The average lifespan of a commercial elevator is between 20 and 25 years. While that seems relatively long, consider this: it can cost $200,000 to $300,000 to replace a single elevator cab in a condominium!
Considering that high number, we want to share some effective ways condo communities can prolong the useful lifespan of their elevators.
Table of contents
- Elevators are costly systems
- Types of elevators
- Preventive maintenance: the key to reducing elevator costs
- Cleaning
- Documentation
- Code compliance
- Promote proper usage
- Predictive maintenance: the next big solution
- How to know when it is time to replace an elevator
Elevators are costly systems
Before we get into the importance of preventive maintenance for condo elevators, it’s helpful to see just what it takes to maintain an elevator.
Keep in mind that these costs are estimates and will vary depending on the height and age of your condo building, type of elevator, and where you are located.
Commercial elevator costs
| Category | Service | Cost |
| Installation | ||
| $200,000 per cab | ||
| General | ||
| Inspection – routine | $150 – $350 | |
| Inspection – major alteration | $1,600 | |
| Minor repair | ||
| Broken door sensor | $200 | |
| Stuck door | $800 | |
| Major repair | ||
| Cable replacement | $4,000+ | |
| Door replacement | $5,000 | |
| New motor | $5,000 – $10,000+ | |
| Emergency repair | ||
| $2,000+ | ||
| Replacement | ||
| Complete replacement | $200,000 per cab | |
| Annual License | ||
| May include service such as an inspection | $400 |
Again, costs depend significantly on variables such as the type of elevator you have, and the age and size of the condominium. Understanding these variables is key to budgeting effectively and ensuring the elevator meets the needs of the community.
Types of elevators
Did you know that there are different categories of elevators? Here’s a brief description of the most common types.
Hydraulic elevator
Hydraulic elevators are simple in design and layout (as far as elevators go). Their operating system has less machinery compared to more industrial elevators.
Hydraulic lift elevators use a hydraulic piston to raise and lower passengers. Hydraulic units need a pump and piston to do their work, which usually means a pit is required underneath the elevator to store the components.
These elevators are more affordable, but aren’t always the most economical choice when it comes to energy conservation. Hydraulic elevators need a lot of energy to operate, and the entire system must be fully pressurized in order to prevent leaks.
Hydraulic elevators are best suited for low-rise buildings (less than 8 storeys high). They can also be noisy, which can be an annoyance for some residents.
Traction elevator
Traction elevators are among the most common models used in commercial spaces. These elevators rely on cables and a winch or pulley system to lift and lower passengers. The components are sometimes housed in a machine room at the top of the elevator shaft.
High-rise condo buildings prefer this type of elevator because it is fast and energy efficient. This type of elevator is more expensive, but it is reliable, safe, and attractive.
Rack and pinion elevator
Rack and pinion elevators are commonly used in construction, maintenance, and manufacturing sectors due to their sturdiness and heavy load capacity. They are strong and can move very quickly. Their design allows for continuous use without the general wear and tear often experienced by conventional elevator systems.
Rack and pinion elevator systems do not operate with the help of any hoist ropes or cables like traction drive elevators do. Instead, the drive assembly is installed directly on the top of the car platform. The drive gear (known as the pinion) is attached to the motor which drives the pinion gear and provides power to the system.
This elevator moves on a permanently mounted gear track. As a result, the rack-and-pinion elevator enjoys the protection of a no-slip system.
Preventive maintenance: the key to reducing elevator costs
Now that you have a greater understanding of how much it costs to replace a condo elevator, let’s explore ways you can prolong its useful life.
No surprises here. Preventive maintenance is the absolute best way to keep an elevator in peak performance mode. Preventive elevator maintenance involves regular inspections and maintenance of an elevator in order to identify potential issues and correct minor problems before they cause an elevator to break down.
