elevator maintenance inspectionstorage.ubertor.com/cl2640/listing/listing_476_extra/... · 2017. 7....

409 Granville Street, Suite 212, Vancouver, BC, V6C 1T2 Tel: 604-681-9294 / Fax: 866-683-8605 KJA Consultants Inc. www.kja.com / [email protected]

V107518.doc June 9, 2011 LMS 2412 c/o RE/MAX Property Management Services Suite 270, 4311 Viking Way Richmond, BC V6V 2K9 Attention: Shawn Smith Reference: Abbott Place (233 Abbott Street), Vancouver, BC

Maintenance Inspection Our File: 214237 Dear Shawn: On May 25, 2011, we performed a Maintenance Inspection of the elevating equipment located at Abbott Place (233 Abbott Street) in Vancouver, BC. Enclosed is our report detailing our findings. Should you have any questions, please do not hesitate to call. Regards, KJA Consultants Inc. Patrick Ho, B.A.Sc. enclosure cc: Barry Finch – KJA

Abbott Place

233 Abbott Street Vancouver, BC

Elevator Maintenance Inspection

214237 - V107518.doc Prepared by KJA Consultants Inc.

For LMS 2412 c/o RE/MAX Property Management Services Date of Inspection: May 25, 2011

KJA C o n s u l t a n t s I n c .

Table of Contents

1. INSPECTION SUMMARY .........................................................................................1

2. EQUIPMENT DESCRIPTION....................................................................................3

3. ELEVATOR PERFORMANCE ..................................................................................5

4. DEFICIENCIES NOTED ............................................................................................6

5. CAPITAL UPGRADES..............................................................................................7

6. PHOTOS..................................................................................................................11


Maintenance Inspection page 1 Abbott Place, 233 Abbott Street, Vancouver, BC

1. Inspection Summary On May 25, 2011, we performed a Maintenance Inspection of the vertical transportation equipment located at Abbott Place (233 Abbott Street) in Vancouver, BC. The purpose of the inspection was to measure the equipment performance, evaluate the quality of operation and maintenance performed, review the condition of the major components and to provide recommendations for repairs, capital upgrades and potential modernization work. KJA did not inspect or test the safety features of the equipment and did not check the equipment for compliance with requirements of the regulating authorities. The elevating equipment at Abbott Place consists of a single overhead geared traction passenger elevator and one unenclosed vertical handicap lift. The elevators were installed by Richmond Elevator circa 1996. The elevating equipment consists of third party supplied components from Virginia Controls, Hollister Whitney and GAL. The handicap lift was manufactured by Specialized Engineering Products Ltd. The units are presently being maintained by Schindler. We were informed that the elevator is being maintained under the terms of a full service maintenance agreement prepared by the contractor, while the handicap lift is covered under a inspection only maintenance agreement. A typical full service agreement covers the replacement of major components in addition to the labour and materials necessary for ongoing repairs, adjustment and preventative maintenance work. Entrances, cab finishes and buried hydraulic components are excluded. We are assuming that repairs required due to accidents or “Acts of God” (flood, fires, etc) are covered by insurance. The maintenance time sheets located in the machine rooms indicate that the contractor is visiting the site generally on a monthly basis although none of the 2010 annual maintenance tasks have been signed as complete. The maintenance contractor should complete all maintenance tasks at their scheduled intervals and sign on the logbook as complete. All outstanding maintenance tasks should be completed immediately. The mechanical, electrical and hydraulic equipment in the machine rooms and hoistways appear to be in satisfactory condition with no unusual noises or vibrations. The equipment performance such as floor to floor operating times, door operating times and nudging times can be improved upon. These and other issues noted during our inspection are outlined in the Deficiencies Noted section of our report. This list of deficiencies should be forwarded to the maintenance contractor for action. It is reasonable to expect that they should be able to adequately rectify these issues within 60 days. The vertical handicap lift was not operational during our inspection. We understand that the unit has not been functional for almost a full year. We reviewed the unit with Schindler who informed us that the unit runs on DC batteries which are connected to an AC power source for charging. We were informed that the existing DC batteries cannot hold a charge and have to be replaced; a proposal has been submitted by Schindler for this work. This could not be confirmed as there are no wiring prints for this unit located on site. Both Schindler and Richmond Elevator (the past maintenance provider) have



confirmed that they have no prints in their possession. This unit was manufactured by Specalized Engineering Products Ltd. Please note that we have no prior knowledge or experience with this company. We have left multiple messages with Specialized Engineering Products located in Langley, BC, but have not received any return calls and cannot confirm if this is the same company that manufactured this lift. While it is possible to convert this unit to run directly from AC power, it is likely that without any wiring prints for review, the cost to design and implement the conversion of this unit will be significant. In addition, the elevator contractors we contacted are hesitant to take on this scope of work. Later in this report we have listed some upgrades that may be considered or required over the next 15 years. Short of these items, we do not anticipate any immediate major problems that would require capital expenditures. Any major repairs short of vandalism or “Acts of God” should be covered under the terms of a full service maintenance contract.



