Whether you’re constructing a cutting-edge hospital, a high-traffic university facility, or dorm, or a mid-income a
rise commercial property, elevators aren’t just a convenience; they truly are the core infrastructure. Yet,
Many developers and facility managers make one critical mistake during elevator selection by focusing
only on initial installation costs, overlooking the massive impact that elevator type has on long-term
costs, operations, and flexibility.
Let’s break down the real differences between machine room-less (MRL) elevators and overhead
traction systems, using actual industry data and insights from The Elevator Consultants, your trusted
source for elevator consulting and strategic lifecycle planning.
The Elevator Decision That Keeps on Costing
Here’s the truth: not all elevators are created equal. MRL systems are typically proprietary solutions
from Original Equipment Manufacturers (OEMs), which might save money upfront. But they come with
strings attached, like elevator vendor lock-in, limited technician access, forced modernizations, parts
availability, early obsolescence, and restricted data diagnostics.
In contrast, a well-designed non-proprietary overhead traction system offers long-term financial,
operational, and strategic advantages. You maintain control over service contracts, parts availability,
and modernization timing. And ultimately, you save a significant amount of money.
The Numbers: 30-Year and 15-Year Cost Comparisons
Let’s look at a real example, a hospital project with 8 elevators divided into two banks of four.
30-Year Total Cost of Ownership
Category OEM MRL System Non-Proprietary Traction
Installation $2,880,000 $3,650,000
Maintenance (30 yrs) $2,880,000 $2,160,000
Parts Replacement $400,000 $0–$80,000
Modernization #1 (Y10-15) $2,800,000 Not Required
Modernization #2 (Y25-30) $2,800,000 $2,800,000
Total (30-Year TCO) $11.76M $8.61M–$8.69M
MRL elevators are like buying a printer where only one company sells the ink, and they raise prices every A
few years, although they are quite a bit more expensive. The savings from non-proprietary systems are
substantial, up to $3.15 million over 30 years.
15-Year Total Cost of Ownership
Why look at just the 30-year mark? Many building owners evaluate capital decisions every 10 to 15
years, especially during refinancing, reserve and asset planning, ownership transfers, or asset repositioning. Here’s how the numbers stack up at the midpoint.
Category OEM MRL System Non-Proprietary Traction
Installation $2,880,000 $3,650,000
Maintenance (15 yrs) $1,440,000 $1,080,000
Parts Replacement $250,000 $0–$40,000
Modernization $2,800,000 Not Required
Total (15-Year TCO) $7.37M $4.73M–$4.77M
That’s a $2.6+ million difference in just 15 years, a clear advantage if you’re managing capital strategy,
budgeting for upgrades, or preparing a building for resale.
But What If It’s Just Two Elevators?
Not every building has eight elevators. Many commercial offices, hotels, or residential mid-rises might
Install just two elevators. The ROI still holds up. Small-Scale Comparison (2 Elevators, 30 Years)
Category OEM MRL Non-Proprietary Traction
Installation ~$720,000 ~$900,000
Maintenance (30 yrs) ~$720,000 ~$540,000
Modernization (x2) ~$1,400,000 ~$700,000
Parts ~$100,000 ~$20,000–$30,000
Total TCO ~$2.94M ~$2.16M–$2.17M
Even in smaller deployments, you save approximately $700,000–$800,000 by avoiding MRL systems.
Here’s the 15-year small-scale comparison for a 2-elevator installation:
Small-Scale Comparison (2 Elevators, 15 Years)
Category OEM MRL Non-Proprietary Traction
Installation ~$720,000 ~$900,000
Maintenance (15 yrs) ~$360,000 ~$270,000
Modernization ~$1,400,000 Not Required
Parts Replacement ~$60,000 ~$10,000–$15,000
Total (15-Year TCO) ~$2.54M ~$1.18M–$1.19M
This shows a 15-year savings of around $1.35 million with a non-proprietary traction system, even in a
small-scale project.
