Vertical Systems Analysis

running properly?

Q: Who is Vertical Systems Analysis?

A: VSA is a licensed, certified and insured elevator consulting company. We provide a wide range of customized services designed to help extend the life and lower the cost of your vertical transport systems. These services include in-depth Elevator Surveys, as well as Preventive Maintenance Monitoring (PMM) and Modernization Monitoring. In fact, once your elevators have been evaluated, we suggest you consider PMM to make sure your service company is committed to keeping your elevators in peak condition and extending their life expectancy.

In addition, we perform mandated elevator inspections as required by New York City law. While many owners and managers use their elevator services companies for this inspection, VSA offers an objective, third-party opinion on repairs, replacements and violations, uninfluenced by the financial considerations of a service contract that would call for them to do any work cited in the inspection.

VSA also schedules in-house training for real estate companies on elevator maintenance, codes, fire safety and security. We are a member of the National Association of Elevator Safety Authorities the Council of New York Cooperators and the American Society of Mechanical Engineers. Our staff stays up-to-date by regularly attending training programs at American Society of Mechanical Engineers and the National Association of Elevator Safety Authorities. We have no affiliations with or connections to any elevator service or contracting company.

Edward Voll, president, has many years of experience in elevator trades, including involvement with elevator engineering, new installation, micro processors, electrical design and hands-on trouble-shooting. He has served as a consultant, city elevator inspector, manager, foreman and mechanic. His B.A. and A.A. degrees in communications helped him develop a fundamental understanding of the vertical transportation industry. Mr. Voll, a member of the Inspector's Manual Committee of ASME, was a lecturer at New York University's Real Estate Institute and the Apartment House Institute. He taught courses on elevator codes and management to professionals in the property trades.

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Q: Why should I hire an elevator consultant?

A: Consultants provide an objective set of eyes and a level of expertise that cannot be obtained from an incumbent or profit driven elevator contractor.

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Q: What qualifications should I look for in an elevator consultant?

A: The company should have a proven track record, you don't want the person or company to learn on your time. The company should also be licensed, qualified and insured. Today minimum insurances just don't cut it. The consultant you hire should be willing to explain all the small details to you and not force his/her "will" on you. It is an inactive process.

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Q: When should I hire an elevator consultant?

A: If your elevator system is having problems and you are not receiving adequate service or answers you should consult an elevator expert. If you are planning any upgrade work an elevator expert if ethical, can help you save a lot of money by competitively bidding the project.

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Q: What are the most important questions that should be answered when an elevator consultant evaluates existing maintenance?

A: When evaluating existing maintenance, the general idea is to determine whether all components are working up to current standards or if repairs or replacements are needed. Also, the contractor's maintenance agreement is looked at to determine if any changes need to be made to better serve the client. A qualified consultant will be able to tell you if a modernization is necessary at the present time or in the future, based upon the evaluation of the equipment.

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Q: What should I look for in a Maintenance Contract?

A: Maximum Coverage. Typically maintenance contracts favor the contractor and not the building. Contracts created by VSA are geared towards benefiting the buildings, as it should be.

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Q: How can I get the best price for elevator service?

A: We can survey your equipment and bid out your elevator service contract to ensure you the best possible price, coverage and service possible.

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Q: What is an Elevator Survey?

A: An Elevator Survey is an in-depth, comprehensive inspection of all equipment, using every test and calibration device necessary to determine the quality of your elevator. In complete accordance with both local and national standards, our complete accordance with both local and national standards, our evaluation establishes the longevity of all elevator equipment, so you can plan ahead and catch minor repairs before they become major ones. We identify unjustified or incorrect recommendations made by dishonest or less-than-expert contractors, and we confirm the actions of reliable ones, so you can rest easy that you'll get no surprises down the road.

How your elevator contractor services your elevators is often a function of their bottom line. Depending on your contract coverage, it may be in his best interest to wait until uncovered parts require replacement instead of repair, or to recommend unnecessary repairs and replacements that are not in your agreement. Or, when most contingencies are covered, the contract may be more profitable if he puts in minimal time and only services breakdowns. Whether your contractor is reliable, self-serving or lacks an objective, expert third party can provide you with the extra insurance that your elevator is getting exactly what it needs and that you are paying exactly what you must.

Our impartial, critical review of your elevator can improve performance and reduce maintenance costs. It leads to better service and can offset the cost of modernizations down the road. An Elevator Evaluation can benefit the performance and efficiency of all elevators by pointing out what needs to be done, but it is especially useful for problematic or questionable elevators. In those cases, a timely Evaluation can help you get your elevator up to par sooner rather than later and with less expense and down-time.

