. They assess the condition of existing elevators, understand the building concerns, identify necessary improvements, and recommend strategies aligned with your goals and budget.

Access Expert Insight and Industry Knowledge

Navigating the dynamic landscape of elevator technology, industry trends, and best practices can be daunting. Elevator consultants bring a wealth of expertise and industry knowledge acquired through years of experience. They stay updated with the latest advancements, emerging technologies, and regulations, enabling them to provide informed recommendations tailored to your specific needs. In legal disputes or insurance claims related to elevators, an elevator consulting firm can provide expert witness services, offering objective opinions and technical expertise to resolve conflicts and support your case.

In a highly competitive market, where tenant satisfaction, keeping costs down, operational efficiency, and safety are paramount, hiring an elevator consultant is a strategic move that yields numerous benefits for property managers and building owners. From optimizing elevator performance to reducing operating costs and accessing expert insights, their expertise can enhance your property’s value and reputation. By investing in an elevator consulting firm, you set the foundation for a seamless and efficient vertical transportation system that elevates your building’s overall performance and enhances stakeholder satisfaction.

Elevators: An Area where Commercial Real Estate Can Cut Cost

Empty storefronts and offices are everywhere. The economic impact of the COVID-19 pandemic and the ensuing trend of offices shifting to remote work or hybrid arrangements has created unprecedented building vacancies. The CoStar Group reports that 12.9% of office space is vacant—an all-time high—and the office space availability rate is at an all-time high of 16.4%. 

Tenants are reducing their rental space, opting not to renew their leases, renegotiating their agreements for better rates, and increasingly defaulting on their leases. These trends increase pressure on building owners because commercial buildings are challenged with maintaining operating needs but with less income. During these trying times, commercial building owners and property managers are looking for ways to reduce financial strain by refinancing and cutting costs.

One significant opportunity to reduce costs is the building’s elevators. Elevator traffic analyses show that elevators are being utilized significantly less than before the pandemic, yet, they remain costly to maintain in sound working condition, with costs ranging anywhere from 5% to 30% of a building’s maintenance budget. Many of these costs are unnecessary. Also, it is common to uncover that the building’s vertical transportation equipment may not be receiving the preventative services they already paid for in their maintenance contract. 

 An elevator consulting firm has the technical expertise to critically review the elevator maintenance contract terms and conditions and identify cost-cutting and cost-saving measures comparative to the building’s needs. For example, there are areas of most contracts, such as building capacity limits or occupancy clauses, that can help cut costs. There are cases when adding, deleting, or rotating equipment can reduce maintenance expenses. Working with an elevator consulting firm can also help buildings keep their elevators up to date with the required codes and industry best practices.

 Many commercial real estate buildings will find that the costs that an elevator consulting firm can uncover and save buildings will far surpass the initial cost of the consulting firm. An elevator consulting firm understands the nuances of the elevator industry and the many challenges of the commercial real estate industry to uncover strategic opportunities. Call for a consultation to discuss what options you may have 312.529.9949.

3 Ways Elevator Consulting Services Can Help in Today’s Economy

The Elevator Consultants clients are asking how elevator consulting services can help. Regarding elevators and escalators, there are a few steps property managers can review. Read on for the top 3.

The news is splattered with the challenges commercial buildings are facing. The post-pandemic work-at-home trend leaves commercial real estate buildings with the same operating costs as before but less revenue. The Elevator Consultants clients are asking how elevator consulting services can help. Regarding elevators and escalators, there are a few steps property managers can review:

  • Have an elevator consultant review your maintenance contract and look for the hidden terms that may allow you to reduce your rate, i.e., occupancy clause, elevator usage, etc. 
  • Have an elevator audit completed to ensure you are receiving the service you’ve paid for. If you are not receiving preventative maintenance, consider looking at reliability-centered maintenance. Look at industry benchmarks on your equipment to determine the best practices your equipment may need. This simple step may save you by implementing a strategy your elevators and escalators need and allow you to uncover you may be paying for services you might not need.    
  • Review all invoices from your elevator services provider. This easy yet often-overlooked step will help prevent errors on invoices that are common throughout the country. 

