Lift background
Many residential blocks benefit from having a lift installed to access upper floors, where less able-bodied residents, young mothers with pushchairs, and the Waitrose delivery drivers find them invaluable!
From 1930s mansion blocks with ornate mesh clad lifts, 1960s block conversions with the lift squeezed into a stairwell, to the modern property with purpose-built lift shafts; with each differing style and design of building, there are often just as many varying designs of lift.
The modern passenger lift has roots in the mid-1800s and has undergone numerous transformations with the advancement of technology, with safety levels always at the forefront of these changes, making lift travel one of the safest modes of transportation in the world.
However, because of the safety-first attitude of the industry, standards are forever being reviewed and amended, meaning lifts (even relatively modern lifts) can often be behind the current safety levels of new technology – though still considered safe for public usage.
Capital Expenditure
As with all electro/mechanical equipment, lifts reach a point when parts begin to fail, and the reliability of a unit is compromised. The balancing act is to pre-empt this before major component failure, resulting in a lift being out of service for a prolonged period – a controller failure for example can leave a lift out of service from 8-12 weeks on average.
Some modern lift equipment has a design life of 15-18 years, provided the maintenance and technical support is to a good standard. Equipment from the seventies generally had a life span of 25-30 years and lifts from the sixties even longer.
Lift replacement/refurbishments can be costly, with the average lift replacement costing circa £80,000 and a full refurbishment costing an average of £70,000 (based on a 4-floor traction lift). However, correctly specified lift works will offer a further 18-20 years to the life span.
In many cases refurbishment is a better option than replacement, not only is it the cheaper option in most cases, but it also gives the lift a longer life expectancy. The refurbishment of a robust lift may even give you 25-30 years’ service with the potential to refurbish again after that time.
With any capital expenditure in shared accommodation (such as flat roof repair, boiler renewal), the correct level of planning is critical to ensuring the works will be completed to the required standard, while enabling funds to be collected over a prolonged period – particularly if there are not many flats to share the cost.
Below are some pointers on how best to plan for and execute the eventuality of major works to any lift(s) you may have in your property:
1) Know your lift
In most instances, the lift is generally of the same age as the property. There are exceptions when lifts have been added to the building, but these are infrequent. With 20 years a good rule of thumb for the life span of many components, check whether the lift has undergone major refurbishment works. Review comments from the service provider and insurance inspector (LOLER reports) to ensure the lift is in good condition.
Some simple things to look out for as Property Managers, which often indicate other underlying issues are as follows:
- Increased number of breakdowns/lift failures
- Poor levelling of the lift or erratic movement in starting/stopping
- Unusual noises emanating from the lift shaft, motor room or lift car
- Increasing repair costs from the maintenance company
- Doors reopening or not correctly closing the first time
- Problems highlighted in insurance inspector’s report
If in doubt, have the lift surveyed. An independent survey report is the most cost-effective way to see the current condition, future life span, and potential expenditure over the short, medium, or long term. These are the perfect tool when budgeting for capital works.
2) Decide how best to proceed
Remember, it is better to plan for major works to the lift, rather than firefight as components fail. Lift equipment cannot be bought off the shelf in many cases, as most manufacturers only make to order. For example, if a machine seizes, the manufacture of a new machine may take 6-8 weeks, factor in delivery and installation and a lift can be out of service for 10 weeks if the existing machine cannot be repaired. Works of this nature will cost between £6-10,000, yet the lift will be in the same general condition in all the other areas, which could lead to further failures and expense!
Independent survey reports by a lift consultant will offer guidance on which course of action to take, possibly recommending refurbishment over replacement, but always highlighting key areas to address to ensure the lift does not fail through neglect.
3) Consultation stage
Due to the costs associated with major works to lifts, generally the refurbishment/replacement will require the Section 20 Notice (as amended by the Commonhold & Leasehold Reform Act 2002) to be implemented. This is when the plans for the lift works need to be clearly identified and explained to the leaseholders, explaining why the works are to be undertaken, what they are planning to achieve, budget costs, and timescales for the works.
The correct level of information to leaseholders is critical at this stage to ensure the project is well received and can be accepted by all. Often major works cost substantial sums of money, which can be an emotive subject, but well produced evidence and plans can ensure the reason for works is clearly demonstrated and necessary.
4) Specification and tender works
A correctly specified level of works has two distinct benefits, firstly it ensures the requirements of the client are clearly listed to provide a lift that meets and often exceeds the level of expectation. The other benefit is to ensure only those areas that need attention are addressed. It is easy to throw the baby out with the bathwater here and replace too much, for which the client needs to pay. Provided a specification is clear in intent, the correct pricing from the lift contractors can be achieved, which results in savings for the residents in the long run.
