Elevator and Lift Inspection Report Condition Assessment · Marpole Place 1305 West 70th Avenue,...

Marpole Place

1305 West 70th Avenue, Vancouver, BC

Elevator and Lift Inspection Report Condition Assessment

August 2015 Rev A

GUNN Proj. No. 1-4655

Prepared for:

City of Vancouver

Prepared by:

GUNN Consultants Inc.

Suite 207, 338 West 8th Avenue Vancouver, BC V5Y 3X2

Tel: (604) 630-2276 Fax: (604) 630-2277

Marpole Place Elevator Inspection Report 1305 West 70th Avenue, Vancouver, BC Condition Assessment City of Vancouver Page i of i

Project No. 1-4655 August 2015 GUNN Consultants Inc.

TABLE OF CONTENTS

1. GENERAL .......................................................................................................................................... 1

1.1. OVERVIEW ........................................................................................................................................... 1

2. CONDITION ASSESSMENT ............................................................................................................. 2

2.1. MAINTENANCE RATING ......................................................................................................................... 3

2.2. EQUIPMENT RATING ............................................................................................................................. 4

2.3. RECOMMENDATION RATING .................................................................................................................. 5

2.4. CODE COMPLIANCE .............................................................................................................................. 6

2.5. CODE REQUIREMENTS SUMMARY .......................................................................................................... 7

2.6. ACCESS FOR THE DISABLED .................................................................................................................. 8

2.7. HYDRAULIC CYLINDER CORROSION ....................................................................................................... 9

3. GENERAL CONDITION OBSERVATIONS ..................................................................................... 10

4. EQUIPMENT DETAILS.................................................................................................................... 11

4.1. EQUIPMENT SUMMARY / CONDITION .................................................................................................... 11

4.2. CODE REQUIREMENTS ........................................................................................................................ 12

4.3. DISABLED PERSONS ACCESS .............................................................................................................. 13

4.4. EQUIPMENT RATING ........................................................................................................................... 14

4.5. MAINTENANCE RATING ....................................................................................................................... 14

4.6. PERFORMANCE .................................................................................................................................. 14

5. DISABLED PERSONS ACCESSIBILITY LIFT ............................................................................... 15

5.1. EQUIPMENT SUMMARY / CONDITION .................................................................................................... 15

5.2. GENERAL COMMENTS ......................................................................................................................... 15

6. SUMMARY AND RECOMMENDATIONS ....................................................................................... 16

7. APPENDIX A - ELEVATOR PHOTOS ............................................................................................. 17

8. APPENDIX B – DISABLED PERSONS LIFT PHOTOS .................................................................. 18

9. APPENDIX C – BURIED CYLINDER TYPES ................................................................................. 19

Marpole Place Elevator Inspection Report 1305 West 70th Avenue, Vancouver, BC Condition Assessment City of Vancouver Page 1 of 20


1. General

1.1. Overview

An inspection of one (1) elevator and one (1) disabled persons lift at the building known as the Marpole Place located at 1305 West 70th Avenue, Vancouver, BC was carried out by our firm in July, 2015. This review was performed as a condition assessment of the existing elevator/lift equipment. The purpose of this inspection was to assess the present condition of the equipment, the necessity for upgrade of the various elevator system components, service life remaining on the various components, and the overall quality of maintenance being provided.



2. Condition Assessment

The report comments on our findings and provides recommendations for improvements that can be made through major repairs and/or upgrades for the existing elevator. The report uses other comparable local buildings as the basis of comparison for rating the level of elevator service and condition of the equipment. As there is no industry standard or handbook for component replacement timelines and cost estimates, professional judgment and local experience have been used in preparing this report.

A review/testing of the safety aspects of the elevator is not covered by this report, as this falls under the jurisdiction of the BC Safety Authority. This inspection and report does not include a review and analysis of the maintenance callback records for the equipment.

The following is a summary of the items covered in preparation of this report:

Item No. Item Addressed in this report

1 Equipment Condition Included

2 Maintenance rating Included

3 Running condition Included

4 Code compliance review Included

5 Safety Authority Documents NOT Included

6 Maintenance record review NOT Included

7 Capital expenditure plan Included



2.1. Maintenance Rating

The quality of maintenance being performed on the elevator covered by this report has been rated according to the following general criteria. The inspection of the elevator included examination of the equipment for cleanliness, adjustment, need of repair, and overall operation.