These elevator consulting services are simple steps that have helped commercial real estate buildings reduce cost, save time and be more competitive. The economy is uncertain, and every procedure can help a building.   

Navigating the proposal process for elevator work

With increasing frequency, building property managers and owners are getting proposals for work to be done on their elevators. When this happens, buildings can often have several questions, such as these:

  • Is this elevator proposal covered in my contract?
  • This proposal is so expensive. Do I have to pay for this proposal?
  • Is this scope of work going to solve my problem?
  • I just had work done on my elevator and spent a ton of money and I’m still having the same problem. What should I do?

The truth is, most building managers do not have the knowledge or experience to answer these questions. This is where an elevator consultant can help a property manager and owner. The increase in proposals can be attributed to the lack of maintenance elevators have historically been receiving. The deferred maintenance has been a constant issue for buildings, and the result is inefficiencies such as shorter life cycle, downtime and repairs. This trend is happening throughout the country.

A first step to understand the need for the proposal is to analyze the past maintenance history on the building’s vertical transportation equipment. It is common for buildings to not have the maintenance history of their equipment despite it being a code requirement. Most buildings rely on the elevator service provider for the records when it is the building’s responsibility. The building can fail inspection for not having maintenance records and is a common reason for failing inspection. An easy solution for this common problem is the ElevatorApp, an elevator monitoring software or a simple log book kept by the building.

If the maintenance history is not available, then the elevator consultant must rely on other information to determine if the proposed scope of work is necessary. Once the work is determined, the elevator consultant will then communicate/coordinate with the elevator service provider on the situation until it is resolved. The elevator consultant and the building can set up a process to eliminate these proposals. The building can then focus on running the building and cut down on unnecessary time spent on elevators.

Out with the Old, In with the New: Strategies for Elevator Modernization

The lifespan of an elevator depends on many different factors, but on average, elevators can last at least 25 years. At some point, a building will need to consider if it’s time for elevator modernization. Elevator modernization consists of updating or replacing existing equipment and parts such as controllers, machines, and doors (among others). There are many reasons building management may choose to do an elevator modernization; however, the decision is usually driven by poor elevator performance and escalating repair costs. Furthermore, the elevator service provider might recommend an elevator modernization in cases where the elevator is past its life cycle, is difficult to service, requires obsolete parts, and/or the company simply does not have a technician that can work on the older equipment. 

Typically, the first step a building may take for an elevator modernization process involves requesting a proposal from the current elevator service provider. The proposal should include:

  • scope of work,
  • a detailed list of new equipment,
  • expected timeline, and
  • other important details.

At this stage, building owners should pay close attention to the proposal and be sure that it includes everything needed for the job. Likewise, the proposal mustn’t contain unnecessary or hidden costs. 

Another standard practice is to collect bids from a few different elevator service providers for the elevator modernization project. Although it takes longer to go through the bid process, the extra step of due diligence is likely to lead to a more informed decision. Once building management has several elevator modernization proposals, they should review them for consistent scopes of work (line item by line item). However, the bids will likely not be the same, and there may be some back and forth with the elevator service providers until the proposals are comparative. The building owner should also be mindful of non-elevator work. 

The main challenge here is that most building owners are not elevator experts. There are technical specifications and jargon that only an experienced elevator veteran would know. Without the full elevator knowledge, it is unclear for buildings to determine what is missing and what is needed to match the building’s requirements. The building owners should be asking questions like: 

  • Is a door package included? 
  • Will the machine be reused or refurbished? 
  • Will the essential equipment be proprietary or non-proprietary? 
  • Is the non-elevator work included in fire life safety, general construction, and electrical?

And many other questions to meet the requirements of the building. The building owners need to understand the requirements of the building elevator system for a successful elevator modernization implementation.  

If the proposals overlooked any of these elements, the elevator companies should add them and submit revised proposals. Once the building gets the updated proposals, they can compare them again to see which one would be the best fit. But, as mentioned previously, without having elevator expertise, most people will have a hard time understanding these proposals, let alone identifying what is missing. Nevertheless, the building has specific goals for the elevator modernization project, including meeting a budget and timeframe.  

