The implication of “elevator modernization”
is often associated with an aesthetic upgrade to the interior
finishes of the elevator cab. Although important, the
aesthetic updating of the cab is only a modicum of the
modernization process. Upgrades of the mechanical and
control components form the substance of the same project,
and are the focus of this discussion.
PREVENTIVE MAINTENANCE
In principle, a “full service” maintenance
contract should allow an owner to retain an elevator system
continuously. Proper preventive maintenance and repair
should protect an elevator from deterioration. However,
factors such as obsolescence and code compliance do lead
to major modernization projects. Although each scenario
is independent of another and there are many variables
to consider, major modernization infers the replacement
of most control and mechanical systems, virtually everything
in the machine room and hoistway.
CONSULTATION PROCESS
One of the greatest obstacles faced by an owner or property
manager concerning a modernization project is creating
the initial plan outlining what can stay, and what needs
be replaced. With certain types of equipment, especially
gearless hoist machines, major components are often retained
and refurbished rather than replaced. Proper advice is
crucial at this stage and will certainly play a role in
the total cost of the project, as well as the goals that
will be achieved in the end.
At the time when an elevator system begins to breakdown
at an increasing rate, questions should be initially directed
at the maintaining contractor, not the equipment. In many
cases, a major readjustment of the equipment by a qualified
service technician will improve operation to a point that
several additional years of reliable service can be achieved.
Readjustment of equipment is typically included in a “full
service” contract and should be completed at no
additional cost to the owner.
Elevator contractors commonly sight elevator obsolescence
as a reason for modernization. This may not always be
the case as the main problem with older systems is that
they are more labour intensive to maintain for the service
contractor, which leads to less profitability. It is advisable
to seek out a second or third opinion, or the advice of
an independent professional consultant so any claims as
to the availability of replacement parts can be either
confirmed or refuted. This may aid an owner in saving
hundreds of thousands of dollars on an unnecessary upgrade.
COST AND SAVINGS
Long-term financial savings are rarely achieve in the
lowering of maintenance service premiums after the completion
of the modernization. In fact, monthly charges often increase
after an elevator modernization despite the reduction
in labour to the service contractor. The consumption of
energy is where savings can materialize. Studies have
illustrated a reduction in energy costs by as much as
40 % and more after modernization. These energy savings
are realized by newer technology drive systems that utilize
less operating energy and at the same time emit less heat,
thus reducing machine room cooling costs.
SYSTEM CONSIDERATIONS
There are literally hundreds of types of systems and every
building has a different amount of traffic, so only with
a physical inspection of the elevator system by qualified
individuals with years of experience can a modernization
plan be developed. As complete elevator modernizations
cost from $75,000 to $150,000 (per elevator depending
on the type of system), a long-term plan is absolutely
crucial to prepare for this capital expenditure.
In today's market the competitive industry of real estate
has a significant effect on modernization as owners of
older buildings strive to compete with newer complexes.
In these circumstances, the reason for modernization is
mostly performance. Although an existing system may be
fully operational, advances in technology allow for improved
dispatching which can provide as much as a 25 % decrease
in waiting times without increasing elevator speed. For
this type of an improvement, the modernization project
may be limited to an “overlay” system that
addresses the dispatching area of elevator control. Again,
the pros and cons of this type of partial upgrade should
be considered and evaluated against a complete modernization.
Depending on the extent of a modernization project, with
proper planning the elevators should provide the same
level of service and ride quality as any brand new elevator
