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#38827 - 01/20/25 04:18 AM New to this forum and elevator contracts question  
Joined: Dec 2024
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ELEVATORPADAWAN Offline
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ELEVATORPADAWAN  Offline
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Hello, I'm a caretaker at a Condominium which has 2 Otis Gen 2 Elevators, one in each building. 2 parking and 6 residential floors. First occupancy in the 144 units in July 2020.

Just a little rant here.
It is sad that there is no connection between the elevators on floors 2 to 6. This means when an elevator fails, everyone in that building has to take the stairs.
I'm going to put the blame for this on the developer who allowed the architect to select this design, then installing only one elevator per building.
Another sad thing is the elevator is not connected to the 100 kW emergency generator. When the building permit was first started in 2018, the building code in 2018 allowed elevators to not be on an emergency generator. Now the building code states the elevators must be on an emergency power source.
I'm not pleased with Otis as a company (the mechanics are good), but are stuck with a 20 year contract and no other elevator company will work on the proprietary Gen 2 equipment.
End of the rant and I have a question.

During the last repair, where the counterweight guides were replaced, the mechanic recommended renegotiating from the existing OS (oil and Service) contract to an (oil and Maintenance) contract.
With the OS contract being about $12,000 CAD per year and the OM contract offered being $17,700 per year.

Is it worthwhile to change to the OM contract?

Earl

#38881 - 01/28/25 05:46 PM Re: New to this forum and elevator contracts question [Re: ELEVATORPADAWAN]  
Joined: Dec 2010
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elmcannic Offline
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elmcannic  Offline
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Well Earl, here’s my two cents;
What was the bill to replace counterweight guides? Whether slipper guides or roller type guides, they are one of the least expensive replacement parts throughout the lift system. Union labor costs and company profitability standards add up quickly especially when or if you’ve got an elevator out of service…cha ching.
I’m not sure what “oil and Service” vs “oil and Maintenance” actually are by Otis’ definition, but…
For roughly $5,700 extra per contract year, I’d consider it though. But buyer beware…

1) How many service visits per year on the high end contract? Can you get that in writing?

2) What is NOT covered and what IS under either contract? Rail guide shoes, failed fixtures not by vandalism, hoisting motor and belts or phones, door protection devices etc. And that list goes on. What’s “said” during contract sales can be different in the actual contract language. “Regular or Periodic” service might mean quarterly or twice a year visits, so educate yourself on some of the vague definitions.

3) After hour callback rates? Does the high end contract cover those after hours cost?
3a) Response times to entrapments. This can be a tough one, but for the extra money you might pay for the upgraded contract ($2,850x2), would they write that response time in, say 1hr response time after hours?

4) If you go with the upgraded contract, might Otis give you a break to install emergency power back up circuitry? Doesn’t hurt to ask. But: it would involve “others” and possible permitting by your local jurisdiction to accommodate EP. An added cost for sure, but trapped residents for an extended time can turn into a nightmare.

5) A reduction in contract length would be nice. 20 years seems exceptionally long. If I recall correctly here in the States, typically 5 years was about tops with renewal options at or near the expiration. They’ll most likely state the shorter the length, the higher the cost. But there must be an annual increase clause hidden in their contract verbiage, maybe not, but worth checking.

These are but a few things you can discuss and get a better understanding or clarity of what either contract offers.

#38884 - 01/29/25 03:35 AM Re: New to this forum and elevator contracts question [Re: ELEVATORPADAWAN]  
Joined: Aug 2017
Posts: 529
EElevator Online content
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EElevator  Online Content
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Elmcannic, very well worded.

Couple thoughts i have.

I had a couple elevators in an apartment building exactly like yours. Shared garage for lower 2 levels then 4 levels of apartments with 2 seperate buildings, 1 elevator per building. They built covered bridges connecting the buildings on all 4 levels outside. Is it possible to do that on your building? Could turn a very big problem into a minor inconvenience if one cars down for a period of time.

I'm confused with how your building codes up there work. In America If it was built to a code not requiring it, they can change it later but it doesn't matter, the code your elevator was installed to didnt change.

5 years Is typically the longest contract in America. 20 years is insane actually. There's not alot to maintain on the gen 2. Biggest maintenance items are housekeeping and checking things like brake gaps and belts are good per the pulse monitor.

I agree with elmcanmic, read through both with a fine tooth comb. The standard operating procedure for big companies with contracts like your in/are offered is to get as much money from you as possible then quite literally never show up. Run as few guys as possible and mainly just go to fix what's broke. I hope thats not the case for you, but it certainly is with the big 4 around here. Yeah the mechanics probably good, but you won't see him unless it's broke. To me maintenance means actually taking care of your elevator. Lubricate, clean, check. Try to keep running in top shape and prolong the life.

They also make emergency devices to get folks in wheelchairs down steps. Even a motorized (robi?) Device to take wheelchairs up steps too. Not a bad backup plan when you only have 1 car in a building.

Lastly my ever not popular opinion that we survived thousands of years without elevators they're not that critical. If it goes out people can walk, every person that moved in that building already knew the possibility it could happen before they moved in. Everything critical goes by the 2 is 1 and 1 is none mentality. I prefer 2 or more cars serving a building. It makes my life easier when 1 is broke and the people using the buildings lives also. If it was me, I'd keep my basic maintenance contract and put the money savings towards building bridges connecting the building.


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