What does this mean?

According to the Bureau of Elevator Safety, and in accordance with Florida law, if the elevator is not an escalator or a dumbwaiter, serves only two adjacent floors, and is covered by a multi-year service maintenance contract, an inspection is not required as long as the service contract remains in effect through the next renewal period.

You must, however, pay your license fee every year, regardless of any exemption.

The annual license fee for elevators is $75.  This fee must be paid before a license will be issued.  You must make checks payable to the Division of Hotels and Restaurants.  For faster processing, you should write the license number of the elevator on the check.  If you own more than one elevator, you may write one check for all and enclose of all your elevator license numbers with the combined check.

Address:

Division of Hotels and Restaurants
1940 North Monroe Street
Tallahassee, FL 32399-1011

The bill creates a 5-year exemption for updates to the elevator safety code for existing elevators in condominiums and other multi-family residential buildings that relate to Phase II Firefighters’ Service, which is a building code and elevator safety code requirement that permits firefighters to operate and control an elevator for evacuating the physically disabled and for moving firefighters and equipment. The exemption is limited to buildings issued a certificate of occupancy as of July 1, 2008. The exemption does not apply if the elevator is replaced or requires major modification before the end of the 5-year exemption.

The bill also:

• Corrects citations to the most current edition of the elevator installation and maintenance standards;
• Grants the division additional rulemaking authority and the right of access to regulated equipment;
• Provides standards for the approval of requests for variances from the rules of the division;
• Provides additional violations that may result in the suspension or revocation of an elevator inspector certification;
• Requires that certified elevator inspectors and certified elevator companies respond to written requests by the division for an explanation of their inspection procedures and applications;
• Increases from 30 days to 90 days the period of time that elevator owners have to correct violations after the issuance of an order to correct by the division; and
• Authorizes the division to issue citations for unlicensed activity, and
• Gives the division the authority to enforce the citation as a stop work order.

The bill provides an effective date of July 1, 2010.

You can download a pdf version of the bill with all additions and deletions HERE and;
the complete Staff Analysis Here.

What we haven’t covered to great extent, are your options.

Retro-fitting older systems (systems installed prior to 1987 and that have not undergone any control system modernization) can be accomplished by integrating an overlay type add-on panel with the existing control system.   While this type of application can undoubtedly help your elevators to achieve code compliance, there are still many things to consider.  “Fire Service Overlays” can be installed for a modest sum, and always for a fraction of a complete controller replacement.   The only problem with such an installation is that it is, for lack of a better word, a “band-aid”.    What you’ll essentially get in return for your investment is an additional control system on top of (or wired into) your existing control system.  There is no real “upgrade” to speak of;  merely additional circuitry.  Your old controller remains, and ultimately when your control system needs to be replaced, the overlay previously installed would have to be disposed of – along with the money you spent to purchase and install it.

HOW DOES IT WORK?

Installation of a “Fire Service Overlay” is accomplished in multiple stages:

1.  The overlay is connected to a voltage source common to the existing control system.

2.  The logic section is connected to each controller – usually through terminal strips on the existing controller

3.  The relays on the Overlay are paralleled to the existing controller relays so that they may communicate with each other.

4.  A new lobby operating panel and a new car operating panel are provided that meet the requirements of current code.  This includes the proper key switches (zone key if required) and the proper buttons (door close, door open, call cancel, phase II switch, buzzer, fire recall light and stop switch).  The Overlay adds the additional circuitry needed to control these new components.

5.  And of course the building fire alarm system.  This includes, but is not limited to, smoke detectors on every floor in front of the elevator(s), smoke and/or heat detectors in the machine room, detection means in the hoistway (if sprinkled), and the necessary relays and control panels required for their function.   Depending on the height of the building, other emergency communications may be required, but we’ll cover that in the next article.

Before making any decisions or taking the advice of your elevator maintenance service company, it is strongly recommended that you employ the services of a Qualified Elevator Consultant to survey your equipment.  Not unlike a car, elevators can rack up a ton of mileage in a short span.  Some buildings get far more use from the elevators than others.  Hospitals, for example, have elevators that run almost non-stop.  As a result, the life expectancy of those elevator systems are much less than that of a seasonal condominium.   Another factor to consider would be the type and model of control system you have installed on your elevators.   While we are hesitant to point out or champion any particular control system, there are indeed some controllers that are more durable than others.  Parts for certain control systems are also more readily available than others.   Is your elevator hydraulic or traction?   In what shape is the cab, door equipment, signal fixtures, machines, etc.?   A Consultant with years of experience in the field will be able to inform you of these variables before assisting you in a decision.