2. Equipment Description Passenger Elevator Number of elevators.......................................................................................................... 1 Building designation.......................................................................................................... 1 Installation number.................................................................................................... 15975 Usage................................................................................................................. passenger Manufacturer ................................................ Richmond using Virginia Controls equipment Date installed ..................................................................................................... circa 1996 Maintenance contractor........................................................................................ Schindler Capacity (lbs) .............................................................................................................. 2500 Floors served ..............................................................................................................*1 - 8 Contract speed (feet per minute) .................................................................................. 150 Governor tripping speed (feet per minute) ........................................................ no data tag Counterweight tripping speed (feet per minute) ................................................ no data tag Controller model................................................................... Virginia Controls Micro VFAC Machine type................................................................................. Hollister Whitney 53 BS Motor type .............................................................................................. Imperial 15 hp AC Drive method............................................................................................... geared traction Drive type ............................................................................Mitsubishi Freqrol A200 VVVF Auxiliary brake...............................................................Hollister Whitney 600 rope gripper Roping ratio......................................................................................1:1 (5 x 1/2” diameter) Door type....................................................................................single speed side opening Door operator ............................................................................................GAL type MODL Hall door interlock ......................................................................................... GAL type MO Door protection................................................mechanical safety edge with dual light rays Door width ......................................................................................................................42" Door height.....................................................................................................................84” Cab dimensions (w x d x h)..........................................................................80” x 51” x 96" Car guide.......................................................................................................slipper guides Counterweight guide .....................................................................................slipper guides Car operating panels............................................................................................main only Arrival signal...............................................................in car lantern with dual chime gongs Car / Hall position indicator: .........................................................analog / analog at floor 1 Communication ......................................................................................handset telephone Firefighters' Emergency Operation ................................................ Phase I and II provided Emergency power ................................................................................................. provided Security ........................................................................................................... not provided Car door restrictor ........................................................................................... not provided Hall door safety retainers ..............................................................lower retainers provided



Unenclosed Vertical Handicap Lift Number of elevators.......................................................................................................... 1 Building designation........................................................................................ Handicap lift Installation number.................................................................................................... 16639 Usage..................................................................................................handicap/passenger Manufacturer .......................................................... Specialized Engineering Products Ltd. Date installed ..................................................................................................... circa 1996 Maintenance contractor........................................................................................ Schindler Capacity (lbs) ................................................................................................................ 600 Floors served ............................................................................................... street level, 11 Contract speed (feet per minute) ...................................................................................... 6 Drive method.................................................................................lead screw drive system Lift type...............................................................................unenclosed vertical platform lift Operation type.........................................................................constant pressure operation Door type................................................................................... front and rear swing doors Door operator .......................................................................................................... manual Door protection................................................................................................ not provided Door width ............................................................................................. front and rear - 42" Door height...........................................................................................................front - 80” ............................................................................................................................. rear - 36" Platform dimensions (w x d)..................................................................................32” x 54” Car operating panels............................................................................................main only

1 Lift serves floor 1 through rear doors.



3. Elevator Performance Items in Bold require attention and are noted in the Deficiencies section below. Passenger Elevator Parameter Measured Values Recommended Values Designation 1 -Operating speed up: 100 150 ± 1.5%Operating speed down: 92 150 ± 1.5%Operating time up: 17.8 14.0Operating time down: 20.3 14.0Door open time: 5.4 2.8Door close time: 4.1 3.8Car call dwell time: 3.0 2.0 - 3.0Hall call dwell time: 4.7 3.0 - 4.0Nudging time: n/a 20Levelling accuracy: ± 1/4 ± 1/4Door closing force: 28 ≤ 30Running noise level: 55 < 55Fan noise level: n/a < 55Door noise level: 64 < 65 Notes on Performance Data I. The operating time is measured from the time that the doors begin to close until they are three

quarters open at the next floor. II. The door open time is measured from the time that the doors begin to open until they are fully

open. III. The door close time is measured from the time that the doors begin to close until they are closed. IV. The car call dwell times are measured from the time that the doors stop in the fully open position

until they begin to close, while responding to a car call. V. The hall call dwell times are measured from the time that the doors stop in the fully open position

until they begin to close, while responding to a hall call. VI. Unless otherwise stated, times are in seconds, distances are in inches, speeds are in feet per

minute, capacities are in pounds, and forces are in pounds.



