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One of eight primary systems in a building.
The conveyor system provides vertical transportation within the building and includes assets such as
Financial analysis of the systems can be found at:
Risk management is about identifying the undesirable things that could happen to the organization, to the people who live and work in the building(s) and the things that must be done to avoid (or to lessen) the negative impact.
Some of the primary risks (the “consequences”) that are to be avoided or mitigated through management of the elevator system are as follows:
Operations is about the day-to-day activities in the building that must be coordinated amongst different people with a variety of skills. Listed below are some of the things that should be considered in estimating the level-of-effort to directly operate (or indirectly care for) the elevator assets and the composition of the team that will be required.
Maintenance is defined as work done to preserve the elevator assets over their useful service lives, without unforeseen repairs or major renewal. Included below is a summary of the things to consider for ongoing maintenance and periodic repairs of the different components of the elevator system.
Just like the fire safety assets, elevators assets are also regulated for safety reasons and subject to statutory maintenance requirements. They are always maintained on rigid schedules under a preventive maintenance program with no room for flexibility.
Repairs to elevator equipment is almost always covered under the terms of the maintenance service agreement, except for misuse and abuse. Vandalism inside the elevator cars and the call button panels in the hallways is constant challenge for some organizations and requires ongoing diligence by the O&M team.
The organization can play a large role in minimizing repair cost by ensuring that the residents do not abuse the elevators. It is a perennial human condition that some disgruntled residents will take out their frustrations on the elevators.
Capital planning is about making appropriate financial preparations as each of the elevator assets approaches the end of their respective service lives. As assets get beyond a certain age, maintenance is no longer sufficient to stop their physical deterioration (or slow down their obsolescence) and plans need to be made to replace and/or upgrade some (or all) of the components. The elevator system is subject to technological obsolescence. This means that major components eventually need to be replaced because parts are no longer manufactured.
Retrofits and Adaptive Renewals
The elevator equipment is very specialized and regulated for safety reasons. When it comes times to consider a modernization of the elevator controls, an elevator consultant can provide the organization with advice on any energy efficiency opportunities that should be taken into consideration.
Fig. Geared traction elevators typically in high rise buildings.
Fig. Human physiology as an analogy to illustrate the importance of system interaction.
Fig. Retrofit of a elevator controls from relay technology to solid state technology.
Fig. Retrofit of elevator hydraulic cylinder with PVC corrosion protection.
Fig. Expert system by cohort to identify obsolescence of elevator components.
Fig. Hydraulic elevators, typically in low-rise buildings.
Fig. The maintenance plan organized by system across a 12-month cycle.
Fig. Distribution of short-life, medium-life and long-life assets within each of the eight primary physical systems.
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