Robert Chippett provides his top tips for avoiding heartache with your lifts.
The lift installations in a block of flats can be a subject of much discussion and heartache for both leaseholders and tenants alike, but with a little planning for the future and initial discussions these problems can be avoided.
As new build blocks are invariably a cost driven exercise to maximise profit, lifts are a major infrastructure cost for the developer and builder. Generally, the lift installation works are put out to tender to several companies, often including some very new to the UK market. All these products will be CE marked and in compliance with EN81 standards which is a good starting point, but in our experience, the most cost-effective end of the market leaves much to be desired in terms of build quality, fit and finish. Life expectancy of the lifts can also be very limited, we have seen these lifts being replaced in their entirety in as little as 5 years.
Closed protocol systems
There are pitfalls even with the major suppliers in the UK, such as the big multi-national companies, the problems being closed protocol control systems both for the lift system and its auxiliary components. The companies will advise that this is not the case, but experience tells us that as the products age and require repair it will be difficult for an owner to trawl the market for cost effective repair solutions other than complete major overhauls. The supplier may restrict access to software and parts limiting choice, if in no other way than cost.
Ongoing Costs
Moving back to the original build we see lifts being installed at costs that would suggest a zero profit margin, this is recouped through the life of the lift, in service and repair costs when of course the developer has moved on and is no longer responsible, the costs being born by the leaseholders and residents of the property, so as always, it’s caveat emptor! Check what the ongoing costs are likely to be, servicing costs will vary considerably, and any systems considered to be closed protocol will command a premium price.
Life Expectancy
Most lifts will have a life expectancy, as mentioned already this can be as low as 5 years, more often than not installers will quote 25 years, but be aware this sort of life expectancy is not often achieved without significant expenditure through the life of the lift.
Older Lifts
Renewal and refurbishment of lifts in older existing buildings is a fairly similar situation with many of the same pitfalls, all easily avoided with care and planning and the use of expert independent advice to specify the new equippmet is used.
If a lift shaft is of a reasonably modern design and size, it may be that the same lifts can be installed as in new build, but again beware of the lowest cost options with materials of unknown origin and total lack of UK support being fitted. It is not much use in 5 years’ time finding a control system manufactured in the Far East without any UK support, with a lift engineer trying to resolve a fault condition without even the aid of drawings and manuals in written in English.
These are the scenarios where one finds a lift has been out of service for 6 weeks and a bill arriving for £10,000 or more. It is far better to have spent the extra £5,000 at the outset.
Working hard
Also, do remember in a new build the lifts will be worked hard, people will be moving furniture into their new apartment and it is likely that the lift system will be over worked and at times effectively commandeered for one resident to move in, reducing service to others. The lift interiors, landing doors and finishes may suffer considerable wear and tear during this time. Door systems are at risk of damage during these periods of heavy use
With good planning, installation, material choice and expert advice there is no reason that a new lift should not give good reliable long term service and be cost effective.
