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 Currently is has been withdrawn from consideration and likely won’t be addressed until sometime early next year (we believe).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.

Posted under Information

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.

———————————————————————————————–

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.

Posted under Alerts!, Information

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.

Posted under Information

 

In preparing for an imminent hurricane, Alliance Elevator Consultants is offering some specific instructions relative to the building’s elevators that should minimize any events that could cause undue damage and subsequent loss of usage. We usually send out a short checklist each year to our regular customers, however a little more detail is in order, so here we will elaborate on each of the points and illustrate some examples of why each item is important.

A) PRIOR TO HURRICANE SEASON (April and May):

1) Check the operation of all vents and openings in the machine room and hoistway walls to ensure proper operation and prevent water leakage.

This should be a part of your elevator service company’s regular routine maintenance to ensure that your vents operate properly to achieve the required ventilation, and that they do not permit driving rain to blow through the vents. We also want to ensure that the doors, vents and other openings are properly caulked and sealed so as to prevent water leakage. Fire rated metal doors which are corroded, should be replaced. In addition to having lost their fire resistance, a corroded door may not possess the structural integrity necessary to withstand gale force or higher winds.

2) Check all pit sump pumps, float switches and alarms (if applicable) to ensure proper operation.

This process ought to be part of a regular P .M. (preventative maintenance) schedule and can be performed by your elevator route mechanic, or a qualified maintenance man properly trained in the procedure to enter the elevator pit — preferably your elevator route mechanic though.

B) PREPARING FOR HURRICANE (Hurricane Warning):

1) Check all sump pumps, float switches and alarm in elevator pits.

This is a procedure recommended in addition to your regular P.M. schedule. This should be performed when a hurricane warning has been declared to ensure water is pumped from the pit regularly (provided there is power available to operate the pump – more on that later).

2) Close up all vents and openings in top of hoistway and machine room to prevent water from intruding.

While this procedure appears obvious, it should be noted that adequate ventilation for the elevator machinery is necessary – particularly with solid state elevator controls.  If the machine room is air-conditioned you shouldn’t have vents in the machine room at all.   If you depend on ambient ventilation (powered or passive) this should be done at the very last stages of your facility preparation, as the equipment can heat up much faster than you might think.  Hoistway ventilation is not as critical and closing up of these vents can be performed early on.  These vents are however necessary for fire protection, so this should not be done permanently.  Close up vents before a storm and open them after the storm has passed.  It is preferable to have a permanent means of preventing water from intruding this space installed in such a manner as will still allow ventilation, such as a hood over the exterior vent grilles.  It should be noted that not all hoistway vents may be readily accessible and permanent covers or hoods should be designed and installed prior to hurricane season to prevent driving rain from entering the hoistway.   Since hoistway vents are at the top of the shaft, they may be readily accessible from the roof of the building. If not, a cover may be installed from the inside, either by your elevator contractor or properly qualified building maintenance personnel.

3) Elevators that open to the atmosphere should have sandbags placed all along bottom of hoistway doors.

Since this procedure would effectively render the elevator unusable, it is recommended that this procedure be the last preparatory act, just prior to shutting the elevator off.  This procedure is necessary where the elevator entrances are open to the atmosphere such as in parking garages, and housing facilities, pedestrian bridges and elevators with open breezeways.

C) DURING HURRICANE:

1) Run elevator to center of hoistway and pull the main breaker in the elevator machine room (Not the main breaker located elsewhere, such as the building’s meter room).

This should actually be the very last thing you do during the warning phase, just before you evacuate the building.  Buildings so designated as “hurricane safe”, which will house some personnel, should perform this just before the winds rise above 45 MPH.  We recommend the middle of the hoistway as a compromise. The best location is just below the top landing for most traction elevators to protect both the elevator, and the counterweight equipment.  Except where there is a basement, then the traction elevator should be parked two floors below the top.

Hydraulic elevators should be parked at the top floor to minimize damage to the car top equipment, unless the elevator entrances are open to the atmosphere in unenclosed elevator lobbies, then the best place is the middle landing (or top for two stops) to best protect the piston.

Disconnecting the power serves three purposes:

• It prevents an unauthorized person from otherwise taking the elevator away from your intended parking area.

• It prevents severe damage to equipment caused by short circuits from wet circuitry. Usually once the equipment is dried out it can be quickly cleared and re-started by a competent mechanic; with little or no damage.

• The equipment will be saved from damage caused by voltage surges, spikes and dips resulting from lightning strikes and power line shorts due to wind.