Often times it is far more practical in the long run to replace the controller and meet the requirements of Fire Fighter’s Emergency Operations, as well as all of the relative codes necessitated by a controller change.   In doing so, you will maximize your investment in the equipment and see a bigger return in asset retention on your capital expenditure.

Of course difficult financial times have made it near-to-impossible to fund a project that requires an elevator modernization; because, as we have covered in previous articles, the services of an electrician and fire alarm company are also required to achieve code compliance.   Sometimes that can cost nearly as much as the elevator modernization itself.   That said, it is extremely important to understand that a “Fire Service Overlay” or a complete controller change both require the installation of a code-compliant fire alarm system to function correctly – and also to pass an elevator alteration inspection.

We will delve into the requirements of a code compliant fire alarm system at some point, but it should be noted that these requirements differ slightly from jurisdiction to jurisdiction – let alone from State to State.   It may be practical to get a “guest blogger” for these requirements who specializes (and is licensed) in fire alarm systems.   If you’re a fire alarm systems installer or provider, please – feel free to submit an article for publication on this site and we’ll give you all of the proper credit, kudos and exposure.

This is strictly a guess, but it probably has something to do with the picture here.   This is a photograph of a typical “pit can”; or in industry terms, the oil-collection means.   Most hydraulic elevators are equipped with a 5-gallon bucket (as shown) that is designed to collect the overflow when the jack seal leaks.   The hose in this photo runs from the jack head to the pit can.  When the jack seal (or “packing”) becomes worn, the oil that pushes the piston up through the cylinder begins to run past the seal and onto the head of the cylinder.  When this happens, the oil is then collected through the hose and into the pit can.

Most hydraulic tanks (not pictured) are filled to the minimum volume + 5 gallons.  When 5 gallons of hydraulic oil has escaped the system and subsequently travels into the pit can, the system will collect air and will begin to cavitate.   The “grinding” sound you hear is always at the top floor, and most of the time this indicates that the pit can is full and needs to be emptied back into the reservoir (or tank).

Some other causes are noted here.

If you’re riding in an elevator and you hear an awful sound as the elevator approaches the top floor, you now know what that could be.   Usually the jack seal will be scheduled for replacement if the pit can fills up once a month.   If you hear a grinding sound when riding your elevator, notify the building manager and instruct him/her to contact the elevator service company to check it out.   If this sound reoccurs more than once a month, take the initiative to notify your service company’s manager directly and inform him/her of the situation.

Mandatory Upgrades required to meet code
Fire Service Operations not up to code
Door restrictor required
A17.3 Section 3.11.3 Fire Service Operations

…. you get the picture.

As if you didn’t have enough problems. The roof is leaking and needs to be replaced, concrete restoration in your building is 4 years overdue, and just last week the Board of Directors approved that big plumbing job to remedy all of the leaks in upper floor units. Now you get what essentially amounts to a very large bill to upgrade your elevators; and what’s worse, you have 30 days to get it done!

Yeah, not so much.

As is the case in Florida (and quite frankly the entire Country), difficult financial times have made it virtually impossible to contract for a modernization to meet the requirements of A17.3-1996. If you’ve taken the measures to secure a proposal from your service provider to take care of the aforementioned inspection violations, you’re likely of the opinion that there are far too many zero’s in their price.

This article isn’t going to tell you how to make all of that disappear. If we could do that, we’d be living in a bottle at Major Nelson’s house. What we CAN do, is tell you how to buy yourself enough time to put together the money to take care of this problem — down the road.

The Florida Senate has been working on a bill to allow for substantial time to remedy these inspection violations, and it contained very specific language to that effect. Senate Bill 1332 (download here) was (is) designed as an amendment to Chapter 399 of the Florida Statutes. The description is as follows:

Elevator Safety [CPSC]: Requires that the DBPR perform certain functions relating to conveyance inspections and the certification and licensing of elevator professionals and companies. Permits elevator owners 3 years following a revision to retrofit an elevator to comply with noncritical revisions of the Elevator Safety Code. Revises provisions relating to the requirements for elevator accessibility for the physically handicapped, etc.

