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our coop just got a big 'failure to maintain' elevator violation where it had to be closed down as it was a hazard. who is responsible fr seing that the elevator is properly maintained? the managing agent and superintendent?
also - doesnt the city automatically nspect elevators x amount of times a year
The elevator company that you contract, and management are chiefly responsible.
The elevator company performs the monthly maintenance, so a "failure to maintain" should never occur.
Management should always be on top of any and all open issues as well such as ensuring that the pit and elevator rooms are kept clean and free of oil, water & debris; plus ensuring that all reoccurring tests and inspections (many rules have changed this year)
~AR
Yes, the board is responsible to ensure that the managing agent, the superintendent, etc. follow all federal, OSHA, state, city rules and regulations.
What do we do?
We spend a few bucks and we hire an outside engineering consulting firm that specializes in elevator systems.
This engineering firm inspects our elevator systems quarterly and writes a report that we then forward to our elevator maintenance firm. Small firms have merged (been acquired by large firms) so there is no real competition. But do be aware, all firms are cutting corners and costs and even if you scream, there is so much business due to consolidation of service companies, that they don't care.
It ain’t pretty, but if something happens we have our engineering report as the basis of a lawsuit.
We complained about the poor quality of work to our elevator service firm and the VP of the service firm retorted: “Go elsewhere, we don’t need you”.
But, with so few firms, there aren’t qualified alternatives with staff that can respond 24x7.
And, many parts, such as door rollers that seem to fail quite often, are made in our favorite manual labor state: China.
Alas, this is the state of the elevator world, it isn't all up, very unfortunately.
I work as a Resident Manager, I make sure that my elevator company inspects the elevator twice a year and they have to sign off on it. Also every 5 years at my previous building which was pre-war, I recommended to my board to hire an engineer independent from our elevator company to inspect it and to give a full report of any necessary repairs, I thought this was a good idea, for the reason that if I were to ask the elevator company they would of found laundry list of problems were the engineer has nothing else to gain ($$) except an honest report. The managing agent should be much more pro-active, as far as the board goes they only know what the super and the manager want them to know, unless they start asking questions.
Thank you Joseph for sharing this... This is exactly what the protocol should be.
I like your comment about the Board only knowing what the super and manager want them to know because it is very true; and this is exactly why it is the managing agents responsibility to ensure continued compliance in these areas. This is something that needs to be (if not already) in every management contract.
~AR
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Don't your building have a service contract with one of the areas elevator company's?
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