Instead of paying a premium to replace an entire cab or initiate emergency repairs, your condominium can budget accordingly and spend less on small repairs and adjustments. Not only is this a better financial strategy, but it reduces the time that cabs have to be shut down (few things aggravate an entire condo community more than a broken elevator).
Preventive elevator maintenance typically includes the following tasks:
- Inspection – a professional completes an inspection for damage and general wear and tear. In most jurisdictions, regular elevator inspections are mandatory in order to comply with applicable standards and codes
- Lubrication – moving parts are lubricated to reduce friction and wear
- Testing – the elevator’s safety features, such as the brakes and door sensors, are tested to ensure they respond appropriately
- Adjustment – components may be adjusted to ensure proper operation
- Replacement – worn or damaged parts are replaced to avoid big failures or prevent other parts from working harder than they need to
Cleaning
Cleanliness is another factor that can impact an elevator’s useful lifespan. Dirt and debris can cause significant wear and tear over time, leading to breakdowns. Keeping elevator parts clean can help ensure a smooth ride for everyone.
Documentation
Getting the work done is important, but keeping records of that work is equally important. A maintenance log, detailing all the work performed, enables communities to have a record of the elevator’s status, and schedule timely intervention. Over time, these records can be used to predict when work will need to be completed next.
We recommend digitizing records to simplify the process of updating logs. Condo Control lets you create individual components under each system so that you can create detailed records about each part. Component information can be viewed or updated from any computer.
The best part is that you can schedule recurring maintenance activities all at once. Set repair dates for the quarter or the whole year, and get on with other tasks.
Code compliance
Code compliance ties into preventive maintenance because it requires condominiums to do certain things to keep these systems safe.
For example, in Ontario, the Technical Standards and Safety Act, 2000 states that:
(1) Every owner of an elevating device and every contractor shall maintain a log book for each elevating device that they own or maintain, and the log book shall contain up-to-date data on,
(a) all maintenance functions required to be recorded in the log book by the applicable code, standard or requirement referred to in the code adoption document or any applicable director’s order; and
(b) such other data as are required to be kept in the log book by this Regulation. O. Reg. 209/01, s. 34 (1); O. Reg. 252/08, s. 20.
(2) The log book shall be kept for a period of at least five years from the date of the last entry in the log book. O. Reg. 209/01, s. 34 (2).
Similarly, there are requirements for licensing, signage, and who has authority to perform work on elevators.
All of these rules help ensure elevators are properly cared for. Though they may be tedious, they work together to maintain reliable operations and resident safety.
Compliance is necessary to satisfy not just legal requirements, but also the moral duty to tenant protection. By following the rules, you’re actually saving your community money.
Promote proper usage
It doesn’t happen often, but when residents misuse elevators (hold the door open or hit buttons with too much force), unnecessary problems may follow.
Educating residents on elevator etiquette can reduce strain on the system. Simple guidelines, like not overloading the elevator and reporting issues to management, can make a big difference.
Predictive maintenance: the next big solution
Preventive maintenance involves scheduling repairs or inspections at certain times. Predictive maintenance is more dynamic. Usually powered by AI and IoT sensors, AI predictive maintenance involves real-time performance updates of elevator performance.
The sensors will let the manager or board know when something is off, prompting a call for a repair. The AI algorithm processes months or even years of data to more accurately predict when a component will need care.
As a result, condo residents experience minimal service disruptions, and repair costs are reduced since mechanics are called in at exactly the right time.
How to know when it is time to replace an elevator
Even well-cared-for elevators will need to be replaced at some point. A reserve study will be the best and most accurate way to determine when your elevator’s useful lifespan will come to an end, but here are some other signs to look out for:
- Frequent breakdowns – an elevator is breaking down more often than it used to
- Outdated technology – old elevators may be more inefficient, which can rack up costs
- Slower operation – over time, elevators lose speed and efficiency
- More complaints – If many residents are coming to you with concerns about elevator doors not closing properly, the elevator jerking, or strange noises, it might be time to replace the cab
