December 2008
Elevator Machine Guarding
There has been a great deal of discussion recently regarding the Ministry of Labour’s (MOL) position or intention to issue directives to Owners to provide elevator machine guards on all traction elevators.
We have been advised that it is the MOL’s intention to provide a “guideline document” as to what the acceptable guard is expected to meet, sometime in the spring of 2009.
The following is a brief list of what is known at this time;
1. The guards can be called as a directive at anytime.
2. Presently they are giving the Owner 90 days to comply.
3. Penalties for non-compliance are a $25,000.00 fine and / or one year in jail for each directive / elevator.
4. Corporations increase the fine to $500,000.00.
5. No age exemptions or grandfathering will be considered as ALL machines must be guarded.
6. The TSSA will NOT regulate this directive as it is under the MOL’s jurisdiction.
7. The TSSA is requesting a submission and fee be provided for each elevator.
8. The expected cost to install the guards is approx. $5,000.00 to $7,000.00 for each overhead geared traction elevator and $10,000.00 to $25,000.00 for each overhead gearless traction elevator.
9. All work must be performed by or supervised by a licensed elevator mechanic and company.
10. Once the guard is installed the MOL will inspect the unit and ONLY THEN confirm “IF” it meets the directive to properly guard the machine. If it does not, it must be replaced.
11. Guards must be removable by mechanical means using a hand tool such as a wrench.
12. Elevators with a “Secondary” must also have these areas guarded.
13. The guards may be installed prior to the directive being issued, however; there is no guarantee that the guards will be accepted by the MOL.
14. The MOL will not “pre-approve” any guard designs as they feel each installation is unique.
Elevator maintenance costs are expected to rise as the mechanics will now have to remove the guards to service the elevators. This cost increase will be directly related to how intricate the guard is.
We recommend that the above per elevator costs be included in your budgets as soon as possible so that you will be well prepared in advance of the directive.
We are currently working on different designs for an economical guard to meet the MOL’s “guideline document” and directive.
We will provide further information as soon as it is released.
May 2006
Elevator Machine Room Temperature
It is the time of year when temperatures are, thankfully, on the rise!
One of the most important, and economical things you can do at this time of year is check your elevator machine room cooling equipment and the machine room temperature.
The B44 Elevating Devices Code, Item 2.7.5.2 - Reads as follows;
"Machine rooms shall be provided with natural or mechanical means to keep the ambient air temperature and humidity in the range specified by the elevator equipment manufacturer to ensure safe and normal operation of the elevator."
Based upon new equipment the machine room temperature should be between 41F (5C) and 104F (40C). This is a standard range and should be verified for your specific equipment by your maintaining elevator contractor.
I like to recommend that each machine room has a large thermometer installed away from any cooling equipment. These thermometers can be found in the "Dollar" stores at an extremely reasonable cost. Add a sticker or write on the thermometer the recommended temperature range received from your elevator maintenance company (in writing), and you now have the correct range to properly maintain your elevators, and a means to record it.
Keeping your elevator machine rooms within the recommended operating temperatures will reduce potential breakdowns and extend the life of your equipment.
December 2005
The BIG NEWS in the elevator industry for the next year is the introduction in January of the new “B44-04” version of the Elevating Devices Code.
We have already received our copy of the changes so that we may spend the next couple of weeks with some LIGHT reading!!
At first glance, the changes will mainly impact new construction and modernizations that are sold after January 2006, with new Phase 2 fire key switches, indicator jewels and some changes in various test procedures.
Start the New Year knowing the condition of your elevator equipment!
As a completion of this year’s budget or the beginning of next years, you can receive a “Class F” Elevator Audit complete with pictures of your equipment, for a little as $300.00 per elevator.
Please give us a call at 416-843-5516 if you would like to schedule an appointment.
September 2005
One concern that surfaced a couple of times over the summer was Elevator Contracts that renewed if “not canceled 90 days prior to the anniversary date”.
Even if you are satisfied with your current Elevator Contractor it is wise to tender your contact four to six months prior to renewal, to get competitive pricing. If you tender the Maintenance Contract it does not negate your existing Contract or your right to let the Contract renew, however, it may give you the information required to renegotiate the price with your current elevator maintenance contractor.
Remember that most contracts include for an automatic yearly price increase.
One elevator at an average cost of $300.00 per month would accrue to $337.65 per month in five years, based upon an average 3% per year increase.
Renegotiating your contract back to $300.00 per month would save you $451.80 per elevator the first year on the new five year term alone!
Protect yourself by taking a minute to check and record when your current elevator maintenance contract expires / renews and take the steps necessary to make sure you are aware of the date at least six month before the contract expires or renews.
We could assist by reviewing, tendering and negotiating your elevator maintenance contract with you. We also recommend using our custom Elevator Maintenance Contact that will better protect your interests.
June 2005
We had been working on a few different items for this month newsletter when over the last few weeks we received quite a few calls asking about our specific services, so we felt that this month we would provide a list of services.
Elevator Services
Maintenance Reporting Elevator Interior Design & Specifications
Maintenance Contract Review General Elevator Consultation
Class “F” Maintenance Inspections Main Disconnect Testing
Class “A” Maintenance Inspections Budget Pricing
Due Diligence Reports Modernization’s
Maintenance Contact Negotiation New Elevator Installations
For further details please visit our web site at www.perryelevatorconsultants.com.
If you have any elevator issues that don’t quite fit within the above list, please call and we will do our beast to assist you.
April 2005
Announcement
We are pleased to introduce to you an elevator consulting company with a difference.
Perry Elevator Consultants
Why are we different?
Our Class “A” elevator license allows us to access all area’s of your elevator equipment.
We are offering a choice of programs to suit your elevator requirements and budgets.
Our “Class F” program reviews and documents the visual and general operation of the elevator.
Our ‘Class A” program include all “Class F” procedures and then provides a more intense elevator examination as allowed only by a qualified / licensed EDMA elevator mechanic.
Both programs include detailed reports and pictures.
History
With over 25 Years in the elevator industry I have spent 10 years with a major elevator company, owned an elevator maintenance company, elevator interior company and an elevator construction and modernization company. Our contracts and installations included some of the most prestigious development and management companies in Toronto and the surrounding area.
In the coming months we will be providing further details of our unique services such as our main electrical disconnect program.
I you have any immediate elevator concerns please call me at 416-843-5516.