If your elevator is being under serviced, an Evaluation can uncover an accident waiting to happen, it can offer ways to make your tenants and passengers happier and more satisfied with the building's services. The average life expectancy of an elevator is 30 years, and we make sure your elevator lives to a ripe old age. We earn our money by saving you money, aggravation and possible liabilities.

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Q: What does an Elevator Survey include?

A: Our Elevator Survey consists of seven parts:

Equipment Profile -- For reference purposes, this section lists the number and type of elevators in your building and outlines the brands and capabilities of equipment found in each.

Maintenance Deficiency Checklist -- Here, we discuss all problems or violations and indicate possible dangers to the riding public. We provide an objective evaluation of the level of preventive maintenance being performed and furnish a list for contractor compliance. For example, if the hoist cables are rusting or the overhead sheaves are showing wear, we will recommend that your service company replace them.

Performance Evaluation -- This is a comparative study of how well your elevators are operating compared to industry standards. We provide all necessary calibration and measuring devises to perform an in-depth equipment analysis and then we critique how the elevators operate in terms of original design specifications. Evaluation can include:

Traveling performance -- e.g., how long it takes to close the doors, travel from one floor to the next, and open the doors at the next floor.

Standing performance -- e.g., how long a car waits after a passenger gets off if no one called to get on; how long it waits for someone to enter; how long, when passengers are both entering and exiting.

Examination of lighting, noises, vibrations, floor leveling at stops, efficient door closings and openings, etc.

General Comments -- This section provides greater detail on the condition of your elevators. It describes both necessary and optional repairs and replacements, referring to items mentioned in the performance evaluation and on the maintenance deficiency checklist. The General Comments section also directly addresses any of your original complaints and concerns.

Department of Buildings Research -- As an added service, we research your elevator's file with the Building Department. We make sure there are no outstanding fines or inspections. We let you know if you need to do anything to bring your building or elevators up to date.

Recommendations and Explanations -- Here, we document corrective measures to restore safe, dependable elevator service. We recommend repairs and modernizations and outline explicitly what each elevator needs. We also provide an Elevator Log for you to document all elevator shutdowns and routine preventive maintenance visits. With the Elevator Log, we can determine if your contractor provides sufficient preventive maintenance and if he solves your elevator problems instead of simply returning the elevator to service.

Cost Analysis -- This is an approximation of how much it will cost to comply with our recommendations. The Cost Analysis will be helpful when you solicit job costs, either from your present of another service company.

We also review maintenance agreements and work proposals currently in effect, and perform comprehensive elevator inspections such as National Elevator Code A17.1 and A17.2 or New York City's Local Law.

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Q: Is it necessary to have an elevator / escalator survey performed?

A: If you are experiencing any type of problem or frequent shutdowns of your equipment, or receiving complaints from your tenants, it is a good idea to have a survey performed. A survey is a comprehensive, detailed examination of all equipment, to determine the condition of your vertical transportation system. Once all the pertinent information is gathered, you are then presented with a comprehensive analysis of your equipment, which in turn will enable you to make educated, economical and sensible decisions with regard to your vertical transportation system.

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Q: What does a Mandated Inspection consist of?

A: In the course of the inspection, Vertical Systems Analysis will:

Conduct all necessary examination and calibrations required by the city under Local Law 10/81. A thorough inspection should take at least half an hour per elevator.

Furnish a complete report to you for each elevator and escalator inspected. These will document all problem areas that don't conform to Local Law 10/81, and give you an overview of how well your contractor is performing preventive maintenance.

File all necessary documents and fees with the Department of Buildings.

Furnish you with copies of all the reports we file and all cancelled checks for code compliance costs.

Maintain ongoing files of our own for your convenience. There's no need to worry if we're no longer doing business with you that you can't get your records.

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Q: Why should I have an elevator consultant perform my NYC required Mandated Inspection, (aka Local Law 10/81)?

A: When your elevator contractor performs this inspection, they are essentially inspecting their own work. An objective third party will ensure that your elevators are running safely and up to Code. We will make you and your contractor aware of any possible violations at the time of inspection before the NYC Department of Buildings does.

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Q: Should I modernize?

A: The first question that needs to be answered is whether a modernization is called for. Some points to consider:

Are your elevators or escalators an eyesore?

Are they more than 15 years old, when systems start showing their age?

Have there been complaints from tenants?

Are you also upgrading the rest of the building?

Is my vertical transportation system adequate for the number of people the building serves?

