Elevator Maintenance and Repair

Elevator Maintenance + Repair
Harry Vyas
Director
Elevators Unit
The NYC Department of Buildings is a registered Provider with The

American Institute of Architects Continuing Education Systems (AIA/
CES). Credit earned on completion of this program will be reported
to AIA/CES for AIA members. Certificates of Completion for both
members and non-AIA members are available upon request.
This program is registered with the AIA/CES for continuing
professional education. As such, it does not include content that
may be deemed or constructed to be an approval or endorsement
by the AIA of any material of construction or any method or manner
of handling, using, distributing, or dealing in any material or product.
Questions related to specific materials, methods, and services will
be addressed at the conclusion of this presentation.
Copyright Materials
This presentation is protected by US and
International Copyright laws. Reproduction,
distribution, display and use of the presentation
without written permission of the speaker is
prohibited.
NYC Department of Buildings
Course Description
New York City is a vertical city with more than 60,000 elevator stocks
that make 30 million trips each day. Elevators are designed to
transport people in more than 28,000 buildings across New Yorks
dense urban environment.
Maintaining and repairing vertical transportation systems are essential
in providing safe and reliable service to riders and building operations.
A lack of maintenance and repairs may cause elevator failure, reduce
the lifespan of equipment, entrapment and injury.
This course will examine the NYC Building Code and ASME A 17.1
requirements for the maintenance of elevators and escalators. It will
also discuss best practices for maintenance and repairs; including
engineering controls and accident prevention.
2013 BUILD SAFE | LIVE SAFE CONFERENCE

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Learning Objectives
At the end of this program, participants will have learned:
Participants will examine NYC Building Codes requirements administrative

section 28-304.7 and ASME A 17.1 SECTION 8.6 for elevators and
escalators in order to be able to identify specific regulations for elevator
maintenance and repairs.
Participants will examine the Maintenance Control Program and be able to

keep a Maintenance Log that is reflective of manufacturers and code
requirements.
Participants will review best practices for the maintenance and repairs of
elevator and escalators in order to educate on the potential risks while
working on equipment.
Participants will analyze various design and engineering control methods to

enhance public safety during maintenance and repair.

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The Elevators Units Mission

The Elevators Unit ensures the operational safety, reliable service and
lawful use of elevators, escalators, amusement rides and other related
devices throughout New York City by performing inspections and testing.
The Unit enhances compliant development and safety awareness
through the Departments various outreach programs.
The Unit supports development by permitting new technologies under
pilot programs.
Elevator Safety
The public
Elevator personnel
Authorized personnel
Emergency responders
Device Types
Elevators
Escalators
Man lifts
Conveyors
Personnel hoists
Wheelchair lifts
Codes and Standards
NYC Building Code 2008 (Appendix K, Chapter 30)
ASME A 17.1/2003 and ANSI/ASSE A10.4 (Personnel Hoist)
ASME A 17.3/2002 (Existing Elevators and Escalators, as modified

by Chapter K3)
Maintenance and Repair Contract

NYC Administrative code 28-304.7 Required contract
Owner of New and existing passenger elevators shall have contract

with an approved agency to perform elevator repair work and
maintenance as defined by ASME A 17.1- Section 8.6.
The name, address and telephone number of approved agency

under contract shall be maintained at each premises, on the elevator
mainline disconnect switch and in a location readily accessible to
employees of the department, building maintenance and custodian
staff at the premises.
Elevator Maintenance and Repair
Maintenance Control Program
Maintenance Records
Repair
Maintenance, Repairs and Replacement

Shall confirm following code requirements:
Code at the time of the installation
Code requirements at the time of any alteration/modernization

ASME A 17.3-2002 as modified by NYC Building Code Appendix K
ASME A 17.1b-2003, Section 8.6
Maintenance Control Program

MCP shall be in compliance with ASME A 17.1b-2003 Section 8.6.1.2:
Examination, maintenance and tests at schedule interval
Equipment age, condition, and accumulated wear
Design and inherent quality of the equipment
Usage, Environmental condition
Improved technology
Cleaning, lubricating, adjusting applicable components at regular intervals
Repair or replace all worn or defective component where necessary to

maintain installation as per codes and manufacturer requirements
Available at site to elevator personnel
As required by Manufacturer manual