Because a successful elevator modernization project requires so many operational decisions, building management may want to enlist the help of an elevator consultant to decipher the proposals and discuss the options. Alternatively, an elevator consultant can be brought on to oversee the entire elevator modernization project from beginning to end. Elevator consultants are valuable because they protect the building by ensuring a proper elevator modernization based on its requirements and budgets, including the non-elevator work. An elevator consultant will conduct a site visit to determine the work needed for the modernization as discussed with the building, prepare a scope of work or an elevator modernization specification, bid out the project, discuss the bids and the budgets, and monitor the elevator modernization itself. An elevator consultant can help buildings get the results they’re looking for: that the job is done right, on time, and at a fair price. Project success includes checking that the scope of work and specifications are met, budgets are in line, and schedules are on target to implement a new elevator.

Overall, an elevator modernization is a large project with several nuances and ramifications that need to be addressed upfront for a timely and cost-effective project. Hiring an expert has been deemed a key component in having an elevator modernization go smoothly. An elevator consultant will guide a building through the numerous technical steps professionally, resulting in a fully modernized elevator that should operate as it’s supposed to for many more years to come. 

Three Things Hospitality Hotels Can do to Save Cost Immediately 

In today’s times, the cliché doing more with less has never been so true; life just isn’t the same. We all wear multiple hats with less staff and more responsibilities while managing procedural changes and working within a budget. One significant opportunity to reduce your costs and headaches is to look at the elevators and escalators in your hotel. Following these three simple tips will save your hotel significant money in costly repairs and service calls, prolong the life of your equipment, and keep your hotel guest experiences (and their 5-star reviews!) seamless:

  1. Know your elevator service contract. This contract tells you everything that is covered, however, it is usually written in a highly technical way that prevents most of us from understanding it. It is very common to be charged for items that are covered in your contract or to be overcharged for labor. Inputting the contract service levels, terms and conditions to an elevator maintenance software is extremely helpful allowing for automation of this difficult task. It is the building’s responsibility to keep the elevator maintenance records readily available. Elevator monitoring in all aspects is needed. Your equipment records are critical especially to know the history of the work; furthermore, it is a requirement to remain code compliant.

 

  1. Keep records. It is critical to know what an elevator service provider is doing for your equipment and the service levels. If you call for service, you should know if that service is covered in your service contract or if it’s considered overtime. You should record when the service provider arrives, and how long they are on site so you know how much you will be charged when you receive the bill. These records are required by code and will also help you with your expenses. When the bills arrive you will know exactly how much is owed. This will save several thousands of dollars.  

 

  1. Make sure you are getting preventive maintenance. The trend in the elevator industry is to receive callback or break-fix maintenance. The elevators are notorious for breaking when you are full, and of course, it happens on weekends. If you have the service providers providing preventative maintenance this can be avoidable. If the equipment is properly maintained it is highly unlikely that you will have unnecessary callbacks.  The key to keeping elevators running to their optimal lifecycle is taking consistent care of the equipment. Too often we see equipment needing modernization prematurely due to lack of preventive maintenance. Costly repairs may also be avoided with consistent routine preventive maintenance. 

 

The hospitality industry has been hit hard on all levels lately. These three simple actions can help you run a smooth building operation and improve your bottom line.  There is elevator maintenance monitoring software that can automate the process; if this is not an option then simple pen and paper can be used as a log to keep records. Allow your hotel team to focus on their primary customer responsibilities and preserve your hotel ratings — and the customer experience — by following these three key steps.

Poor Elevator Maintenance and Service Are Bleeding Hotel Building Budgets

The Elevator Consultants (TEC) has worked with hundreds of buildings with elevators and building owners’ concerns are typically the same. They were told by their elevator company some version of “You need a modernization”, “We can’t find parts”, “You need an outrageous repair”, and the most dreaded, “It’s not covered.” 

