Having Your Elevator Serviced
Servicing your elevator can be one of the most expensive undertakings in your budget. This is where the old adage “Pay me now or pay me later” really applies. Some owners just opt for the lowest price because they have to have a service program. Another old saying “If it sounds too good to be true, it probably is.” These companies are not donating their services to you nor are their employees, so you have to think to yourself if they are going to stay in business there has to be a way for them to generate a profit. There is usually two ways to do it. The first is to bill you regularly and ignore the equipment until it breaks down, then you get charged for callback services. The other way is to charge you for everything under the sun when they do service it. Either way will cost you more than a reasonably priced program in the long run. The icing on the cake here is that as your equipment deteriorates due to neglect, so does your reputation. Pretty soon you end up with a facility that can only command a rent figure that’s low on the ladder.
So how do you avoid this situation? Just because you’re paying a premium doesn’t mean you will get good service. Ninety eight percent of building owners, managers, mechanics, and facility engineers don’t know the first thing about elevator maintenance. In some states you aren’t even allowed in the machine room or shaft unless you hold a certification or license. Most are at the mercy of the elevator contractor. This creates a need for government inspectors to maintain safety standards. It also creates a market for consultants. So back to the original premise, how do you choose your elevator service program? I highly recommend that you either use a consultant or bring in someone knowledgeable to help you write your contract. Many owners aren’t aware that you don’t have to accept the contractors’ agreement as is. If you can’t generate a complete contract then you can make changes to the agreement that your contractor presents you with. Some advice here is to read carefully. Do not accept a contract with vague promises about servicing “systematically” or “on a regular basis”. Write in your own language, specific language that puts the contractor on a firm schedule. Let them know that when you solicit bids from them. Language such as “monthly service before the 15th of each month.” Specify hours such as 2 hours per traction elevator and 1 hour per hydraulic elevator. Confirm with check in check out procedures that must be followed in order to get paid. Add penalties such as damages of $200 per hour for any responses that take more than 4 hours. Define what a response is, not just a visit from a sales person. Then you have to follow up on the contract and penalize the contractor for missed visits late responses and shoddy work. How does an untrained eye know how well the work is being performed? Over 50% of elevator servicing is housekeeping and cleaning. If a technician keeps everything clean and neat he/she can immediately spot leaks, wobbly parts with worn bearings etc. Your contract should require your servicing company to escort you on a yearly audit throughout the system, in the shafts and machine rooms, viewing the car tops and the pits to confirm that proper housekeeping is being performed. You should take digital photos and compare them from year to year. Yes this will take some of your time but it should pay off well in the long run.
Don’t forget to email me if you have questions or comments. Your suggestions are always welcome.
Thank you,
Ernie
Today’s quote is from General George S. Patton
“Don't tell people how to do things, tell them what to do and let them surprise you with their results.”