MCP Examples
MCP Examples
MCP Examples
MCP Example
MCP Examples: MRL Elevator (Traction)
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Maintenance Records
Maintenance records shall be in compliance with ASME
A 17.1b-2003 Section 8.6.1.4:
Description of maintenance task performed and dates
Description and dates of examinations, tests, adjustments, repairs
and replacements
Description and dates of call backs (trouble calls), including
corrective action taken
Written record of the findings on the fire fighter service
Available at the site for elevator personal
Maintenance Log Examples

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22
Maintenance Log Example
Maintenance Log Example
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Elevator Application
New installations
Alterations (change in speed, capacity, rise, structural and location)
Replacement and modification (replacement/ modification of

controller, machine, governor, safety etc.)
Elevator use for construction use (new or amendment on existing

application)
Removal
Dismantle
Electrical permit must be filed for electrical work performed on device
Note: An acceptance test is required for all types of elevator applications (except
applications filed under EBN/PPN), and Department inspectors shall perform the
necessary test and inspection, as per the scope of work.
Types of Inspections
Department of Buildings Inspectors:
Acceptance Tests - Permitted Application (new and modernized
devices)
Complaint Inspections (through NYC 311 call center)
Incidents / Accidents and Emergency Response (24/7)
Periodic Inspections
Violation Re-Inspections
Enforcement
ECB violations
PVT/DOB violations
Aggravated I and II
Criminal court summons (under major offenders program)
Work without permit violation
Approved Agency Inspections

On behalf of the building owner:
Category One 1 Year Test (Performed between January 1st and

December 31st annually)
Category Three 3 Year Test (water hydraulic)
Category Five 5 Year Test
All above inspections and tests shall be performed, witnessed by

approved agencies not affiliated with each other
Affirmation of correction inspection (Cat. 1 defects and PVT violation)
Maintenances Issues
Rouge on ropes
lack of maintenance
Hoist Cables
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Maintenances Issues
Undersized Ropes
Hoist cables
31
Maintenances Issues
Severe rust condition
on safety cable drum
Safety Rope
32
Maintenances Issues
Damaged ropes
Hoist Cables
33
Maintenances Issues
Oil leak on
machine
Hoist Machine
34
Maintenances Issues
Lack of oil change
Hoist Machine
35
Maintenances Issues
Electrical
Jumped fuses

36
Maintenances Issues
Electrical
Exposed wiring

37
Maintenances Issues
Electrical
Exposed wiring

38
Maintenances Issues
House
keeping
Dirty pit creating a

fire hazard

39
Maintenances Issues
Safety
Governor switch
blocked

40
Maintenances Issues
Safety
Loose bolts

41
Maintenances Issues
Safety
Brake sleeve
defective

42
Hoist Applications
New Installations
ELV-1 Elevator application
Electrical permit must be filed for electrical work
Construction application must be filed at the borough office for ties

to the building structure and for back structure installation
Hoist Inspection Requirements
Acceptance Inspection and Test Department of Buildings
Audit Inspection Department of Buildings
Hoist Removal Department of Buildings
Cathead/Tower Raise Approved agency Inspectors (Requires 3

days notification)
90 Day Inspection Approved agency Inspectors (Requires Full

Load Test)
Inspections required as per Code and manufactures manual
Required maintenance log at the site

Hoist Maintenance Issue
Hoist Maintenance Issue
Advantages of Maintenance as Per MCP
Enhance safety
Improve service reliability
Increase life span of equipment
Enhance efficiency of vertical system transportation
Avoid costly repairs
Avoid violations and penalties

Elevator Safety
Worker safety
Fall protection
Electrical safety
Proper use of jumpers
Lockout and tag out
Use of caution tape when elevators are serviced

Code requirement
Questions?

Eric Munz, CSP
NEII
NYC Deptartment of Buildings

Best Practices and Engineering Controls for Public Safety
and Mechanics During Elevator/Escalator Repairs in
Occupied Buildings

51
Course Description
This course will cover essential best practices and
engineering controls designed to prevent injury to the
general public and elevator mechanics during the repair of
vertical transportation equipment including elevators and
escalators.