Has the tenancy and numbers changed recently, calling for different elevator service?

Are there excessive delays as people travel from floor to floor?

Have there been an inordinate number of breakdowns or repairs?

Do performance inefficiencies, such as inaccurate leveling, long waiting times, lobby congestion, slow-open doors, needlessly annoy passengers?

Are replacement parts obsolete and therefore hard to get?

Are there any safety hazards or code violations?

Have building codes recently changed, calling for additions or modifications?

Performance deterioration can be so gradual that it's hardly noticeable. What you can see is increasing tenant dissatisfaction and growing competition from neighboring buildings. If that's the case, it may be time to consider a modernization program.

Benefits: Greater elevator efficiency and safety; improved service; lower operating costs and more satisfied tenants.

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Q: Once I decide, what's the next step?

A: Next, you must decide exactly what you need. That's an area where Vertical Systems Analysis can help. Together, we'll consider if you have to replace most or only parts of the system, and if modernization plans comply with all codes.

We'll design a flexible plan that allows for future upgrades as needed, rather than forcing you to throw out the entire system and begin costly overhauls from scratch. We'll also recommend a work schedule and equipment then meet the individual building's needs. And, since elevator modernization does make your system work harder and more efficiently, we'll make sure new additions won't strain your old equipment with work it can't handle.

In order to determine variables in the elevator program, we also need to assess:

What your building's present and projected population is.
When peak arrival and departure times occur.
If there are multiple-floor tenants who also have interfloor traffic requirements.
If there are building areas such as company cafeterias, conference rooms or stores that may call for special traffic consideration.

In addition, we can also conduct studies on average time between floors, average waiting time, door times, frequency of stops and average peak-period elevator loads. We can compare these results with accepted industry standards for similar buildings. Then you'll be able to decide if your elevator's performance is meeting your tenants' needs and, if not, how it can be improved.

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Q: What kinds of modernization programs are available?

A: After our preliminary study, you should be pretty clear on what your system needs. Aesthetic improvement may be all that's required. On the other hand, outdated equipment and poor performance may be the culprits. You may also need an overhaul because of extensive code violations or upcoming code changes. Or, you may find your program consists of a combination of these. VSA's assessment study and your finances will help you make the final decision.

Aesthetic Modernization. If your elevator cab looks like it belongs in a museum, it may be time for an external overhaul, especially if you've renovated other parts of the building. You'll increase the value and desirability of your property and compete more successfully with other buildings.

Aesthetic checklist:

modernization or replacement of cabs

replacement of signal fixtures, control panels or door lobby computer dispatching monitor assemblies

upgrade of lighting and carpeting

addition of lighting and carpeting

elevator hall fixtures

hi-tech additions such as computerized voice messages and digital elevator floor position indicators

Performance or Equipment Modernization. An elevator is at its peak performance when passengers fail to comment on it. Otherwise, they're noticing delays, bumpy rides, uneven leveling, noisy equipment and other inefficient items. A complete equipment evaluation should cover all the equipment in the machine rooms, hoistways, pits, cabs and lobbies. The evaluation, plus your history of tenant complaints, will help you decide which parts need to be repaired or modernized and which can remain as is.

Performance and Equipment checklist:

Improvement of all performance times

Faster or more efficient elevators

Motor and Machine replacement

Controller and Selector replacement

Overlay, dispatching system.

Meter Elevators

Safety and Security Modernization By staying current with all safety codes, you can avoid hefty penalties as well as possible accident liability. Up-to-date security precautions will also tell your tenants that you care about protecting their premises. Many of these state-of -the-art options weren't around when your elevator was first installed, and can now be used as selling points with current and potential tenants.

Safety and security checklist:

Compliance with fire codes, e.g., automatic elevator return to main floor in event of fire

Priority override for medical emergencies

Standby generator systems for electrical power outages

Safeguards against unauthorized elevator operation and other security features

Intercom/Autodialer systems

Floor lock out systems

Remote monitoring of entire system

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Q: What are some of my options?

A: At one time, when the equipment didn't measure up, all you could do was repair or replace existing parts. Now, there is a wealth of options available, from simple enhancements to complete modernizations.

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Q: After a modernization, how can I make sure the equipment keeps running properly?

A: We have designed an Elevator Modernization Quality Assurance Program (EMQAP) to keep newly modernized elevators running dependably and safely. We will evaluate the ongoing preventive maintenance and document our findings.

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Vertical Systems Analysis, Inc. / 322 8th Avenue - Suite 201/
New York, NY 10001 / Ph: 212-989-5525 / Fx: 212-989-6860