Elevator Maintenance Rockland County New York

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Mandatory Door Lock Monitoring: Deadline Just Weeks Away!

By: D&D Elevator

Door Lock MonitorWith NYC DOB, Appendix K3, Rule 3.10.2, the New York City Department of Buildings has mandated that – by January 1, 2020 – “all automatic passenger and freight elevators must provide a system to monitor and prevent automatic operation with faulty door contact circuits.”

For reasons of safety and code compliance, it is imperative for this 01/01/20 deadline to be met, for the system to be installed, tested and inspected. If it is not installed and operational by this time, the DOB will be issuing fines and possibly shutting down your elevator(s).

In mid-2018, we began notifying our NYC customers of this mandate and deadline. We sent proposals individually tailored to each customer’s elevator equipment, followed by several email reminders and phone calls. Time is now of the essence – material and permit lead times are 10-12 weeks from receipt of signed proposals and required deposits.

D&D Can Help!

At this time we cannot guarantee that these will be installed by the deadline, but we will do all we can for our NYC customers. If you have not done so already, we urge you to please submit your signed proposal and deposit so that we may schedule your elevator(s). We welcome your calls with any questions you may have, (914) 347-4344.

Some Like it Hot. But Elevators Donít!

By: D&D Elevator

ThermometerPrepare your elevators for Summer!

With the warm weather season now upon us, there are a number of important items requiring attention, to ensure that your systems are properly prepared for the Summer heat.

Of vital importance is to check the ambient temperature of elevator machinery spaces in your building. Current code regulations require proper ventilation of machinery spaces and temperature control within a range as specified by equipment manufacturers.

According to a National Institute of Standards and Technology report titled “High Temperature Operation of Elevators,” systems operate best when their machine rooms are maintained between 60 and 90 degrees Fahrenheit. Machine room air temperatures outside this range can lead to equipment failure.

Steps to prevent costly downtime and unhappy tenants

  • Make sure that your motor room air conditioning and exhaust fans are in proper working order and that thermostat controls are properly maintaining ambient temperature
  • Make sure that ventilation ducts, wall and motor room door vents are working normally and that there are no obstructions limiting the flow of air
  • Make sure your elevator interior exhaust fan is working and that it is running during hotter Summer days

Air conditionerBrownouts & Blackouts

During heat waves, there is vastly increased demand for electricity, which can cause momentary power loss, a reduction in voltage and longer-term power outages. In such event, best practice is to remove the elevator from service and immediately notify your elevator company.

  • Top priority: During a power outage make sure that persons using the elevators in your building are not trapped or in need of assistance  
  • Momentary loss of power can cause the elevator to stop, the doors to malfunction, or the system to attempt to reset by skipping floors and moving to the terminal landings
  • A reduction or fluctuation in voltage can cause intermittent failures of components, which will momentarily stop the elevator or doors from operating. Such “ghost calls” can be problematic since, by the time technicians arrive on site, the voltage may have returned to proper levels and they cannot see the problem in progress. It is important to report these intermittent failures to the technicians to avoid any inconvenience to the riding public.
  • Brownouts are a normal recurring issue during the hot summer season. If you are experiencing a brown out, you must check the elevator equipment to ensure it is working properly. Brownouts can cause major damage to motors and motor control equipment. “Single Phasing” of 3 phase electrical equipment will cause motors to burn out and contactors to weld closed.

D&D Can Help!

The experts at D&D Elevator stand ready to evaluate your particular needs, assist you with preventative maintenance and respond to you immediately in the event of emergency. In the meanwhile, stay cool!

IMMEDIATE ACTION REQUIRED: Significant Code Changes that will SOON Affect Your Elevators

By: D&D Elevator

Elevator Door Lock Monitoring Deadline Rapidly Approaching!

Example of Door Lock MonitorThe New York City Department of Buildings has mandated that – by January 1, 2020 – all "automatic passenger and freight elevators must provide a system to monitor and prevent automatic operation with faulty door contact circuits.”

For reasons of safety and code compliance – and to avoid potentially costly liability for injuries resulting from failure to comply – it is imperative for this deadline be met, for the system to be installed, tested and inspected.

Waiting until the last minute should be avoided, especially since the “last minute” is just about here. Due to the increasing demand, manufacturers are quoting longer and longer lead times for supplying the equipment, and the New York City Department of Buildings is becoming increasingly backed up on the issuance of permits.

The code is a requirement of Appendix K3, Rule 3.10.2, stating that the car doors must be monitored to prevent the following two issues:

  1. To prevent operation of the car if the car door is not closed, regardless of whether the car-door contact and interlock contact circuits are open or closed (excluding the access switch operation and inspection operation)

  2. To prevent power closing of the doors if the door is open and the car door contact circuit is closed or bypassed, or if the interlock circuit is closed (excluding during Firefighters' Service Phase II). Primarily, this determines if jumpers or other means of bypassing normal operation are being used Elevators installed or modernized prior to July 1, 2009 will require a software and possibly a hardware update. Controllers installed or modernized after July 1, 2009 may already be partially compliant and may require installation of additional hardware or software – this will need to be confirmed by the elevator contractor.

Elevators installed or modernized after January 2, 2015 can be made fully compliant but may need hardware or software installed. This also should be confirmed by the elevator contractor. If the controller cannot be adapted with the hardware or software upgrades, a modernization may be required. All modifications and/or software changes to the controller will require filing with the New York City Department of Buildings, and inspection and testing upon completion.

D&D Can Help!

Running out of time to get this done is just around the corner. The experts at D&D Elevator stand ready to evaluate your particular needs and help you cost-efficiently meet this important deadline.