52
Safety Tip
1 new text msg:

Adhere to Safety
Rules; Save
Lives. Dont just
be compliant; be
committed.
A few over-the-counter drugs like antihistamines,

cough syrups, and cold medications can create
drowsiness. During allergy season, take notice of the
side affects and adjust use accordingly.

53
Agenda
Public Safety Factors
Car Control
Jumper Management
Caution Tape
Deep Pit Protection
Barricades
Mechanic Safety Practices
Access/Egress MR
LOTO/Electrical Safety
Jumpers
Mechanical Safety
Hoistway Access Procedure
Fall Protection
Safety Culture, Creation & Maintenance

54
Elevator Safety General Public

CAR CONTROL
Maintained while on inspection mode, removing the unit from
the bank
Electrical and mechanical energy is isolated during repair tasks
Safety Chain includes: door lock, inspection switch, stop
switch
De-Energize
Inspection
Control

55

JUMPER MANAGEMENT
The controller is programmed to prevent unwanted movement of
the car, jumpers defeat these circuits
Robust management practices must be applied
Personal accountability for jumpers must start with the Mechanic
Controlled
Jumper
Uncontrolled
jumper

56

Jumper Best Practices
Jumpers must not be used as a diagnostic tool.
Temporary bridging devices must never be used to short out hall door
contacts.
Exceptions must have a written JHA approved by supervision.
Never jump-out door and gate contacts at the same time.
Ensure that elevator is on inspection prior to placing jumpers on door,

gate, or safety circuits.
When passenger(s) are trapped inside a stalled car, mechanic must

never jump car gate and move the car from the machine room unless
they have communication either directly with the passenger(s) or with a
second mechanic. In these types of situations it is preferable to move
the elevator using TOCI.
57

CAUTION TAPE (NYC)
The code specifies 3 yellow caution safety tape installed at 18
and 54 on the inside car door threshold when working on the
elevator
The tape needs to be utilized when the elevator is removed from
normal service and a Mechanic is not working in front of the
entrance of the actual device
Prevents unintended public entrance
Lights out/Doors open communicates that the car is out of
service

58

DEEP PIT PROTECTION
Pits designed with bottom landing access points
represent a challenge for public protection
Falls of any height can cause injury
Deep pit depths can be as great as 20
Substantial barricades offer a higher level or
protection and OSHA compliance
Substantial
Barricade
Standard
Barricade

59
Elevator Safety Elevator Mechanic

Serious Injury Risk Areas
Machine 4%
Controller 2%
Machine/Sheave 15%
Top of Car 7%
Machine Room/
Entrance 10%
Car/False Car 4%
Hoistway 17%
Truss 2%
Landing 4%
Hoistway Opening 4%
Landing Floor Plate 2%
Counterweight 2%
Pit Entrance 7%
Pit 11%

ACCESS/EGRESS MACHINE ROOM
Presents hazard to the mechanic
Must commonly access rooftops, staircases and mechanical

spaces not designed for public access

ELECTRICAL HAZARDS
If electricity is required for the task, the mechanic must work

safely around it.
Increase distance from the hazard
Temporarily guard the hazard
Permanently guard the hazard
Temporary
Electrical
Guarding
Exposed
Electrical

JUMPER MANAGEMENT
Jumpers must not be used as a diagnostic tool

Temporary bridging devices must never be used to short out hall door
contacts.
Exceptions must have a written JHA approved by supervision.
Never jump-out door and gate contacts at the same time.
Ensure that elevator is on inspection prior to placing jumpers on door,
gate, or safety circuits.
Controlled
Jumper
Uncontrolled
Jumpers

MECHANICAL HAZARDS
Elevator companies maintain equipment that is owned by

another party
Retrofitting of permanent guards is an owner decision
Use of temporary guarding is a best practice
Guarded
Not
Guarded

HOISTWAY ACCESS
Serious injuries occur when control of the car is lost
Specialized tooling and processes to validate the safety circuits is

a best practice
Specialized
Tools
Improvised
Control

FALL PROTECTION
Elevator mechanics can be exposed to great falls
Guardrails eliminate the hazard
Guardrails
Fall
Protection
Escalator Safety General Public

BARRICADES
Separate public from the hazards of fall and electricity
Escalator Safety Elevator Mechanic