4. Deficiencies Noted The items noted here should be forwarded to the maintenance contractor for action. It is reasonable to expect that they should be able to adequately rectify these issues within 60 days. An itemized written response confirming completion should be provided.

Passenger Elevator: 1. The operating speeds in both the up and down directions are slow. The

equipment should be adjusted such that the operating speeds are within the acceptable variance from the rated speed indicated in the Performance Data table.

2. The operating times in the up and down directions are long. The equipment

should be adjusted such that the operating times do not exceed the recommended values indicated in the Performance Data table.

1. The door open time is long. The door equipment should be adjusted such that

the time does not exceed the recommended value indicated in the Performance Data table.

2. The hall call dwell time is long. The dwell times should be adjusted to conform

with the recommended values in the Performance Data table. Do not change the dwell times without first confirming the desired times with the site manager.

3. The cab fan was not operational during our inspection.

4. The dual light ray door re-opening sensors where not operational during our

inspection. These should be made functional. 5. The down hall call button at floor 5 is burnt out. 6. The in car phone is programmed to automatically dial out to Richmond Elevator

(the prior maintenance provider). The phone should be re-programmed to automatically dial out to the Schindler 24 hour call centre.

7. The annual maintenance task J2.11 - Examination and test of free-fall,

overspeed and uncontrolled low-speed protection devices (now designated as maintenance task 4.11 in the B44.2-07 code) as required by the regulating authority has not been signed as complete for in any of the maintenance logs dating back to 2007. This task should be completed on schedule.

8. There is no indication of when the last 5 year governor tests were performed.

This should be confirmed by the maintenance contractor. Vertical Handicap Lift: 9. The handicap lift is not operational.



5. Capital Upgrades The typical elevator “full maintenance” contract covers the replacement of major components in addition to the labour and materials necessary for ongoing repairs, adjustment and preventative maintenance work. Entrances and cab finishes are normally excluded. As long as full maintenance is purchased the only additional costs to the Owner, during the first twenty to thirty years of use, should be for malicious damage and repairs to the elevator cabs and entrances. We are assuming, of course, that repairs required due to accidents or “Acts of God” (flood, fire, etc.) are covered by insurance. The costs noted are budget figures only, are based on the current market and are in present dollars. The actual costs may vary depending on the time of tendering, the actual detailed scope of work and market conditions. The figures listed below do not include work required by other trades in conjunction with the elevator work.

Required Work: 1. Upgrade from mechanical safety edges and dual light-rays: Passenger

elevator - The door reopening equipment presently installed consists of a mechanical safety edge and dual light-rays. The dual light-rays do not cover the entire entrance. Since there are only two light-rays at fixed heights whose interruption would reopen the doors without contact, the mechanical safety edge will sometimes be required to initiate door reopening by contact with a person or object. The door equipment can be subjected to significant wear and tear as a result of this. However, reopening of the doors by an infrared multi-beam device can be accomplished by interruption of any one of the multitude of invisible beams, not requiring contact with a person or object. This device thus improves the reliability of the elevator. We have experience with legal cases where the question arises as to whether the owner should have installed the "multi-beam light curtain" so as to minimize risk to the passengers, hence our recommendation to upgrade the door protection. The cost would be in the area of $2,500 per elevator car entrance and should be performed within the next twelve months.

2. Platform Lift - The platform lift appears to be in acceptable condition (though it is

currently non-operational due to the indicated battery replacement requirement). and we would expect it to remain operational and reliable for an approximate lifetime of 15 to 20 years, depending on use, although the power/battery issue with this unit has rendered it non-operational. This type of device is often used, contrary to government regulations, for material transportation instead of the intended handicap use - this can substantially affect the life of the equipment. Due to the specialized nature of the platform lift, the entire unit would be replaced rather than modernized. The estimated cost of the replacement would be in the range of $35,000 to $50,000. Due to the reluctance of the elevator contractors to implement the conversion of this unit for direct operation on A.C. power and the unpredictability of conversion costs, it appears that the choices for its continued operation lie between



continued replacement of the batteries and replacement of the entire unit as detailed above.