It is always recommended to handpick the contractors for the tender stage too; the UK lift industry has many companies from multinational powerhouses to sole traders. You may get a good job from both ends of the spectrum, but it is vital they are used for projects that match their skill set. A spread of 4-5 companies will ensure a competitive tender return is achieved. Your chosen independent consultant should be present at all vital stages to advise and guide you through the process, leading to simple decision-making based on value.
5) Lift replacement/refurbishment
A well-planned lift replacement/refurbishment scheme is not quick in planning or execution but timed right can ensure downtime is planned for and kept to a minimum. Typical timescales for a lift replacement scheme are as follows:
- Survey of a lift and produce report – 2 weeks
- Review survey report and plan works – 4 weeks
- Write site specific specifications – 4 weeks
- Tender works to five companies – 4 weeks
- Tender analysis and post tender meetings – 4 weeks
- Place order and procure materials – 14 weeks
- Undertake lift refurbishment – 8 weeks
As detailed above, from the survey stage to the start of a replacement can take 32 weeks or more, which will enable residents who rely on the lift to make alternative plans while the works are undertaken, minimising disruption. Lift service will be unavailable while the lift is replaced or refurbished, so knowing when this will take place always makes residents’ lives much easier.
6) Defects liability period (warranty)
Following on from the lift installation, the lift will be covered under a warranty period by both the manufacturer and installer. This is where the lift performance should be monitored to rectify general teething troubles, while ensuring any more significant issues can be dealt with as part of the contract.
The lift industry standard warranty period is 12 months, but increasingly lift contractors are prepared to negotiate longer periods of cover, after all with the expense of a lift replacement, it is important to ensure peace of mind that the lift will operate safely and reliably for many years to come.
Case Study
South London Block
On behalf of:
Warwick Estates
Details of project:
We were approached to survey the lifts in 2019 whereby we produced a report recommending the full refurbishment of the 60+ year old equipment. The scheme offered opportunities for enhanced performance of the lifts, large reductions in energy consumption and a chance to address a number of health and safety issues that had been apparent for decades.
An enthusiastic and engaged client helped us, by sharing our vision for the improvements of their lifts (both in terms of performance and aesthetics), enabling the specification to be written with the best long-term interests of the building at heart and without engineering compromises.
Below is the reference received from the client following the successful completion of the project:
We got in touch with Ardent to provide us with a full condition survey for our existing lifts.
Their findings suggested a full refurbishment of our existing lifts was to be carried out, phased out to allow for adequate spread of cost to our leaseholders.
Our site is quite complex and unique but great service has been provided at all times; Ardent were also presented with challenges and complexities, given to the nature of our listed and aged buildings.
Although we started engaging them during COVID-19 restrictions, our communication has always been very positive and productive, given attention to all key aspects of our project.
I would recommend working with them and we will certainly do so for other projects.
Alessia Scola
Director, Metro Central Height RTM Company Limited
The full case study can be found on our website: Multi-residential block lift refurbishment – Ardent Lift Consultancy (ardentlc.co.uk)
Lift Consultancy
With constant changes in both technology and regulations, it is very difficult to keep abreast of both, to ensure that the best value is always being obtained from the lift industry. This is where an independent expert, like Ardent Lift Consultancy, can assist with measured, professional advice on the “must haves” along with the specific performance of equipment and contractors alike.
The correct level of Lift Consultancy can be utilised to:
- Assess the condition of a single lift or of a whole portfolio
- Analyse the lift requirements of a building
- Specify a replacement or refurbishment to give the maximum value allowed within the budgetary constraints of the client
While consultants can sometimes be viewed as an added expense, an expert in a certain field will often obtain the best value from the parameters they’ve been given, which will frequently outweigh the fees they would charge for their services.
Ardent Lift Consultancy offer a range of services to assist with the ownership and management of lifts, below are some of the services offered:
Survey Reports – A survey report will look at the current condition of lift equipment and highlight operational issues, typical energy consumption values, predicted life span and recommendations with associated budget costing.
Specification Writing – Whether your Ardent survey report has recommended minor repairs, major refurbishment, or full replacement, we will write a full specification to ensure contractually and technically the requirements of the building, client and passengers are adhered to.
Project Overview – With the lift repair, refurbishment or replacement being undertaken, Ardent will work closely with the lift contractor, commentating on all the paperwork and technical documentation, by ensuring regular site visits to ensure workmanship and program are in accordance with expectation. We communicate with the client and contractor throughout this process to ensure all parties are aware of timescales and progress.
Witness Testing – Upon successful completion of the project, Ardent’s qualified engineers undertake a full witness test of the installation to ensure the lift is safe, reliable and in accordance with both the specification and to all regulatory requirements. This service also includes monitoring of the lift during the defects liability period and beyond.
Gareth Lomax and his team at Ardent Lift Consultancy is always happy to field questions on lifts and ARDENT cover the UK to assist clients with their portfolios, wherever they may be.
Gareth can be contacted on 07792 395259, at [email protected] or alternatively please refer to their website www.ardentlc.co.uk for further details.
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