Finally.

After months of calls and letters, the State of Florida Bureau of Elevator Safety has taken a hard stance on the adoption and enforcement of A17.3 (Safety Code for Existing Elevators).

Industry bulletin #2008-03 addresses the statutory requirements for code compliance and goes so far as to actually spell out the code requirements for the inspection of elevators in Florida. According to the bulletin, the following are the adopted and enforceable codes for inspections in Florida.

• Chapter 399 (Florida Statute)
• Florida Administrative Rule 61C-5
• Florida Building Code Chapter 30
• ASME A17.1 2004 with 2005 Addenda
• ASME A17.2 2004
• ASME A17.3 1996
• ASME A18.1 2003

By the way, let’s keep in mind that the aforementioned codes are only the minimum requirements with regard to elevator safety requirements. We’ll say it again: T-H-E M-I-N-I-M-U-M requirement.

Also addressed in this bulletin is the requirements for elevator inspections and the responsibility of the building owners in that regard. As has been the belief and stance of Alliance Elevator Consultants, the building owner is responsible for the scheduling of inspections and is responsible for ensuring the periodic tests are witnessed by an INDEPENDENT third party inspector. In other words, an inspector he or she hires; not an inspector your service company hires.   This belief, and our position, have been validated as well through this release.

After countless attempts to get these things in writing, Alliance Elevator Consultants and SCORES of other inspection and consulting companies have finally received their reward.

Question is, will anything really change?

Next task - how about some repercussions for ignoring this?

Below is a photo of a geared traction machine that has completely run out of gear oil, and worse; the gear oil leak has traveled over to the brake drum, soaking the brake pads.

All the red arrows point to places on the machine where gear oil is escaping. The problem here is two-fold. One, the machine is all but void of gear oil, causing the worm gear and ring gear to wear far more prematurely than expected. Two, the oil has traveled to the brake drum, and subsequently soaked the brake pads with oil. When our consultants visited this job, they instructed the building owner to place the elevator out of service.

Why? I’ll tell you why.

Suppose the elevator was running high speed in the down direction from the top floor (a 14 story building) and suddenly the power in the building was lost. One of two things can happen here…

The elevator machine would instantly apply the brake, but the chances of an oil soaked brake pad stopping a fully accelerated elevator are slim to none. Chances are, the elevator would continue to run through the brake, gain speed, and either (a) trip the governor overspeed thereby bringing the elevator to a violent halt, or (b) continue to run full speed onto the pit buffers causing an even more violent stop.

If you’re passenger in this elevator under either one of those conditions, the end result would be nothing short of disturbing. While there is a very slim chance that the elevator would stop normally, there was no reason for us to believe it would - or could.   So in the interest of public safety (our primary concern), we recommended the elevator be taken out of service, and a call to the elevator maintenance company be made immediately.

This was taken care of in short order, but the rest of the report took quite a bit longer.

Due to an inordinate amount of inquiries into the requirements of A17.3 in Florida, we are posting the relative bulletins from the Bureau of Elevator Safety that led to this formal adoption.

The first:
Bulletin 2006-01. This bulletin left everyone wondering whether or not the State had officially adopted A17.3 and subsequently divided all independent elevator inspectors into two camps. The first camp reading the bulletin as merely a “suggestion” to adopt A17.3 and it’s code requirements. The second camp reading the bulletin as a “green light” to enforce A17.3 and it’s code requirements. The ensuing inspections were, suffice it to say, anything but consistent on a county-wide basis.

The second:
Bulletin 2007-04. This bulletin outright declares A17.3 as the adopted code by the State of Florida and addresses the requirements of telephone/handsets in elevators (as vague as it is). This bulletin, along with a series of formal and informal meetings, put an end to the question of whether or not A17.3 was an enforceable code requirement for existing elevators.

In short, it certainly is. It was also shortly after this bulletin was released that the Bureau of Elevator Safety employed several additional State Monitors to ensure these codes were being enforced.

And they are.

For more information on this subject, stay tuned to this website (bookmark it if you like), and we’ll discuss, in detail, the requirements of this code and what it means to existing elevators in Palm Beach County. Additionally, you can also contact the Bureau of Elevator Safety Directly and they’ll be happy to answer any questions you may have. Their contact information is as follows:

Department of Business and Professional Regulation
1940 North Monroe Street
Tallahassee, FL 32399-1027

Customer Contact Center: 850.487.1395

As of November 2007, the State of Florida formally adopted ANSI A17.3 1996 edition for all existing elevators. What does this mean for elevator owners in the State? ALOT.