You can track the progress of this bill yourself at this location. Currently is has been withdrawn from consideration and likely won’t be addressed until sometime early next year (we believe). This doesn’t mean that your ship has sailed before you could even get on board. The Bureau of Elevator Safety is still the department that considers variances for time, and at its sole discretion can approve up to 3-4 years to complete this work; provided you can meet certain criteria. Essentially you’re going to need to prove that this is a financial hardship for the residents of the building, and that certainly won’t be difficult to do. You’ll also need to provide a proposed schedule to complete this work and copies of any documents that can support that.

Specifically, if you intend to file for a variance yourself, you’ll need to follow the guidelines of Florida Statutes Chapter 120.542. You can view that entire Chapter at this location. We understand that this is a difficult undertaking for those who are both unfamiliar with the protocol as well as the requirements of the elevator code. To that end, we are always willing to assist in applying for a variance. Simply call or write to us with the specifics of your building/elevator(s), and we’ll try to guide you through it. If you’d like to dump the whole mess into our lap and have us run with it, we can certainly do that too. Again, call or write to us and we’ll be happy to discuss all of your options.

We know this is seemingly unjust to have a department just arbitrarily start enforcing codes that necessitate the spending of thousands and thousands of dollars of your hard-earned and/or saved money. We understand that you’ve had “no problems” at all with your elevators and you don’t see why you have to do this now. We’re aware that this code requirement did seem to just sneak up on you and you definitely weren’t prepared for it. We really do know. In as much as we’d like to tell you that this is temporary or will likely get repealed; it’s not – and it won’t. We would like to try and help you through it though.

As a part of our services, we can take a look at your inspection report to verify that everything you were written up for is valid. We can help you through the Petition for Variance process, and if need be, we can develop specifications that will bring your elevators into compliance and send those specifications out for bid.

Basically, if you need help – no matter what it is – let us know and we’ll do everything in our power to assist you.

These items are as follows (where applicable)

MACHINE ROOM

• Provide self-closing, self-locking 1 1/2 hour “B” rated access door
• Provide ABC rated fire extinguisher mounted to machine room wall next do access door
• Install guarding on machine room lights
• New and/or increased lighting (19 foot candles at the floor level)
• Provide battery powered emergency lighting
• The entire room must be fire rated with no penetrations
• Cover or remove existing non-elevator duct and pipe
• Provide AC/Heating to machine room (60-95 degrees; 80% humidity; non-condensing)
• Cover existing venting to hoistway (often in machine room floor on traction cars)
• Provide fire rated duct from hoistway vents to outside
• Patch holes in walls and floors
• Relocate existing disconnects to “line of sight of machines”
• Provide additional disconnects if previous condition cannot be met
• Replace existing disconnects:  fused, lockable
• Provide 110VAC fuse, lockable disconnects (one per car) for cab lights
• Provide wiring from disconnects (main and 110vac) to elevator controller
• Provide 110VAC GFCI outlets in machine room
• Run telephone line in metal conduit to elevator controller
• Provide smoke detector(s); quantity based on size of room and coverage
• Provide heat detector for sprinklers, mounted within 24″ of each sprinkler head
• Monitor heat detector power at fire alarm control panel (failure to cause signal)
• Provide shunt trip on Mainline disconnects(s), tie into heat detectors

HOISTWAY/PIT/LANDINGS

• Provide smoke vents at the top of shafts to the outside with motorized damper (>3x; 3.5% of hw)
• Provide smoke detectors at each landing: non-resetting, tied to general alarm – 3 zones
• Provide smoke detector(s) at the top of shaft(s) where applicable
• Provide audible/visual smoke annunciator panel, location per Fire Authority
• Provide heat detector for sprinkler(s) at the top of shaft(s), within 24″ of each head
• Patch holes in hoistway to provide fire rated enclosure
• Cut walls for installation of new fixtures
• Patch/redecorate walls after installation of new fixtures
• Provide NEMA 4 guarded light and switch in each pit (10 foot candles)
• Provide 110VAC GFCI protected outlet in pit
• Provide metal ladder extending 42″ above floor level at each entrance to pit
• Provide 110VAC outlet to pit sump pump (non-GFI)
• Provide metal cover on sump hole – securely attached
• Replace sump pump
• Waterproof pits with epoxy solution to prevent the intrusion of water

As you can see, there are a few other vendors needed to successfully complete an elevator modernization.  This is primarily due to code requirements that are in parallel with the elevator code (N.E.C., NFPA) and as such are necessitated when altering any portion of the building’s electrical or fire alarm systems.  At Alliance Elevator Consultants, Inc., we have worked hard to foster good business relationships with some very reputable contractors in the event the building does not have a contracted vendor to perform this work.  We will be happy to bring some of these companies in for an interview and also take measures to ensure that the “work by others” is also being bid upon in the same manner (e.g., “Apples to Apples).

