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Jan 16th, 2020
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#5902 - 02/17/13 10:22 PM
Re: TAC 20
[Re: sbrmilitia]
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Joined: Feb 2013
Posts: 9
Lae
stranger
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stranger
Joined: Feb 2013
Posts: 9
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sbrmilitia: I have our contract here, and it is with Thyssen. ThyssenKrupp Elevator shall provide our maintenance service in full accordance to the CSA-B44 code, standards on elevator maintenance. There is some paperwork in the controller cabinet. I didn't pull it out of the sleeve but it looked like circuit prints. I'll have a closer look. One of the projects I am working on it gathering information on what our tradesmen are actually doing in the building and making sure that they are complying with our expectations/contracts. I will ask for a Maintenance Check Chart. Do you have customers that are as involved as I want to be with this? IE - receive documentation that the checks are being done and what exactly is being looked at? How does that usually play out? BEEP - This is an acronym for what exactly? Again, I'll have a look around in the equipment room for docs. CSA codes are usually around 80 dollars to purchase. If anyone has access to a spare copy I can have that would be nice. I'm one of the few people out there who likes to read codes. I am a code master for my own trade. =)
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#5903 - 02/17/13 10:36 PM
Re: TAC 20
[Re: Lae]
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Joined: Feb 2013
Posts: 9
Lae
stranger
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stranger
Joined: Feb 2013
Posts: 9
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Another contract question, as per this line: ...you also agree to keep the elevator machine rooms and pit areas free from water, stored materials, or debris We do not have the technical knowledge to lockout the elevator and open the lower door to inspect the pit. Half a year ago the pit was found flooded by one of the techs. We have no idea how long the water was down there, presumably since the last inspection. The pit was cleaned out and life carried on. Recently the painted steel in the shaft was found to be rusting and peeling. It had just been repainted shortly before the flooding in the pit area happened. The building is only 5 years old, and we live in a semi-arid region. My concerns are of course related to how do we achieve satisfaction of our contractual obligations as quoted above without proper access and/or training to the pit. It seems clear to me closer oversight is required. Can I get some advice on how to approach this general problem of oversight? I think the gory details of the flooding and having to paint a new shaft/pit twice in one year is settled and ended up on us, mostly through capitulation I think. Going forward I think we need to learn to manage our assets better. So that is in part where I am coming from. The rest is my life quest for knowledge.
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#6230 - 03/14/13 04:03 PM
Re: TAC 20
[Re: EDMAn]
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Joined: Feb 2013
Posts: 9
Lae
stranger
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stranger
Joined: Feb 2013
Posts: 9
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Sorry for the really long reply time on this. Changed jobs and so forth. I read through the maintenance log book. The tech seems fairly organized. Maintenance tends to happen about every 3 months, as per our contract. The pit was never painted according to the log book, only rust was removed, this was just prior to flooding. So clearly there is some misscommunication going on. I'd like for the tech to just talk to us when there is a problem but the chances of meeting bumping into him seems small. The real problem starts with the flooding. The tech otes in the log book that here is 4" of water in the pit. The next day he notes there is about 6" of water in the pit. Five weeks go by and there is 1.5' of water in the pit and there has been electrical damage. The first time the condo board heard about any of this was after the entire thing, when we got the bill, which was huge. If the board doesn't have access to look in the pit(not enter) how can we be contractually responsible for maintaining it in good order as per you also agree to keep the elevator machine rooms and pit areas free from water, stored materials, or debris Lastly, it seems some negligence was involved here with Thyssen. The tech did a good job but something got f'ed up somewhere between him and the board.
Last edited by Lae; 03/14/13 04:04 PM.
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#6239 - 03/15/13 03:23 AM
Re: TAC 20
[Re: EDMAn]
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Joined: Sep 2012
Posts: 451
sbrmilitia
addict
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addict
Joined: Sep 2012
Posts: 451
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The Thyssen Service Tech should lock and tag out the elevator. Is it not Thyssens responsibility to remove water from the pit. The car should be locked and tagged out at the top floor and jack stands installed in the pit, the tech then should get with the building to schedule a time for a high water alarm and sump pump to be installed. The car should not be allowed back into service until the building resolves the flooding issue. All rusted equipment and electrical equipment should be changed and billed to the customer. Building personal shouldn't be allowed to access a pit without a Thyssen Mechanic on site since we take the liability for any accidents that happens on that unit. If you cannot fully resolve the flooding issue then a alarm and sump needs to be installed asap. Also since the pit had water damage you also should be billed for the pit to be painted or hire a contractor to do it while a TK employee supervises the accessing of the pit. Since you are being billed for it, request someone else besides the tech to come and be on the property for the couple days it will take to install the alarm, sump, dry the pit out, change all affected equipment, and to paint the pit. A billable repair mechanic should be there. The service tech has a route and calls holding and cant be there for the time needed to properly take care of your problem. Yes this will be costly but in the long run it will save you big. You need to get ahold of the Thyssen office get a signed proposal that has the scope of work and the time allotted. Then there is no miss communication.
Last edited by sbrmilitia; 03/15/13 03:24 AM.
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#6265 - 03/15/13 11:58 PM
Re: TAC 20
[Re: sbrmilitia]
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Joined: Jan 2012
Posts: 419
Broke_Sheave
addict
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addict
Joined: Jan 2012
Posts: 419
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The Thyssen Service Tech should lock and tag out the elevator. Is it not Thyssens responsibility to remove water from the pit. The car should be locked and tagged out at the top floor and jack stands installed in the pit, the tech then should get with the building to schedule a time for a high water alarm and sump pump to be installed. The car should not be allowed back into service until the building resolves the flooding issue. All rusted equipment and electrical equipment should be changed and billed to the customer. Building personal shouldn't be allowed to access a pit without a Thyssen Mechanic on site since we take the liability for any accidents that happens on that unit. If you cannot fully resolve the flooding issue then a alarm and sump needs to be installed asap. Also since the pit had water damage you also should be billed for the pit to be painted or hire a contractor to do it while a TK employee supervises the accessing of the pit. Since you are being billed for it, request someone else besides the tech to come and be on the property for the couple days it will take to install the alarm, sump, dry the pit out, change all affected equipment, and to paint the pit. A billable repair mechanic should be there. The service tech has a route and calls holding and cant be there for the time needed to properly take care of your problem. Yes this will be costly but in the long run it will save you big. You need to get ahold of the Thyssen office get a signed proposal that has the scope of work and the time allotted. Then there is no miss communication. Exactly. Don't you guys just love it that not only are you responsible for every part on the elevator, regardless of age, but some building owners want you to responsible for acts of nature, vandalism, the list goes on and on.
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