The hospitality industry has been hit especially hard the last year and is challenged with making ends meet. Managers and building engineers have more on their plates than ever before, and the last thing they want to be concerned with is the elevators or escalators; however, these are critical transportation routes for guests to get to their rooms. Take this away and you have angry guests who write bad reviews… not to mention the risk of being shut down because in some cases the hotel is not following the ADA (Americans with Disability Act) requirements for elevators. People are always asking how long an elevator can be out of service for and what are the ADA requirements. Significant or frequent downtimes are simply not acceptable. 

Hotels are typically overpaying and underserved in all aspects of elevator maintenance. It is common for hotels to not receive the code-required maintenance. In many cases, requests for costly repairs were billed when, in essence, it was for a minor repair. A hotel was told they needed an entire modernization when they only needed a repair that was covered in their contract. Another hotel was told that the parts were not available and they actually were. TEC assist is getting these issues resolved. 

Hotels just don’t know – nor should they know. They are not elevator industry people. Hotels that have hired an elevator consulting firm have received their return on investment immediately. It is common for hotels to have an elevator audit report completed so they can have an understanding of their equipment. This allows the hotel to know what is in the contract, whether the contract is being fulfilled, what is the deferred maintenance, capital planning and much more. This simple elevator audit report is the start to outlining and abolishing the headaches. 

Just like using a smartphone and apps to do more with less, there are modern tools that hotels can take advantage of to keep things on track and even increase their property value. These include leveraging elevator monitoring software (The ElevatorApp, for example), and a platform to order services as needed. These simple steps have shown to help hotels get control of their elevator equipment operation and save money for their bottom line, remain ADA compliant, and keep their guests happy and returning.  

 

Three Things Buildings Can do to Save Elevator Cost Immediately

In today’s tumultuous and fast-paced times, the cliché “doing more with less” has never rung so true. We all wear multiple hats with less staff, more responsibilities, procedural changes, and the pressure to work within a budget. One significant cost-saving measure is to optimize the performance and reliability of the elevators and escalators in your buildings. By doing this, you will not only be able to keep costs low, but you will also avoid unanticipated costs. Protecting these assets will enable you to better weather the lean times. Consider the following tips:

  • Make preventive maintenance a priority. The trend in the elevator industry is to receive a callback or break-fix maintenance. The key to keeping an elevator running to its optimal life cycle is taking care of the equipment. Too often we see equipment needing modernization prematurely due to lack of maintenance. There are also costly repairs occurring as a result of routine maintenance not being completed. If you are getting preventative maintenance, you will not have unnecessary costs. If you are being charged for services and not receiving services, an elevator consultant can help with this. Maintenance consulting is a core service of most elevator consultants. Implementing elevator maintenance software will eliminate missed maintenance and notify you of all services received. 

 

  • Know your elevator service contract. This contract tells you everything that is covered; however, it is usually written in a way that is too technical for a layperson to understand. It is very common to be charged for items that should have been covered in your elevator service contract. Inputting the contract service levels, and terms and conditions to an elevator maintenance software is extremely helpful in automating this difficult task. It is the building’s responsibility to keep the elevator maintenance records readily available. Elevator monitoring in all aspects is needed. The records of your equipment are critical especially to know the history of the work.

 

  • Keep detailed records of elevator maintenance and service. There is no better way to know if your equipment is receiving preventative maintenance and if the elevator companies are following the service contract than to keep records. There is elevator maintenance software that can automate the recordkeeping for buildings and report out the updated records in an instant. These records give critical benefits to the building. The building can determine if their contract is being fulfilled, if they are overpaying for service, or if they are receiving service at all. Is the building owed money? The building records are owned by the building, which is not the case if you use an outside party. The building’s data is based on the building’s process and procedures. 

These few steps allow the building to have control of its elevators and escalators. The unknown becomes known, thereby reducing unnecessary repairs, costs, and downtime—all of which allow the building personnel to do what they do best. So, it might be time to take a fresh look at your building’s elevators and escalator maintenance and service contracts and verify if you are getting what you paid for. Working with an elevator consultant and implementing elevator maintenance software can make this process even easier. You may be surprised at the thousands and sometimes millions that are recovered for our clients.