For more information, feel free to contact us at any time with any questions.

In preparing for an imminent hurricane, Alliance Elevator Consultants is offering some specific instructions relative to the building’s elevators that should minimize any events that could cause undue damage and subsequent loss of usage. We usually send out a short checklist each year to our regular customers, however a little more detail is in order, so here we will elaborate on each of the points and illustrate some examples of why each item is important.

A) PRIOR TO HURRICANE SEASON (April and May):

1) Check the operation of all vents and openings in the machine room and hoistway walls to ensure proper operation and prevent water leakage.

This should be a part of your elevator service company’s regular routine maintenance to ensure that your vents operate properly to achieve the required ventilation, and that they do not permit driving rain to blow through the vents. We also want to ensure that the doors, vents and other openings are properly caulked and sealed so as to prevent water leakage. Fire rated metal doors which are corroded, should be replaced. In addition to having lost their fire resistance, a corroded door may not possess the structural integrity necessary to withstand gale force or higher winds.

2) Check all pit sump pumps, float switches and alarms (if applicable) to ensure proper operation.

This process ought to be part of a regular P .M. (preventative maintenance) schedule and can be performed by your elevator route mechanic, or a qualified maintenance man properly trained in the procedure to enter the elevator pit — preferably your elevator route mechanic though.

B) PREPARING FOR HURRICANE (Hurricane Warning):

1) Check all sump pumps, float switches and alarm in elevator pits.

This is a procedure recommended in addition to your regular P.M. schedule. This should be performed when a hurricane warning has been declared to ensure water is pumped from the pit regularly (provided there is power available to operate the pump – more on that later).

2) Close up all vents and openings in top of hoistway and machine room to prevent water from intruding.

While this procedure appears obvious, it should be noted that adequate ventilation for the elevator machinery is necessary – particularly with solid state elevator controls.  If the machine room is air-conditioned you shouldn’t have vents in the machine room at all.   If you depend on ambient ventilation (powered or passive) this should be done at the very last stages of your facility preparation, as the equipment can heat up much faster than you might think.  Hoistway ventilation is not as critical and closing up of these vents can be performed early on.  These vents are however necessary for fire protection, so this should not be done permanently.  Close up vents before a storm and open them after the storm has passed.  It is preferable to have a permanent means of preventing water from intruding this space installed in such a manner as will still allow ventilation, such as a hood over the exterior vent grilles.  It should be noted that not all hoistway vents may be readily accessible and permanent covers or hoods should be designed and installed prior to hurricane season to prevent driving rain from entering the hoistway.   Since hoistway vents are at the top of the shaft, they may be readily accessible from the roof of the building. If not, a cover may be installed from the inside, either by your elevator contractor or properly qualified building maintenance personnel.

3) Elevators that open to the atmosphere should have sandbags placed all along bottom of hoistway doors.

Since this procedure would effectively render the elevator unusable, it is recommended that this procedure be the last preparatory act, just prior to shutting the elevator off.  This procedure is necessary where the elevator entrances are open to the atmosphere such as in parking garages, and housing facilities, pedestrian bridges and elevators with open breezeways.

C) DURING HURRICANE:

1) Run elevator to center of hoistway and pull the main breaker in the elevator machine room (Not the main breaker located elsewhere, such as the building’s meter room).

This should actually be the very last thing you do during the warning phase, just before you evacuate the building.  Buildings so designated as “hurricane safe”, which will house some personnel, should perform this just before the winds rise above 45 MPH.  We recommend the middle of the hoistway as a compromise. The best location is just below the top landing for most traction elevators to protect both the elevator, and the counterweight equipment.  Except where there is a basement, then the traction elevator should be parked two floors below the top.

Hydraulic elevators should be parked at the top floor to minimize damage to the car top equipment, unless the elevator entrances are open to the atmosphere in unenclosed elevator lobbies, then the best place is the middle landing (or top for two stops) to best protect the piston.

Disconnecting the power serves three purposes:

• It prevents an unauthorized person from otherwise taking the elevator away from your intended parking area.

• It prevents severe damage to equipment caused by short circuits from wet circuitry. Usually once the equipment is dried out it can be quickly cleared and re-started by a competent mechanic; with little or no damage.

• The equipment will be saved from damage caused by voltage surges, spikes and dips resulting from lightning strikes and power line shorts due to wind.