MAINTENANCE RATING DESCRIPTION

• equipment being neglected

• equipment in need of repair

• little or no housekeeping

• some repairs required

• maintenance falling behind

• housekeeping lacking

• few repairs required

• adjustments required

• operationally adequate

• preventative maintenance being performed

• few repairs or adjustments required

• clean equipment, good operation

• exceptional preventative maintenance

• performance exemplary

• excellent housekeeping

1 - Poor

2 - Poor to Fair

3 - Fair

4 - Good

5 - Very Good



2.2. Equipment Rating

The quality and condition of the equipment being installed on the elevator have been rated according to the following general criteria:

EQUIPMENT RATING DESCRIPTION

• high maintenance requirements, high risk of unplanned shutdown

• design not robust, not compliant with many code requirements

• parts not available

• high maintenance requirements, moderate risk of unplanned shutdown

• design not robust, not latest technology

• parts difficult to source

• moderate maintenance requirements, low risk of unplanned shutdown

• adequate design, code compliant technology

• parts generally available

• typical maintenance level requirements

• well designed, latest technology

• parts and support available

• typical maintenance level requirements, established product record

• well designed, latest technology, exceeds typical requirements

• parts and support available

1 - Poor

2 - Poor to Fair

3 - Fair

4 - Good

5 - Very Good



2.3. Recommendation Rating

Recommendations have been made herein for the equipment, and have been rated according to the following criteria:

Code DESCRIPTION

• due to service life expectancy

• due to non-compliance to current code • related to improving safety of equipment

• improves functionality of building / equipment • improves marketability of building

• related to obsolescence of equipment 4 - Low to Moderate

5 - LowNote 2: A Recommendation Rating comprised of both Type and Urgency is assigned (eg SL-2)

SL - Service Life

CS - Code / Safety

FM - Functionality / Marketability

OB - Obsolescence

Note 1: Recommendations can typically be attributed to one or more of the above Recommendation Types. The most applicable Recommendation Type is selected ONLY.

Recommendation Type Recommendation Urgency

1 - High Urgency

2 - Moderate to High

3 - Moderate



2.4. Code Compliance

Elevators and lifts must be installed and maintained in accordance with numerous authorities, including the following.

a. The building codes, by-laws, regulations and requirements of the local, provincial and, federal authorities having jurisdiction at the time. This includes the requirements for persons with disabilities.

b. Canadian Electrical Code

c. Vancouver Building By-Law, BC Building Code, and National building Code

d. Safety Code for Elevators and Escalators, CAN/CSA-B44, including Section 8.6

e. Lifts for Persons with Physical Disabilities, CAN/CSAB355

f. Requirements of the BC Safety Authority, or other applicable safety authority

g. Requirements of WorkSafe BC

h. Maintenance Requirements and Intervals for Elevators, Dumbwaiters, Escalators and Moving Walks, CAN/CSA B44.2-07.

These various codes are periodically evolving, though existing elevators, in many cases, need only comply with the code requirements in place at the time of installation. Conformance to current code would typically only be necessary when the affected elevator component is being upgraded/modernized. In the report, violations have been noted where conformance to current code is mandatory.

The following table outlines current code requirements and their applicability to existing installations. Each unit has been provided with a table summarizing the specific unit’s code compliance.



2.5. Code Requirements Summary

Item No. Code Requirement Description

1 Voice Communication Voice communication to a monitored location is required for all new and modernized elevators. This is not currently a retroactive requirement in British Columbia.

2 Stretcher Accessibility At least one elevator in all new buildings must be capable of accommodating a standard ambulance stretcher, as required by the building code. There are minimum requirements defined in the building code for the size of an elevator to meet this requirement. This requirement is not retroactive to existing installations, as it is neither cost effective nor practical to modify an installation to meet this requirementHydraulic – Hydraulic elevators are required to comply with seismic safety code requirements in seismic areas greater than 2 as defined by the National Building Code. These code requirements include adequate fixing of the tank to the machine room floor, and a pit overspeed valve. Some of these requirements are retroactive to existing installations when they are being modernized.

Traction – Traction elevators are required to comply with seismic safety code requirements in seismic areas greater than 2 as defined by the National Building Code. These code requirements include equipment restraints, guide rail reinforcement and counterweight derailment sensors. Some of these requirements are retroactive to existing installations when they are being modernized.

4 Fire Gibs/ Door Retainers Fire gibs (retain the lower section of the hall door) and door retainers (retains the upper section of the hall door) are required by current code. These provisions prevent the hall door from leaving its position (i.e. falling into the hoistway) when the elevator is not at the floor. These requirements are not retroactive to existing installations unless a modernization is being undertaken.

5 Car door restrictor Current code requires a car door restrictor to prevent the opening of the car doors when the elevator is not at or near a floor. This requirement is not retroactive to existing installations unless a door lock modernization is being completed.