The Elevator Consultants Releases The Elevator Playbook to Help Building Owners and Property Managers Keep Their Elevators & Escalators Operationally Efficient

CHICAGO—December 13, 2019—The Elevator Consultants has created a playbook offering step-by-step guidance for building owners and property managers to assist in managing their elevators, escalators and other vertical transportation equipment. The Elevator Playbook is packed with information and everything you always wanted to know and things you should know about your vertical transportation.
When elevators go down, it can create anything from inconvenience to outright havoc for the people who occupy, visit, own or manage the building. Often the people most affected by elevator operational downtime have limited insight into how that equipment is managed and maintained. That is typically because this equipment is highly specialized and mechanically complex.
The Elevator Consultants aims to change that by empowering buildings with the information they need to assist in keeping their elevators running smoothly and efficiently. The Elevator Playbook was created from decades of specialized vertical transportation experience and contains vital information including:
• how to analyze your service records for actionable information, and the importance of keeping your own record of maintenance.
• how to understand service contracts and the key terms and conditions you need to protect the building, tenants and ownership
• how to determine if your elevator performance is within industry standards and methodologies to track performance including usage, downtimes, entrapments and other issues.
• how to stay on top of code requirements which is crucial for elevator safety and avoiding costly noncompliance fees.
• how to know your equipment and get some working knowledge of your equipment so you can make the best decisions for it.

The Elevator Playbook breaks down the complexities of vertical transportation management so building owners and property managers can be on a more level playing field when it comes to vertical transportation. By providing information and industry knowledge, trends, research, emerging technology and more, The Elevator Consultants gives building personnel the confidence to make decisions and alleviate concerns about day-to-day vertical transportation operations.
Why worry about your elevators when you can get to know them, visit www.theelevatorconsultant.com to request a copy of The Elevator Playbook, and for more information on how The Elevator Consultants can help you with you elevator management needs, please visit www.theelevatorconsultant.com

Three Key Strategies Buildings with Elevators Want To Adopt

The Elevator Consultants has offered up strategic best practices for owners with elevators in their buildings in response to several elevator and escalator-related incidents nationwide.

Following incidents such as Chicago’s Hancock Building elevator plunging 84 floors in November 2018, a Texas hospital employee seriously injured in an elevator accident and the housekeeper who was trapped for three days in a Manhattan elevator, The Elevator Consultants offers three key strategies to help building owners ensure elevator maintenance and safety.

Reevaluate Your Elevator Service Contract

You may be shocked to learn just how often buildings are being charged for services they are not receiving, premature modernizations, parts not available, unnecessary repairs, redundant service calls and break/fix maintenance.
The lesson learned here is that regular inspections are not enough to ensure your equipment is maintained to industry standards. Building owners and managers have to actually enforce their service contracts and ensure necessary maintenance is being done.

Include KPIs and Accountability Measures in Your Elevator Contract

Buildings implement a number of policies and SOPs to dictate their use—owners’ rules and regulations, insurance requirements, building safety regulations, etc. It is relatively easy to include elevator service provider requirements in these policies.
The building should also instate an elevator service contract that includes terms and conditions that align with the building and its operational needs. That contract should have key performance indicators and service level agreement terms that hold the elevator service provider accountable for errors and gaps in service.

Keep Detailed Records

Buildings can monitor service providers manually, but why when the advancements in technology have made it so much easier? Technologies like ElevatorApp, our elevator monitoring software, can automate the process of identifying and resolving issues with much more efficiency than manual methods. Moreover, the building owner then owns the data which has detailed information about all aspects of your equipment, including detailed onsite service and repair record and all history — even if you change service providers.
Many owners work with an elevator consultant to ensure correct interpretation of data, fast resolution of problems and protect your capital assets — elevators and escalators.

