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.

Due to a vast amount of inquiries into the requirements of elevator pits and pit equipment (from plumbers, electricians, etc), we have put together a short-list addressing these requirements for a quick reference of sorts. Be advised that this list may not cover all of the requirements, may not be applicable in all States, and it may not be 100% applicable to your particular project. There are separate requirements for new construction, maintenance and alterations, in addition to there being more stringent codes in different States, but we hope that this will address many of your concerns.

To begin, every elevator must have a pit. Now that we’ve established that, let’s move on to the heart of the requirements.

• Pits must be of fire-resistive construction, as should the partitions between elevator pits.
• The pit floor must be approximately level except that trenches or depressions shall be permitted for the installation of buffers, compensating sheaves and frames, and vertically sliding biparting hoistway doors, where structural conditions make such trenches or
  depressions necessary
• Permanent provisions must be made to prevent the accumulation of water in the pit. In other words, pits should be waterproofed and/or sealed.
• Drains and pumps must comply with the local plumbing code, and steps shall be taken to prevent water, gas and odors from entering the pit.
• Drains cannot be connected to main sewer systems (Florida Administrative Code 61C-5)
• If the elevator is equipped with fire service operations (and almost all new elevators are), sump pumps must be provided
• In Florida, a sump hole is required with or without a pump in every elevator pit that does not have a drain installed.
• FLORIDA:  Sump pumps are required on NEW installations equipped with fire service operations
• Sump holes and pumps must be covered, secured, and level with the pit floor.
• Safe and convenient access shall be provided to all elevator pits
• Pit ladders are required in all pits that extend more than 35″ below the bottom landing sill
• The pit ladder must extend 48″ above the landing entrance.
• The pit ladder rungs must be at least 16″ wide unless obstructions prevent this, and in that case it can be no less than 9″ wide
• Pits shall be accessible ONLY to authorized personnel
• Pits must have a stop switch, and if more than one elevator in a hoistway, each elevator must have its own stop switch
• Pit switches must be accessible from the pit access door
• Two pit switches are required for each elevator where the pit extends more than 67″ below the bottom landing sill – one near the ladder, and another approximately 47″ above the pit floor (wired in series).
• Where the distance from the pit floor to the underside of the plank channels or slings exceeds 2 100mm(83 in.), with the car at the lowest landing, a means shall be permanently installed or permanently stored in the pit to provide access to the equipment on the underside of the car.
• Pit lighting shall be provided and 10 foot candles of illumination is required (A17.1 2004)
• Pit lighting must be guarded
• Where sprinklers are installed in the pit, all conduit, fittings, lighting covers, etc., must be NEMA4 rated and/or “vapor-proof”.
• In existing buildings, where new elevators are installed or existing elevators are altered, existing foundation footings extending above the general level of the pit floor shall be permitted to remain in place, provided that the maximum encroachment of such footings does not exceed 15% of the cubic content of the pit, and further provided that it is impracticable to remove the footing.
• When the car rests on its fully compressed buffer, no part of the car or any equipment attached thereto shall strike any part of the pit or any part of the equipment located therein (ANSI A17.3 1996 Code).

In Florida, if an elevator company is installing “retractable toe-guards”, they will need to pay close attention to the last bullet point. According to adopted code, no part of the elevator, or any equipment attached to it (platform guards, aka “toe guards”) can strike the pit. For verification, the floor is certainly a part of the pit.

Any other requirements? Certainly. As we said, this is just a short-list. There are a myriad of code requirements for traction elevators as well as hydraulic elevators, and any qualified consultant can spell them all out for you in detail.

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?