6 Nudging Current code requires new elevators have door nudging operation. This allows the elevator doors to close at a reduced speed when an object is located in the entrance for a prolonged duration. This requirement is not retroactive to existing installations, unless a door detector modernization is undertaken.

7 Overspeed Protection Traction only - The CSA B44 safety code requires that new traction type elevators be provided with an up direction overspeed safety device (rope gripper) and protection against uncontrolled motion. The elevator functions are monitored electronically through electro-mechanical sensors and a rope gripper’s purpose is to act as a safety device in the case of a car leaving an entrance early, over travelling, or over speeding. This requirement is not retroactive to existing equipment unless control and drive components are being modernized.

8 Cylinder Corrosion Direct acting holed hydraulic systems only – refer to Hydraulic Cylinder Corrosion section herein for details.

9 Machine room door The machine room door is required to be self locking and self closing. It must also be clearly identified as access to the elevator machine room.

10 Firefighters Emergency Operation

With the adoption of the CSA B44-07 version of the code, all new elevators are mandated to be provided with Firefighters Emergency Operation provisions. These requirements are not retroactive to existing installations but are required in most cases when a modernization is undertaken.

11 Disabled Persons Access Refer to Access for the Disabled section herein for details.

botes: Yellow shading indicates compliance mandatory only in event of upgrade.

.rown shading indicates compliance is retroactive to existing elevators.

bo shading indicates compliance is not required.

Seismic3

.lue shading indicates compliance is retroactive to single bottom cyl., required only in the event of a cyl. replacement for double bottom cyl.



2.6. Access for the Disabled

The elevator was also inspected for the requirements for providing access for disabled passengers. These requirements are mandatory for all new buildings. Though not required for existing installations, they are often provided voluntarily. The requirements for disabled person’s access include, but are not limited to, the following.

a. The elevator door must be equipped with a re-opening device that will activate without requiring physical contact with the person or object.

b. Car pushbuttons and controls must be mounted within a given range of height.

c. Tactile markings for level designation must be mounted adjacent to car pushbuttons.

d. A car position indicator is required, complete with audible indication.

e. Car handrail must be mounted at a given height, and on all non-access walls.

f. Hall pushbuttons must be mounted at a given height.

g. Hall or in-car lanterns, complete with audible chimes, must be provided.

h. Tactile markings are required in the hall door jambs for level designation.

i. Audible indication is required for floor arrival.

j. All pushbuttons must visibly activate and extinguish as calls are accepted and answered.

k. All pushbuttons must be raised face design.

l. The cab and door size must meet minimum requirements.



2.7. Hydraulic Cylinder Corrosion

Holed hydraulic type elevators are equipped with a buried hydraulic cylinder that houses the oil and piston. The cylinder is buried directly below the elevator and extends below the pit floor at a depth just slightly greater than the total travel of the elevator.

Exposed buried cylinders have the potential to corrode and subsequently leak. The risk of corrosion to the buried cylinder depends greatly upon local soil conditions. Therefore, the timing or likelihood of possible future cylinder corrosion at a given site are impossible to predict with any degree of certainty. Cylinder corrosion and leakage not only results in soil contamination, an obvious environmental concern, but also introduces the possibility of endangering passengers. There have been documented cases where cylinders have failed due to corrosion, which resulted in the free fall of the elevator to the pit.

There are two types of buried cylinders: single bottom (no safety bulkhead) and double bottom (with safety bulkhead). Prior to approximately 1977 in Canada, the CSA-B44 Safety Code for Elevators and Escalators did not require hydraulic cylinders to contain a safety bulkhead. With a safety bulkhead, when failure occurs at the cylinder bottom, the cylinder is designed so that oil exits the main cylinder cavity slowly and in a controlled manner, through a small orifice. The safety bulkhead, it should be noted, does not eliminate the potential for a catastrophic failure of the cylinder. In 1992 in Canada, the safety code was changed to require all new hydraulic cylinder installations to have corrosion protection by way of a plastic (PVC) liner, or equivalent means.

Therefore, all hydraulic cylinders installed before approximately 1992 are at risk of corrosion, with those in place prior to approximately 1977 posing a potential added safety risk if they are not equipped with a safety bulk head. Corrosion can lead to either a slow leak, or a failure at the bottom of the cylinder with catastrophic results as mentioned above.



3. General Condition Observations

The elevator was originally manufactured and installed by Otis Elevator Ltd. Parts are generally available for this equipment from third party vendors - the controls are considered proprietary.