2) Park elevators with doors closed.

Although this is fairly self-explanatory, there are several reasons:

If windows break on the floor the elevator is parked you will prevent debris from entering the hoistway.

On hydraulic elevators, it is normal to have some oil leakage around the jack packing. An elevator that sits for 24 or more hours may settle as much as a couple of inches, or more. An open door to an off-level elevator is only inviting problems.

We do not want anyone to get inside and close the doors manually and perhaps become inadvertently trapped.

2) Do not run the elevator during a hurricane.

Although this should be self evident, we occasionally hear about people who were trapped during a storm. These are usually either due to building management not having properly secured the elevator, or building management trying to effect emergency repairs to the building.

D) AFTER A HURRICANE:

1) Inspect elevator pit, cab, machine room for indication of water. (Do not energize main line breaker if water is found).

2) If water is found, call your Elevator Contractor.

We do not want you to energize the main line power until it can be determined whether or not the water poses a hazard to life or equipment. Obviously this is an instance in which good judgment is necessary on the part of building management. If there is any doubt, contact your elevator contractor.

Generally if the water encountered in the pit is minimal, and is not near any equipment in the pit, the elevator may be operated. If water leaked under the door or through a vent in the elevator machine room, and there is no water on the equipment or signs of water having been on the equipment, then it may be safe to operate the elevator. If water is in the cab and it did not leak in from above, the elevator may be operated. If water conditions appear above the cab or on any part of the equipment do not run it until it can be properly evaluated. Ultimately, to be sure, contact your maintenance service provider and have them check all critical areas.

Those buildings with basements need to take special precautions. Do not run the elevator at all, until you have checked the basement.

3). Do not attempt to start elevator (or call for service) if power is out.

Obviously if you do not have electricity you don’t want to call your elevator contractor while you are still without power. Additionally, there are other conditions where you still don’t want to call. If your building has a generator and the elevators (or some of them) are connected to the generator, you don’t want to call until the generator shuts off and all normal power is restored.

The important issue here is all normal power; there may be a condition where some lights are on in the building, and some are not. This may be caused by the loss of one or more phases, or “legs”, of three-phase power. Without all three phases present in the building, the elevators will not run. Some elevators may not be equipped with a phase or voltage monitor and trying to start it will result in damage to the equipment, which would not be covered by your maintenance agreement. Likewise, if you call for service and there is no power, you will pay extra for the trouble call. If you are unsure as to whether or not you have fully restored power, a call to FPL may be in order if any of these symptoms are present.

E) SPECIAL CONSIDERATIONS:

1). Usage of equipment and availability of equipment for people, including people with disabilities, who are unable to climb stairs.

Obviously one must take into account the effect that unavailability of elevators, both before the storm and after, will have on people who cannot climb stairs. Building occupants should be notified in advance regarding the policy to shut down the elevators prior to the storm and, if feasible, should be notified again when the actual time that the elevator will be shut down has been established. The ADA requires reasonable accommodation for people with disabilities. That might include giving people who cannot climb stairs the opportunity to register with building management to ensure that they are notified before the elevators are shut down. Reasonable accommodation might include making tenants with disabilities aware that they can get information about County shelters, including special needs shelters, by calling the County help-line. Reasonable accommodation might include letting tenants know when they would need to plan to leave the building to be sure that they would have elevator service to the ground floor in order to get to an appropriate designated shelter. It would be important to be sure that elevators were not shut down before shelters were opened. Reasonable accommodation might include ensuring that shelter(s) on lower floors in your building that may be provided generally for tenants, are accessible for people with disabilities who choose not to leave the building. Reasonable accommodation would not include operating the elevator at a time when it is not safe to do so. Determining when to shut down elevator equipment before the storm is a judgment call that must balance the needs of people who cannot climb stairs with the need for safety and the need to preserve the equipment so that it will be available after the storm. It is not safe to use an elevator during a hurricane, and such use should not be allowed for anyone. After the storm, elevator service should be restored as quickly as it can be safely accomplished. All elevator companies attempt to work diligently to restore service to buildings, and will always visit buildings in order of importance when trying to restore service (hospitals, nursing homes, retirement communities will always be first).

As this is just a generic guideline for the preparation of a hurricane, be sure to contact your local maintenance service provider and ask them to send you their guide to securing your elevator – they may just have one specific to your building.

In the meantime if you have any questions, feel free to call us at (561) 753-0890 or drop us an email. .

Good luck!