When looking at buying your Freehold, the lift that serves the building is probably not very high on your list of concerns, however without correct maintenance and/or aged equipment, the end result could mean a very large bill for all residents.
Your estate management team should have a competent company providing regular maintenance visits to ensure that any deterioration is detected and reported and refurbishment (or when completely necessary) replacement is recognised, long before the lift fails.
As with all electromechanical equipment, lifts reach a point when parts begin to fail, and the reliability of service is compromised. If major component failure can be pre-empted, you can avoid your lift being out of service for a prolonged period; for example, an unexpected controller component failure could mean it is not working for 8–12 weeks.
Some modern lift equipment has a design life of between 15 and 18 years, provided it has been maintained properly. Equipment from the 1980s generally had a lifespan of 25–30 years, with those from the 1960s lasting even longer.
Lift replacement and renovation can be expensive: the average replacement costs in the region of £100,000, while a full refurbishment is an average of £75,000, based on a four-floor traction lift. This amount increases for taller buildings with more storeys due to the additional labour and materials required.
Refurbishment is usually a better option than replacement: not only is it cheaper in most cases, but it also results in a longer life expectancy. In the case of a robust lift, this may even give 25–30 years’ service with the potential to repeat the exercise at the end of that term. Some modern equipment may not be suitable for refurbishment, dictating a lift replacement must be undertaken.
With any capital expenditure in communal environments – such as flat-roof repair or boiler renewal – accurate planning is critical to ensure 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. A lift refurbishment or replacement is a potentially complex and disruptive project, so this article offers some pointers on how best to schedule and carry out major works to any lift you may have in your property.
Know your lift!
It sounds obvious, but property managers and anyone involved with the maintenance of your block must get to know the lift. In most instances, it will be the same age as the property; there may be rare exceptions when it has been added later. Given that 20 years is a good rule of thumb for the lifespan of many components, check whether the lift has undergone major refurbishment. Review comments from the service provider and insurance inspector, who are required to provide reports under the Lifting Operations and Lifting Equipment Regulations 1998, to ensure it is in good condition.
Some simple things for property managers and residential management companies (RMCs) to look out for, which often indicate other underlying issues, are as follows:
- increased number of breakdowns or lift failures
- poor levelling of the lift or erratic movement when starting or stopping
- unusual noises from the lift shaft, motor room or lift car
- increasing repair costs from the maintenance company
- doors reopening or not correctly closing first time
- problems highlighted in the insurance inspector’s report.
It is better to plan for major works to the lift than deal with problems as components fail. Lift equipment cannot be bought off the shelf in many cases, as most manufacturers only make to order. For example, if the machine (motor or gearbox) fails, the manufacture of a replacement may take four to five weeks; then factor in delivery and installation and a lift could be out of service for eight weeks. Works could cost between £7,000–£12,000 and require Section 20 notices to be issued (adding more time to the process), only restore reliability to one component, meaning the lift could fail for another element shortly after.
Commission a survey
If in doubt, have the lift surveyed. An independent report is the most cost-effective way to check on the current condition, future lifespan, and potential expenditure over the short, medium, or long term. It is difficult to keep up with constant changes in technology and all lift regulations and ensure that you are always getting best value from the lift industry.
This is where an independent lift consultancy can provide measured, professional advice on the must-haves, and on the specific performance of equipment and contractors alike. A qualified consultant will:
- assess the condition of a single lift or a whole portfolio
- analyse the lift requirements of a building
- specify a replacement or refurbishment to give the maximum value within the client’s budget.
While consultants can sometimes be viewed as an added expense, an expert in a specific field will often obtain the best value from the parameters they have been given, which will frequently offset their fees.
Independent survey reports by a lift consultant (such as Ardent Lift Consultancy) will offer guidance on which course of action to take, possibly recommending refurbishment over replacement. It will always highlight areas that must be addressed to ensure the lift does not fail through neglect. The survey will consider its current condition and operational issues, typical energy consumption values and predicted lifespan, as well as making recommendations with associated costings.
Ardent Lift Consultancy will always work to find the best value solution whilst ensuring the highest of standards are adhered to at all times.
If you would like any advice, please get in touch where one of our dedicated team will be happy to help.
Visit the Ardent Lift Consultancy website.
Email Ardent Lift Consultancy [email protected].