Strategic and Operational Considerations
The elevator system you choose doesn’t just influence your construction budget; it shapes your
building’s operational flexibility, maintenance responsiveness, liability exposure, and long-term capital plan
Below are the key strategic factors that every building owner, facility manager, and operations
executive must weigh carefully when deciding between MRL and non-proprietary overhead traction
elevators.
Shaft Design Lock-In and Future Compatibility
MRL systems are often engineered with proprietary configurations that lock you into the original manufacturer for decades. These shafts are designed specifically for OEM components and may not
accommodate third-party modernization equipment without costly structural modifications or
customized equipment. In contrast, non-proprietary overhead traction systems follow industry standard dimensions and layouts.
This gives you long-term flexibility to select from multiple vendors when replacing components or modernizing the system, ensuring competitive pricing and being “locked-in”.
Limited Technician Availability and Delayed Repairs
Because MRL elevators rely on proprietary software and specialized tools, only OEM technicians can
effectively service the equipment. This creates a bottleneck for maintenance, especially during peak
demand, labor shortages, or part availability.
Non-proprietary systems, by contrast, allow you to work with a wider pool of qualified technicians and independent service providers. This broader access has elevator parts availability options, accelerates response times, minimizes downtime, and ensures continuous service, which is critical for hospitals, high-rise residences, and commercial buildings, where elevator Uptime directly affects safety and tenant satisfaction.
Forced Modernizations and Capital Budgeting Risks
A major hidden cost of MRL systems is the inevitability of multiple, forced modernizations typically
occurring in Year 10–15 and again by Year 25–30. These are not minor upgrades but full-scale system
replacements that can cost millions, often with little scheduling flexibility due to parts obsolescence.
Non-proprietary systems are built for longevity, with many components lasting 20–25 years before any
significant overhaul is needed.
This gives property owners the ability to plan modernizations on their own terms, preserving capital and ensuring alignment with broader asset management strategies.
Restricted Data Access and Limited Operational Insight
Most MRL systems keep diagnostics and performance data locked behind proprietary software. Building
operators and facility managers often have no way to access elevator data, detect early signs of failure,
or integrate elevator systems with broader building management platforms. This limits your ability to
implement predictive maintenance strategies and results in reactive, often more expensive, repair
cycles. Non-proprietary systems give you full visibility and control over diagnostics, empowering better
operational decisions and tighter cost control.
Increased Liability and Risk Exposure
In critical environments—hospitals, senior living facilities, high-rise commercial offices—elevator
performance isn’t just a matter of convenience. Downtime can pose serious safety risks. Proprietary
MRL elevators may have higher service disruption rates and slower repair turnarounds due to vendor
dependencies. This increases liability exposure and can negatively impact operations. Open-system
Overhead traction elevators help mitigate this risk by having faster response, redundancy in service
technicians, and more resilient long-term performance.
Impact on Resale Value and Facility Repurposing
A building equipped with proprietary MRL systems may face challenges during resale or repurposing.
New buyers or tenants might see vendor lock-in and looming modernization costs as liabilities that
reduce the building’s value or increase the investment required to adapt the facility to new uses. In
contrast, non-proprietary systems signal flexibility, transparency, and cost control factors that can improve asset valuation and ease transitions in ownership or purpose.
The Consultant’s Edge
Selecting the right elevator system goes beyond comparing price tags. It is a strategic decision that impacts operational performance, financial risk, and long-term asset value. This is why involving an experienced elevator consultant from the very beginning is essential.
The Elevator Consultants provide objective, vendor-neutral expertise. This ensures you are not limited to proprietary systems or locked into unfavorable long-term contracts.
We create detailed lifecycle cost models, analyze shaft design for future flexibility, and guide the specification process. Our goal is to maintain compatibility with multiple manufacturers. Additionally, our consultants review service contracts, assess maintenance performance, evaluate code compliance, and reconcile invoices to prevent overcharges or duplicate billing.
Whether planning a new installation or evaluating existing systems, we aim to protect your capital investment and enhance building performance. We also provide full control over your vertical transportation infrastructure. This proactive guidance helps you avoid costly mistakes and make data-driven decisions that support both short-term objectives and long-term strategic vision.