Some of the requirements of A17.3 1996 include:

• Door restrictors (zone locking devices)
• 2-way communication (telephones)
• Fire Service Operations (for buildings 25ft or higher)
• Emergency lighting

Many of the existing elevators throughout the State (where third party elevator inspections are required) are without the equipment listed above, and the amount of money needed to install some of these components is excessive - especially in condominiums wherein the tenant population is on a fixed income.

Take for example the Fire Service Requirement. If a building is 4 stories, more than likely it is over 25 feet high (above the main egress landing). Installing Fire Service operations is no easy task. More often than not, the existing controller is not equipped to incorporate Fire Service operations, so a new controller would need to be purchased and installed that includes that feature.

This is just the beginning of the nightmare.

Once a controller is needed, a permit needs to be pulled to cover the modernization. Once a permit is pulled, the code requirement for the elevators suddenly becomes more stringent. Now your elevator buttons are required to meet ADA requirements (42″ high at the centerline), and smoke detectors need to be installed in the elevator machine room and quite possibly at every landing in the building. Now you have to hire a fire alarm company to install the necessary sensors and relays on top of an elevator company to install the new controller.

Let’s assume your elevator mainline disconnect is not up to the new standards as well. Now you need to hire an electrician to change that component out as well as upgrade the lighting in the machine room and quite possibly the breaker that controls the elevator cab lights.

MAKE IT STOP!!!

We can stop the hemorrhaging of money right about now if you like, because we’re not entirely done with all the requirements necessary to comply with this new code requirement if your building is cited for the aforementioned violation on a State inspection.

We can, however, help you through this.

If your building was cited for an A17.3 violation, contact Alliance Elevator Consultants immediately before the myriad of proposals start pouring in from your elevator service company. We can negotiate the prices on your behalf, seek alternate proposals based on what you ACTUALLY need, and we can make the process of complying with this code significantly less stressful. We do of course require a fee to provide this service, but I think you’ll be pleasantly surprised at how economical this decision can be with a consultant as opposed to how outlandishly expensive it can be without one.

As always, you can contact us at any time, free of charge, and we’ll be happy to discuss your options.

Above is a photograph of an elevator pit that rivals the Exxon Valdez spill. The problem here is two-fold.

One, the pit has not been properly sealed to prevent the intrusion of water, so below the 40 gallons of oil you see is another 80 gallons of water.

Two, the elevator jack seal (or packing) is leaking at an alarming rate. What you get is a film of oil on top of stagnating water. The result? You’d notice right away when you walk into the elevator (provided you don’t trip as it re-levels). It is, to say the least, a malodorous experience.

We’d like to tell you this is uncommon, but unfortunately its not. If you happen to notice an unpleasant odor as you walk into a hydraulic elevator, keep this picture in mind and immediately notify the building manager or owner.

Oh how completely one-sided these things can be.

As is the case with most major conglomerates, contracts are often littered with “fine print” that most people are not interested in reading. A charming salesman or saleswoman can “review” this fine print with you, but you can be assured you’re only hearing what you want to hear. Take for example the following excerpts as taken from actual maintenance agreements that are offered to elevator owners:

1. You agree not to permit others to make alterations, additions, adjustments or repairs or replace any component or part of the equipment during the term of this agreement. You agree to accept our judgment as to the means and methods to be employed for any corrective work under this agreement….

What that means to you… You must accept your elevator company’s prices for repairs and alterations no matter how excessive they are, or may seem. If you circumvent this portion of the contract and secure the services of another elevator company to make alterations (at a cheaper price), your existing service company will never work on the altered or replaced component; and if they do, you’ll pay a high premium.

2. You hereby waive trial by jury….

What’s that now? You agree to waive your constitutional right? Where do I sign??

3. This agreement is effective for five (5) years and is non-cancelable. This agreement will be automatically renewed for successive five year periods, unless you serve written notice 90 days before the end of the initial, or any subsequent five year period.

Non-cancelable? No matter how egregiously substandard the quality of service you receive is, you’re stuck with it unless you buy out of the contract (in full). Now that’s a bargain. And if you miss your chance to opt out of the agreement (within 90 days before it expires), you’re on the hook for another 5 years! I challenge you to guess how many times a customer is warned that their deadline is approaching.

As these are only a few of the considerations of a typical service maintenance agreement, you are urged to diligently review your contract or have it looked over by your legal counsel before committing to anything. You may also fax a copy of your agreement to our office (561-795-9735) and we’ll be happy to make any necessary changes (to your benefit) and send it back for your review.

We offer this service free of charge as well, so what do you have to lose?