Recommended Work: 3. Major Control Modernization: Passenger Elevator - The typical elevator "full

maintenance" contract covers the replacement of major components in addition to the labour and materials necessary for ongoing repairs, adjustment and preventive maintenance work. Despite this, over time some components will require modernization. Certain elevator components may soon no longer be readily available. This will require that the maintenance contractor make arrangements to purchase parts from an external supplier or have parts manufactured and repaired locally. Although this is not the owner's direct concern, it will result in some delays and difficulties in implementing a proper maintenance program. Additionally, service personnel capable of performing the numerous adjustments necessary to keep the equipment operating will become increasingly difficult to find as newer equipment designs become more predominant.

Given the quality of the equipment and the decreased reliability likely to be provided by the system due to its type and vintage, we estimate that a major modernization will be required within the next 15 to 20 years. The scope of work would include replacement of the present controller with a newer design of microprocessor-based controller, replacement of the drive system with a newer solid state drive (such as VVVF drive), fixture replacement and refurbishment or replacement of the geared machine and motor. The cost for this would be in the area of $140,000 per elevator.

4. Barrier-Free Access Recommendations: Passenger Elevator - The elevator

does not meet the Barrier-Free Access recommendations (as listed in Appendix E of the Elevator Code). It should be noted that it is not currently mandatory to modify existing buildings to comply with Appendix E, although most new buildings and a number of public buildings are taking steps to meet the Code. In order to comply with the recommendations, the following would need to be provided:

• New car-operating panel equipment with all controls oriented according to

the barrier-free access requirements; • A voice synthesizer for floor annunciation or floor passing tone; • Infra-red multiple beam door detectors (or nudging with the existing dual

light rays needs to be made operational).

The cost for this work would be in the area of $11,000 (assuming new infrared multiple beam door detectors are installed and should be performed within the next two to three years.

5. Addition of a Car-Door Restrictor: Passenger Elevator - There is currently no

car door restrictor provided. The addition of a car door restrictor would prevent the car door from being manually opened by more than 100 mm, except when



the car is within the unlocking zone (extending at least 17 mm above and below the landing floor level, and possibly as much as 450 mm). This safety device reduces the risk of people falling down the hoistway while attempting to exit a stalled elevator.

The Safety Code for Elevators (B44-07) requires a car door restrictor on all new installations. While it is not mandatory on existing installations, we believe it is a desirable safety enhancement. It is also possible that this Code requirement will be made retroactive at some point in the future. We recommend budgeting in the area of $3,000 per elevator to perform this work within the next one to two years. The cost for this would be negligible if performed in conjunction with a major control modernization.

6. Addition of Hall Door Retainers: Passenger Elevator - The elevator hall doors

are not provided with upper safety retainers. These safety devices are now required by code for new installations and prevent the hall doors from being pushed off the tracks and into the hoistway. While it is currently not mandatory to install hall door retainers on he elevator, some jurisdictions have made it mandatory to provide safety retainers on installations with particular door types. Whether mandated or not it is our opinion that the hall door retainers are a desirable safety measure. We recommend budgeting the $3,000 to perform this work within the next one to two years. The cost for this would be negligible if performed in conjunction with a major control modernization.

7. Equipment Guarding: Passenger Elevator - There is a trend across Canada

towards providing greater safety for workers on elevator equipment. These statutory requirements are as yet not definitively outlined.

It is expected that the requirements will detail machine guarding methods and list the equipment in the machine room that requires guarding, such as drive sheaves, machine brakes, commutators, selectors and governors and high voltage connections. We would expect that this work would be carried out by qualified, licenced elevator contractors. While we cannot determine the timing or extent of future regulations, we estimate the current cost of the likely scope of work to be in the range of $15,000 per traction elevator, although this figure will decline with increased competition and installation experience. A budget figure of $12,000 per elevator is recommended. The cost for this could be reduced if performed in conjunction with a major control modernization.

8. Code Changes - Code adoptions have steadily increased over the last few years

such that the interval between changes has been reduced to a few years. We recommend budgeting funds at five year intervals to address future code changes. Without being able to pinpoint these changes, it is reasonable to assume that they would require in the area of $3,000 per device every five years.



9. Vandalism - We recommend budgeting funds to repair vandalism in elevator cabs. No precise figure can be assigned since much depends on the location and environment but we suggest allowing a figure of $2,000 per unit every five years.



6. Photos Photo 1 – Passenger Elevator Controller



Photo 2 – Passenger Elevator Hoist Machine



Photo 3 - Passenger Elevator Car Top



Photo 4 – Passenger Elevator Pit



Photo 5 – Passenger Elevator Door Operator



Photo 6 – Platform Lift - Driving Device



Photo 7 – Platform Lift - Batteries



Photo 8 – Platform Lift

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