The Bureau of Elevator Safety has updated the service maintenance contract information for two-stop elevators that are exempt from the annual inspection requirement.  In order to continue qualifying for the exemption, you, as the elevator owner, must notify the bureau of your service maintenance contract by submitting a statement that you have a full-service maintenance contract with a registered elevator company that is performing all required maintenance and testing.   A copy of a bill statement for a service maintenance contract does not qualify you for the exemption (address below).

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 (HB1035) revises various provisions relating to the regulation of elevators by the Division of Hotels and Restaurants (division), Bureau of Elevator Safety (bureau), within the Department of Business and Professional Regulation (department).

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.

In accordance with the currently adopted (in Florida) ASME A17.3 1996 edition elevator code, any elevator with a rise of over 25′ (from the main egress landing) requires Fire Fighter’s Emergency Operations that are up to, at a minimum, the standards of ASME A17.1 1987 edition.   We’ve covered that to great extent on this site, and you can search this site in the search bar in the upper right hand corner by typing in “A17.3″ for more information.

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.