Most block managers oversee a lift or two and will be fully aware of the issues caused by any outages. Many residents rely on lifts as the only way of reaching their units, while others welcome its convenience. Either way, a safe, working lift will be expected and any issues will result in complaints if not dealt with immediately.
To ensure compliance with insurance regulations, reduce breakdowns and to avoid any resident dissatisfaction (or worse, injuries), effective maintenance is essential. Here we will be explaining the regulations pertaining to lifts in residential settings and outlining the steps you can take to ensure the longevity of your lift.
The Importance of Lift Maintenance
Accidents in lifts may be rare, but when they occur, they are often frightening and damaging. Entrapment, either in the lift or between the doors is not a fun experience, and injuries caused by faults can be nasty. The legal ramifications for managers can also be daunting.
If a lift is out of action, for even a day, it can make life very difficult for residents. For some, it may mean they cannot access their homes at all and they are forced to stay with friends or family. Others may be stranded inside their units, cut off from the world.
Proactive management of your lift can help to avoid any outages or incidents. It is also a legal responsibility. As the ‘owner or operator’, you are legally required to have your lifts inspected by a competent person once every 6 months.
It is also vital for the sake of your insurance. Your buildings insurance policy will insure your lift in the event of damage caused through ‘insured perils’, but this cover does not extend to breakdowns or maintenance works. Your 6-monthly inspections and any works suggested by your competent person are the key to warding off any catastrophic breakdowns and unexpected costs.
Insurance Inspections
According to the Lifting Operations and Lifting Equipment Regulations 1998 (LOLER) you must have your lift “thoroughly examined by a ‘Competent Person’ who will assess the safe operation of your lift”. These inspections are often referred to as “Insurance Inspections”. They need to be repeated every 6 months, as well as prior to new equipment going into service and after any major alterations.
The aim of the inspection is to identify any current defects as well as anything that may become dangerous in the future. The competent person must report any issues to you, as you have the legal duty to rectify them. Some issues or circumstances must also be reported to the relevant enforcing authority.
Warning Signs
Before your lift grinds to an inconvenient halt, there are some signs to look out for that may indicate a larger problem. You should make your residents aware of what to look for and provide an avenue for them to report any warning signs to you:
- The lift is not falling in line with the floor when stationary
- The doors open and close a few times before the lift moves
- Scraping or grinding sounds that indicate the lift may be touching the walls of the lift shaft when moving
- Unusual noises or heat coming from the machine room
- The lift indicates an incorrect floor designation when called
If any of these are spotted, an inspection should be carried out as soon as possible to avoid any further issues.
Lift Maintenance and Your Insurance
Insurers are always looking for evidence of proactive maintenance. If you can prove that you are taking care of your lift; adhering to regulations and carrying out your own regular inspections, many will be able to keep your premiums to a minimum. Evidence of your 6-monthly inspections and any follow up works should be provided.
Flat Living Insurance provide a dedicated policy to help shoulder the responsibilities of managing a lift. Our Lift Insurance and Inspection policy includes:
- Cover for lift machinery breakdown for a single lift covering up to 5 floors from just £112.00
- Cover includes “failure to services” of up to £250,000
- Lift Inspections starting from £280.80 for a single lift covering up to 5 floors
- Access to a 24-hour claims line and emergency service helpline
We provide lift insurance and lift inspections for anyone who manages insurance for flats and apartments; whether you are a Residents’ Association, Residents’ Management Company, Freeholder, or Managing Agent. If your building has 6 stories or more, a bespoke quote can be arranged.
For an exact quote for the needs of your block, you can email your postcode and the number of lifts and floors in the building to [email protected] or complete our online form. If you have any questions or would prefer a quote over the phone, please call us on 0333 577 2044.