CONTROL OF ENERGY
Redundant control of truss (steps removed)
LOTO/Electrical
Safety Culture Development

Minimum Operational Requirements
Comply with Federal, State and City regulations
Develop a Culture of Safety
Develop a Safety Management System

Proactively manage safety through
Employee training & communication
Proper safety equipment & tools
Create an environment where mechanics champion safety
Empower mechanics to own safety
Support the safest work, not the fastest
Vehicle Management/Driver Accountability
Invest in the safety program
Standardize Processes
When practical, document a standard work process
Develops efficiencies
Improves safety for all
Reduces re-work and unproductive time
Establish the Rules
ALWAYS use fall

protection when a fall
hazard exists.
ALWAYS lock and tag

out equipment when
power is not required.
ALWAYS follow the

operation authorized
procedures for false
cars/running platforms.
ALWAYS use certified

& inspected hoisting &
rigging equipment.
ALWAYS establish and

maintain control of the
unit prior to accessing.
ALWAYS follow proper
jumper procedures.
Establish the Rules
ALWAYS control live

electricity and rotating
equipment when working
within close proximity.
NEVER ride escalator
when steps are removed.
NEVER ride the car top

with the elevator in
normal operation.
NEVER work above or

below others when
working in the hoistway.
ALWAYS secure the

step chain from
movement.
ALWAYS use barriers and

redundant controls
(LOTO) when unattended
Educate Mechanics on the Process

Classroom and hands-on training reinforces the learning
process
Improves accountability and compliance
Frequent training/communication
Elevator Field Employees Safety Handbook
Engaged
Training
Safety
Handbook
Job Hazard Analysis (JHA)

An important accident
prevention tool used by
mechanics is the Job Hazard
Analysis Process, or JHA.
This process allows mechanics
to analyze each job step,
identify hazards they may
encounter, and document ways
accidents can be prevented by
mitigating these hazards. A
written JHA should be used at
the start of each day, and when
starting each new major task.
Jobsite Inspections
Although NEII companies
continue to drastically reduce
the number of injuries, serious
injuries still occur.
As a result, some members
have developed special
observation programs to
assess the level of
understanding of mechanics of
the key hazard areas while
performing typical procedures.
This assessment focuses on
preventing the leading causes
of serious and fatal injuries.
1.
2.
3.
4.
Fall Protection
Control of the hazardous Energy
Control of the Elevator
High Risk Practices
a. Scaffolding
b. False Cars / Running Platforms
c. Hoisting & Rigging
d. Jumpers
Program Recognition & Enforcement

Mature programs
Motivate employees to do the right thing

Reinforces compliance to rules
Formally document history
Verbal warning to termination options
Automatic suspensions for violations, even first time
This concludes
The American Institute of Architects
Continuing Education Systems Course
NYC Department of Buildings
AIA Point of Contact:

Allison Ginsburg
Aginsburg@buildings.nyc.gov
212-566-4415

Harry Vyas
Director, Elevators Unit
Eric Munz, CSP

NEII

Elevator Maintenance and Repair

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Elevator Maintenance + Repair

The NYC Department of Buildings is a registered Provider with The

2013 BUILD SAFE | LIVE SAFE CONFERENCE

Participants will examine NYC Building Codes requirements administrative

Participants will examine the Maintenance Control Program and be able to

Participants will analyze various design and engineering control methods to

2013 BUILD SAFE | LIVE SAFE CONFERENCE

The Elevators Units Mission

2013 BUILD SAFE | LIVE SAFE CONFERENCE

2013 BUILD SAFE | LIVE SAFE CONFERENCE

2013 BUILD SAFE | LIVE SAFE CONFERENCE

Codes and Standards

NYC Building Code 2008 (Appendix K, Chapter 30)

ASME A 17.1/2003 and ANSI/ASSE A10.4 (Personnel Hoist)

ASME A 17.3/2002 (Existing Elevators and Escalators, as modified

2013 BUILD SAFE | LIVE SAFE CONFERENCE

Maintenance and Repair Contract

Owner of New and existing passenger elevators shall have contract

The name, address and telephone number of approved agency

2013 BUILD SAFE | LIVE SAFE CONFERENCE