A Guide to Managing Disruption During a Planned Lift Replacement

enquiry • April 28, 2021

As the saying goes, “all good things come to an end”, and your once reliable building elevator is no exception to the rule.....

Extended lift outages often become more frequent as a lift gets older. Lifts break down due to electrical or mechanical failures, and with old discontinued equipment, spare parts will be increasingly difficult to obtain.

 

A breakdown of an old lift (20 years plus) and the duration of the outage (Between 3 – 90 days) will depend on the age and wear of equipment, component availability, and the possibility of having such component manufactured and resources knowledge to reinstate the lift operation.

 

Which-ever way, the building occupants will incur extended lift disruption, and each resident, dependent on the floor they live, will be affected differently. The OC’s duty of care is planning to mitigate current and future lift failure and safety, which may result in the replacement of the lift entirely.

 

In a building with a single elevator, a planned replacement will impose only a temporary inconvenience to the residents. Over the years, Equity has been involved in a large number of complicated lift replacement projects, and we have yet to come across an instance where the OC has become liable for costs to relocate lot owners or residents due to a properly planned lift replacement project. A comprehensive project plan and clear communication are imperative for a trouble-free lift replacement project and will largely depend upon a detailed lift specification and clearly defined site works, including strict adherence to all required WH&S obligations.

 

Owners Committee Checklist - Planning for a lift replacement;


  •  Timely notice and adequate information are given to owners, managing agents, contractors and building residents on the upcoming replacement. Such information will encourage them to relocate with family/friends or go on vacation.
  • Negotiate for the appointed lift contractors’ personnel to assist in taking up groceries and bring down garbage bins on each floor. Note that hiring a helping hand may have an implication on the OC’s public liability insurance.
  • Ensure that the staircase is compliant with current requirements and possibly a chair situated at each level.
  • Plan and communicate the buildings emergency evacuation procedures, including the means for emergency and ambulance services to access each floor.
  • Displaying of a project progress schedule (Plan vs Actual) in the main foyer. The notice will eliminate ongoing requests for updates.
  • Consider employing pet services to assist with the routine walks.
  • Seek food delivery services that will deliver to the door of the unit.
  • If more than one lift in the building:

       o   Plan to retain and store critical spares from the lift removed to keep the lift with increased usage in operation with minimal extended downtimes.

       o   Increase the routine maintenance on the lift in operation

 

Owners Committee Checklist – Financial Reimbursements;


  • Lot owner retains their tenant, negotiating and offering a rental payment relief at their cost.
  • The lift contractor will require two car spaces during the site works for equipment storage. They should be on the lowest floor served and as close to the lift as possible. If the affected resident/s do not agree to relocate to the visitors parking for the period, the OC may need to negotiate rental of the bays for the duration of the site works

 

Cost of inconvenience; 


The temporary inconvenience experienced by the owners and residents will be rewarded by;


  • Compliance with all latest Standards, Australian Safety Codes and Disability Discrimination Act requirements
  • The initial investment made becomes an immediate increase in each unit property value
  • Re-sale of properties will become attractive for a larger demographic market (Ageing Population)
  • Reset lift equipment life cycle for 20 years
  • Lift related capital expenditure planning will not be required for at least the next 10-15 years
  • The lift car floor will have a greater area and headroom, increased speed, performance and modern appearance.
  • Free service for one year (Defect Liability Period/Warranty)
  • Reduced annual maintenance fee over the lifts life cycle
  • Fewer lift outage disruptions with less maintenance cycle
  • Improved overall building electrical power consumption
  • Dramatically improved lift reliability with fewer breakdowns and no extended outages
  • Re-use of the old lift motor room (Common property) potentially becoming a fund generator

 

Without a well-thought project plan, managing a lift replacement process can be very difficult. It can also become very frustrating for owners and extremely expensive (for many years) if you get it wrong. Equity Elevator Consultants are experts in the elevator industry’s lift replacement sector, and you can count on us to guide you through this critical stage of your building investment.

 

Call or email us now for an obligation-free chat.


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