The Elevator Consultants, a Leading Vertical Transportation & Elevator Consulting Firm, Post ASME A17.1/CSA B44 Responsibilities

March 31, 2018 – Chicago, Illinois. The Elevator Consultants, a leading elevator consulting and vertical transportation consulting firm helping building owners and property managers to improve elevator efficiency and increase the bottom line, is proud to announce an important post to its blog on ASME A17.1/CSA B44 responsibilities, specifically addressing confusing among building owners that they may not understand that the ultimate responsibility is theirs and not property managers. Continue reading →

The Elevator Consultants Announces Post on Need for a Maintenance Control Program for Elevators and Vertical Transportation Assets

Chicago, Illinois – February 28, 2018. The Elevator Consultants, a leading elevator consulting and vertical transportation consulting firm, is proud to announce a new post to its blog on the issue of what a Maintenance Control Program (MCP) is and why it is necessary for building owners with respect to elevators and other vertical transportation assets. Continue reading →

The Elevator Consultants, a Leading Vertical Transportation Consulting & Elevator Consulting Firm, Announces Post on REITS and Investor Issues

Chicago, IL – January 29, 2018. The Elevator Consultants, a leading elevator consulting and vertical transportation consulting firm, is proud to announce a two-part series to its blog on issues that may impact REITS and investors who may be purchasing buildings with elevator and/or vertical transportation issues. REITS, of course, refers to “Real Estate Investment Trusts,” and as such may be large-scale purchasers of buildings that have vertical transportation assets. Continue reading →

REITS and Investors Beware When Buying a Property with Elevators (Part 2)

Editor’s note. As one of the top vertical transportation consulting firms in the United States, we get a lot of inquiries from buyers and sellers. Both parties want to conduct the necessary due diligence in any transaction. We often assist in evaluating everything with respect to elevators and other vertical transportation assets. In part 2 of our blog post on the topic of “Buyer Beware” for REITS and investors, we dig deeper into the subject. Continue reading →

The Elevator Consultants, a Leading Vertical Transportation & Elevator Consulting Firm, Announces Post on Conflicts of Interest

December 27, 2017 – Chicago, IL. The Elevator Consultants, a leading elevator consulting and vertical transportation consulting firm helping building owners and property managers to improve elevator efficiency and increase the bottom line, is proud to announce a short but important post to its blog on potential conflicts of interest in elevator projects. Continue reading →

The Elevator Consultants, a Leading Vertical Transportation Consultancy Firm, Announces Website Upgrades

Chicago, Illinois – September 25, 2017. The Elevator Consultants, a leading elevator consulting firm helping building owners and managers to improve elevator efficiency and increase the bottom line, is proud to announce important upgrades to its website so as to improve customer communications. With business-to-business customers solidly turning first to the Web for information, the new website helps solidify the company’s leadership as a top national and global elevator consulting firm for all elevator and escalator needs including elevator efficiency, elevator due diligence, elevator audits, elevator modernizations and numerous other industry related needs. Continue reading →

Elevator Service Trends for Building Owners

  1. Building owners are paying for service that they are not receiving.

Today it is very common for buildings to have an elevator preventative maintenance contract and not to receive said preventative maintenance.

  1. Elevators are being neglected.

Elevators have been commonly referred to as the “black hole” within a building. The building relies on the elevator service provider for all the information about their equipment.

  1. Elevator contract Terms & Conditions dupe owners.

Buildings will sign an elevator preventative maintenance contract which is written by the elevator service contractor, which is referred to as being written on their “paper.” All terms are in favor of the service provider, relinquishing the building any control of the equipment they own.

All buildings containing an elevator or escalator are required by code to have a maintenance contract from an elevator service provider (ESP). The question commonly is asked, how can the ESP’s service be verified? Since there is no oversight, ESPs have the ability to circumvent accountability and avoid carrying out the maintenance they are contractually obliged to perform. Meanwhile, building owners are still being charged full price for the maintenance that is being ignored. This lack of maintenance ultimately shortens the lifespan of the equipment, leads to repairs and increasing risk, all the while driving up costs exponentially for the building owner. Building ownership has the ability to draft their own maintenance contract with their own Terms & Conditions. Ownership can empower itself by forcing the ESP to abide by their terms of service and holding them accountable. The benefits owners will receive ultimately are:  decrease cost, eliminate pre-mature modernization and unnecessary repairs, decrease RSF, reduced entrapments and/or callbacks, decrease CAM, no hassles when buying or selling the property, mitigating risk and tenant satisfaction from properly working equipment, among many others. For more information, read THREE ELEVATOR TIPS FOR BUILDING OWNERS.