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.

It’s happening more and more in the State of Florida. You schedule an inspection, the inspector comes out to perform his duties, and when all is said and done you receive a copy of the inspection report, and on its is written either:

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.

Amidst many questions regarding the requirements of the Uniform Fire Key rule in the State of Florida, and how it relates to building owners, we have compiled the following information to help clarify the requirements.

It should be noted that this rule is separate of the requirements of A17.3 1996 as it relates to Fire Service Operations.   This Uniform Fire Key standard is ONLY a portion of Chapter 399 -Florida Statutes that requires one single key to operate all of the fire service key switches in a particular zone of the State of Florida.  Fire Service Operations is a code requirement of ASME A17.1 – 2004 (safety code for elevators and escalators) and ASME A17.3 – 1996 (safety code for existing elevators and escalators).

Now back to the key….

First and foremost is the actual code as it is written in the currently adopted version of Chapter 399 Florida Statutes.   Section 399.15, Section 17:

REGIONAL EMERGENCY ELEVATOR ACCESS –

(1) In order to provide emergency access to elevators:

(a) For each building in this state which is six or more stories in height, including, but not limited to, hotels and condominiums, on which a building permit is issued after September 30, 2006, all of the keys for elevators that allow public access, including, but not limited to, service and freight elevators, must be keyed so as to allow all elevators within each of the seven state emergency response regions to operate in fire emergency situations with one master elevator key.

(b) Any building in this state which is six or more stories in height and has undergone “substantial improvement” as defined in s. 161.54(12) must also comply with paragraph (a).

(2) Each existing building in this state which is six or more stories in height must comply with subsection (1) before October 1, 2009.

(3) In addition to elevator owners, owners’ agents, certified elevator companies, certified elevator elevator contractors, state-certified inspectors, and state agency representatives, master elevator keys may be issued only to the fire department and may not be issued to any other emergency response agency. A person may not duplicate a master elevator key for issuance to, or issue such a key to, anyone other than authorized fire department personnel. Each master elevator key must be marked “DO NOT DUPLICATE.”

(4) If it is technically, financially, or physically impossible to bring a building into compliance with this section, the local fire marshal may allow substitute emergency measures that will provide reasonable emergency elevator access.  The local fire marshal’s decision regarding substitute measures may be appealed to the State Fire Marshal.

(5) The Division of State Fire Marshal of the Department of Financial Services shall enforce this section. Any person who fails to comply with the requirements of this section is subject to an administrative fine of not more than $1,000, in addition to any other penalty provided by law.  All administrative fines shall be deposited into the Insurance Regulatory Trust Fund.

(6) Builders should make every effort to use new technology and developments in keying systems which make it possible to convert existing equipment so as to provide efficient regional emergency elevator access.

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The following is from the Division of the State Fire Marshall:

Uniform Elevator Keys are required for all new and existing elevators installed in buildings of six stories or more in height. Uniform elevator keys provide emergency access to responding fire service personnel in the event of an emergency within the building. Each uniform elevator key is distinct for each of Florida’s seven emergency response regions. You may access a list of the counties within each regions by reviewing rule chapter 69A-47.015, Florida Administrative Code. This information is also depicted in the following map:

So, as you can see (or read, as the case may be), this key is required for ALL buildings 6 stories or more in height.  For new buildings, it is required right now.  For existing buildings, it is required to be incorporated into elevator lobby panels and car panels by October 1, 2009.   Again, if it is physically or financially impossible to incorporate this key switch (the key is easy, its installing the giant switch and tumbler into some of these existing panels that’s the problem), then there is some latitude with regard to applying for a variance from this rule.

For help applying for a variance, it is recommended that you contact the fire alarm contractor that services your building’s fire alarm systems.  If you do not have a company under contract, you can always contact your local Fire Marshal directly to determine the appropriate measures to apply for this variance.

Along with all of the code requirements associated with an elevator modernization (or upgrade), there are specific projects and/or items that go along with the modernization that the elevator companies do not cover.   As such, other vendors are brought in to cover these items and MUST be brought in for the elevators in question to pass a State inspection upon completion of the elevator contractor’s portion of the work.

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.