2) Park elevators with doors closed.

Although this is fairly self-explanatory, there are several reasons:

If windows break on the floor the elevator is parked you will prevent debris from entering the hoistway.

On hydraulic elevators, it is normal to have some oil leakage around the jack packing. An elevator that sits for 24 or more hours may settle as much as a couple of inches, or more. An open door to an off-level elevator is only inviting problems.

We do not want anyone to get inside and close the doors manually and perhaps become inadvertently trapped.

2) Do not run the elevator during a hurricane.

Although this should be self evident, we occasionally hear about people who were trapped during a storm. These are usually either due to building management not having properly secured the elevator, or building management trying to effect emergency repairs to the building.

D) AFTER A HURRICANE:

1) Inspect elevator pit, cab, machine room for indication of water. (Do not energize main line breaker if water is found).

2) If water is found, call your Elevator Contractor.

We do not want you to energize the main line power until it can be determined whether or not the water poses a hazard to life or equipment. Obviously this is an instance in which good judgment is necessary on the part of building management. If there is any doubt, contact your elevator contractor.

Generally if the water encountered in the pit is minimal, and is not near any equipment in the pit, the elevator may be operated. If water leaked under the door or through a vent in the elevator machine room, and there is no water on the equipment or signs of water having been on the equipment, then it may be safe to operate the elevator. If water is in the cab and it did not leak in from above, the elevator may be operated. If water conditions appear above the cab or on any part of the equipment do not run it until it can be properly evaluated. Ultimately, to be sure, contact your maintenance service provider and have them check all critical areas.

Those buildings with basements need to take special precautions. Do not run the elevator at all, until you have checked the basement.

3). Do not attempt to start elevator (or call for service) if power is out.

Obviously if you do not have electricity you don’t want to call your elevator contractor while you are still without power. Additionally, there are other conditions where you still don’t want to call. If your building has a generator and the elevators (or some of them) are connected to the generator, you don’t want to call until the generator shuts off and all normal power is restored.

The important issue here is all normal power; there may be a condition where some lights are on in the building, and some are not. This may be caused by the loss of one or more phases, or “legs”, of three-phase power. Without all three phases present in the building, the elevators will not run. Some elevators may not be equipped with a phase or voltage monitor and trying to start it will result in damage to the equipment, which would not be covered by your maintenance agreement. Likewise, if you call for service and there is no power, you will pay extra for the trouble call. If you are unsure as to whether or not you have fully restored power, a call to FPL may be in order if any of these symptoms are present.

E) SPECIAL CONSIDERATIONS:

1). Usage of equipment and availability of equipment for people, including people with disabilities, who are unable to climb stairs.

Obviously one must take into account the effect that unavailability of elevators, both before the storm and after, will have on people who cannot climb stairs. Building occupants should be notified in advance regarding the policy to shut down the elevators prior to the storm and, if feasible, should be notified again when the actual time that the elevator will be shut down has been established. The ADA requires reasonable accommodation for people with disabilities. That might include giving people who cannot climb stairs the opportunity to register with building management to ensure that they are notified before the elevators are shut down. Reasonable accommodation might include making tenants with disabilities aware that they can get information about County shelters, including special needs shelters, by calling the County help-line. Reasonable accommodation might include letting tenants know when they would need to plan to leave the building to be sure that they would have elevator service to the ground floor in order to get to an appropriate designated shelter. It would be important to be sure that elevators were not shut down before shelters were opened. Reasonable accommodation might include ensuring that shelter(s) on lower floors in your building that may be provided generally for tenants, are accessible for people with disabilities who choose not to leave the building. Reasonable accommodation would not include operating the elevator at a time when it is not safe to do so. Determining when to shut down elevator equipment before the storm is a judgment call that must balance the needs of people who cannot climb stairs with the need for safety and the need to preserve the equipment so that it will be available after the storm. It is not safe to use an elevator during a hurricane, and such use should not be allowed for anyone. After the storm, elevator service should be restored as quickly as it can be safely accomplished. All elevator companies attempt to work diligently to restore service to buildings, and will always visit buildings in order of importance when trying to restore service (hospitals, nursing homes, retirement communities will always be first).

As this is just a generic guideline for the preparation of a hurricane, be sure to contact your local maintenance service provider and ask them to send you their guide to securing your elevator – they may just have one specific to your building.

In the meantime if you have any questions, feel free to call us at (561) 753-0890 or drop us an email. .

Good luck!

Posted under Alerts!