Machine Room – The machine room temperature was noted to be adequate during the inspection, though the elevator has not been in use. Elevator machine room must generally be maintained between 5°C and 32°C. Excessive machine room temperatures have a detrimental impact on reliability and leveling accuracy, as the oil viscosity changes with temperature.

Controller – The Otis elevator control is original relay/solid state type. The controls contain numerous mechanical relay contacts in addition to solid state boards. The controllers are very challenging to troubleshoot and require a relatively high level of maintenance. This type of control system does not utilize a diagnostic tool to assist in identifying the cause of the shutdown. Some control components are difficult to source, which makes ongoing maintenance more problematic.

Hydraulic Cylinder – See separate Cylinder Corrosion notes herein. Based on the year of installation, the elevator was installed with a double bottom cylinder, though it does not have PVC and therefore is not protected from corrosion.

Valve / Tank Unit – The pump unit and valve are of a common design and are wearing normally for its age.

Door Detector – This elevator is provided with an infrared door detector. This device meets current code, and has an infrared device that detects obstructions across the entire height of the door without requiring physical contact. Infrared door detectors provide safer, more reliable door operation, and require less maintenance.

Door Operator – The existing Otis door operating equipment is not the latest “closed loop” technology, though it is currently adequate. Premium door operation and adjustability are not possible with the existing device. Upgrade of the door operators should be considered to increase elevator performance and reliability.

Cabs – The cab interiors are aging in appearance and in poor to fair condition. Upgrade to the interior would not be required, but is recommended at the time of modernization.

Operating / Signal Fixtures – The elevator car and hall buttons were provided by Otis and mainly of plastic construction. The elevator is equipped with car and hall position indicators that were functioning properly at the time of inspection. The buttons are comprised mainly of plastic parts, which make them more prone to vandalism and breakage. A vandal resistant design would be ideal.

The elevator has in car directional indicating lanterns, with the required gongs.

Modernization, safety upgrades and major repairs are required as noted herein. Timelines and estimated costs for anticipated expenditures in this regard have been noted herein.

The details of the findings for the elevator inspected is on the following pages.



4. Equipment Details

4.1. Equipment Summary / Condition Item No. Item Description Condition

1 ID Number 9857 2 Manufacturer Otis Elevator Ltd.3 No. Of Elevators One (1) passenger elevator 4 Installation Date Circa 1985 5 Operation Simplex6 Type Direct Acting, Holed hydraulic 7 Speed 125 fpm 8 Capacity 2000 lbs 9 Floors Served B, G, 2, 3

10 Control Otis LRV Fair11 Control Valve Maxton UC4M Fair to Good12 Pump / Motor Allweiler / Leroy Sommer Fair to Good13 Jack Unit Buried cylinder, double bottom Not accessible for review14 Door Size / Type 3'-0" Wide x 7'-0" High; single speed/side opening 15 Door Operator Otis Fair16 Door Protection Infrared Good17 Guides Slipper Fair to Good14 Car Operating Panel One (1) panel per car, Otis Plastic Fair15 Hall Buttons One (1) hall station per level, Otis Plastic Fair

16 Position Indicator Multi-light in car operating panel and in hall station at main level Fair

17 Direction Indicator In car LED on return jamb Fair18 Cab Interior Plastic laminate walls with laminate reveals; Stainless steel

door panel, door frame, header and return; Laminate flooring; Eggcrate ceiling with fluorescent lights

Poor to Fair

19 Handrail Stainless steel flat bar on all non-access walls Good20 Voice Communication No 21 Fire Service No 22 Standby Power No 23 Fire Fighters Elevator No 24 Power Supply 208 Volts, 100 Amp



4.2. Code Requirements

The following code concerns/observations were noted:

Item No. Code Requirement Complies with Code

1 Voice Communication NO

2 Stretcher Accessibility NO

3 Seismic- Hydraulic NO

4 Fire Gibs/Door Retainers NO

5 Car Door Restrictor NO

6 Nudging YES

7 Overspeed Protection NO

8 Cylinder Corrosion NO, but not mandatory to upgrade at this time

9 Machine Room Door YES

10 Firefighters Emergency Operation NO

11 Additional Concerns The elevator has recenetly sustained water damage. The equipment should be locked off until athorough inspection is completed by the maintenance contractor.

botes: Yellow shading indicates compliance mandatory only in event of upgrade..rown shading indicates compliance is retroactive to existing elevators.

bo shading indicates compliance is not required.

.lue shading indicates compliance is retroactive to single bottom cyl., required only in the event of a cyl. replacement for double bottom cyl.