The Bottom Line
Choosing between a machine room-less (MRL) elevator and a non-proprietary overhead traction system goes beyond technical specifications or initial costs. It is a strategic decision that can impact your building’s operations for the next 15 to 30 years. While MRL systems may appear attractive because of lower upfront costs, they often carry hidden long-term drawbacks. These can include vendor lock-in, multiple required modernizations, limited access to qualified technicians, and restricted data availability—all of which can increase lifecycle costs and disrupt operations.
In contrast, a well-specified non-proprietary traction system offers significant advantages. It provides greater flexibility, lower total cost of ownership, simpler maintenance management, and potentially higher resale value. Whether you are installing two elevators in a mid-rise building or managing vertical transportation for a large hospital, the key principles remain the same: control, transparency, and strategic planning. Over time, these factors help reduce costs and minimize risk.
Furthermore, when combined with the guidance of an experienced elevator consultant, this approach ensures your vertical transportation system supports your facility’s performance, safety, and long-term financial stability. Making an informed choice from the start can deliver benefits that last for decades.
Ready to Make a Smarter Investment?
At The Elevator Consultants, we empower property managers, facility directors, and developers to make
data-driven decisions for elevator new installations. Don’t go it alone. Bring in the experts—and protect
your building from costly mistakes.
Contact us today to schedule a consultation with an elevator consultant.
Frequently Asked Questions (FAQs)
1. What is the difference between MRL and overhead traction elevators?
MRL (machine room-less) elevators eliminate the traditional machine room by placing the motor and
controller within the elevator shaft. While this may save space, MRL systems are typically proprietary, meaning you’re tied to a single manufacturer for parts, service, and upgrades. Overhead traction elevators, especially non-proprietary models, use a separate machine room and allow greater flexibility,
service competition, and long-term cost control.
2. Are MRL elevators more cost-effective for new construction?
MRL elevators often appear more cost-effective due to lower initial installation costs. However, over a 15- or 30-year period, they typically incur significantly higher costs due to proprietary maintenance, limited technician access, and forced modernizations. Non-proprietary overhead traction systems may cost more upfront, but generally offer a much lower total cost of ownership and more operational freedom.
3. Can I switch service providers with an MRL elevator system?
In most cases, no.MRL systems are proprietary, meaning only the OEM can service, repair, or modernize them. The equipment is due to locked diagnostics, specialized tools, and parts exclusivity. With non-proprietary
Overhead traction elevators, you maintain the ability to bid out service contracts and negotiate better pricing and terms.
4. How does elevator type affect future elevator modernization?
MRL systems often need at least two major modernizations within 30 years, sometimes starting as early as Year 10 due to parts becoming obsolete. These upgrades can lead to substantial capital expenses and potential service disruptions. In contrast, non-proprietary systems usually require only one modernization around Year 25–30, offering greater flexibility in both scheduling and cost management.
5. Why should I hire an elevator consultant for a new installation project?
An elevator consultant provides objective expertise for your project. This ensures you avoid being locked into costly, proprietary systems. They help evaluate long-term costs and develop vendor-neutral specifications. Additionally, consultants protect shaft design compatibility and oversee code compliance, invoice accuracy, and modernization planning. With this insight, you can prevent costly mistakes and ensure your elevator system aligns with your financial and operational goals.
6. Which is better, an MRL or a traditional elevator?
The choice depends on your building’s financial situation and operational needs. For example, MRL elevators work well in projects where upfront cost savings and space constraints matter. However, they often come with long-term trade-offs. These include higher maintenance costs, vendor lock-in, limited service flexibility, and multiple modernizations over 30 years.
In contrast, traditional overhead traction elevators—especially non-proprietary systems—may have a higher initial cost. Yet, they usually offer lower total cost of ownership, more operational control, and better modernization timelines. Thus, they suit buildings that focus on long-term budgeting, high uptime, and independent service management.
Ultimately, the best choice aligns with your building’s lifecycle strategy, financial capacity, and desired control. Therefore, engaging an elevator consultant early is crucial. This approach helps you evaluate trade-offs and select the solution that meets your objectives.