4.3. Disabled Persons Access

The elevator compliance is summarized as follows:

Item No. Code Requirement Complies with Code1 Door re-opening device must not require physical contact to activate. Complies

2 Car pushbuttons must be mounted within a required range of height. Complies

3 Hall pushbuttons must be mounted within a required range of height. Complies

4 Tactile floor markings are required in the hall. Does not comply (incorrect height)

5 Tactile floor markings are required in the car operating panel. Complies

6 Car position indication is required. Complies

7 Audible car position indication is required (floor announciation) Does not comply

8 Car handrail is required and must be mounted at a required height. Complies

9 Directional indicating lanterns are required. Complies

10 Audible indication required for direction indication. Complies

11 Visual indication required for pushbutton activation. Complies

12 Pushbuttons must be raised face design. Complies

13 Emergency communications are required. Does not comply

14 The cab and door size must meet minimum requirements Complies



4.4. Equipment Rating

The overall quality and condition of the equipment is rated as 3 - FAIR.

4.5. Maintenance Rating

The elevator has not been maintained for the past year due to water damage. The elevator should be turned off until the building is re-commissioned.

4.6. Performance

The elevator performance was not measured, as the elevator has not been maintained in the past year.



5. Disabled Persons Accessibility Lift

5.1. Equipment Summary / Condition Item No. Item Description Condition

1 ID Number None noted on equipment 2 Manufacturer Unknown3 No. Of Elevators One (1) disabled persons lift 4 Installation Date Unknown, assumed circa 1985 5 Operation Continuous pressure pushbutton6 Type Electric motor, cable driven Unknown, not functioning7 Speed Unknown 8 Capacity Unknown 9 Door operation Manual Fair

10 Cab construction Checkerplate steel flooring with openwork steel gate and surround

Fair

11 Handrail No Fair12 Voice Communication No 13 Power Supply Unknown

5.2. General Comments

The disabled person’s accessibility lift was not functional at the time of inspection. It is not clear whether this was due to the condition of the equipment, or if there was an issue with the power to the unit. There were no identifiable brand names/markings on the equipment, and the vintage of the equipment is unknown.

It appears that the lift does not meet current code, and a full replacement would be required in order to restore functionality.



6. Summary and Recommendations

The following recommendations are made to assist with long and short term planning, and are not absolute necessities.

a. Elevator

i. Water Damage Review (Year 1, Recommendation Rating - CS-1) – The elevator should be locked off until a full review of the extent of water damage is undertaken. There is water in the pit that should be removed, and repairs to the equipment must be provided. The current maintenance contractor should be requested to review. The total cost for this could approach $30,000 (rough estimate only), though these costs would included in a modernization as recommended below.

ii. Cab Phone (Year 1, Recommendation Rating - CS-2) – An in-car phone for two way voice communication is recommended to comply with current code. The estimated current cost for this is $3,000.00, assuming the required travelling cable wiring is not in place.

iii. Modernization (Years 2 to 5, Recommendation Rating SL-3) – A complete modernization of the controls, pump unit, door operator, door detector, operating fixtures, and related equipment should be anticipated in the near future (next 2 years). The elevator has provided approximately 30 years of service, and the typical lifespan for this type of equipment is 25 to 30 years.

If a modernization is undertaken, a detailed specification should be prepared and competitive bids solicited for the work. The estimated present cost for a complete modernization of the elevator equipment is approximately $80,000.00, plus a 15% contingency for professional fees and related changes to building services. This cost is based on completing all upgrades as part of a single modernization project.

b. Disabled Person’s Lift

i. Replacement (Year 1, Recommendation Rating SL-1) – A complete replacement of the lift would be required to ensure current code compliance and functionality. The estimated present cost for a replacement of the lift equipment is approximately $40,000.00, plus a 15% contingency for professional fees and related changes to building services.



7. APPENDIX A - ELEVATOR PHOTOS

Controller Control Valve

Car Top/Door Operator Pit Area

Cab Interior/Car Operating Panel Main Hall Lobby



8. APPENDIX B – DISABLED PERSONS LIFT PHOTOS

Upper Landing

Motor/drive

Platform



9. APPENDIX C – BURIED CYLINDER TYPES

Connects to elevator cab↑

→ Piping to pump / tank

Pit floor Pit floor↓ ↓

← Cylinder

Plunger

Hydraulic Oil

Weld Weld

Figure 1 - Single Bottom Cylinder



Connects to elevator cab

↑

→ Piping to pump / tank

Pit Floor Pit floor

↓ ↓

← Cylinder

Plunger

Hydraulic OilRelief Orifice↓

WeldWeld

Figure 2 - Double Bottom Cylinder

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