We work with building owners on the three critical components of maintenance management:

Ensure you have the right service agreement

The Elevator Maintenance Agreement should be specific to the needs of each property.  This contract is instrumental in outlining the requirements and expectations for both parties.  We create the optimal agreement by conducting client interviews, determining requirements, packaging the elevator service, bid management, award recommendation, and ongoing contract support. Even in the middle of a contract term, we can create real value by ensuring the existing terms are being fulfilled and other items negotiated.  We will:

• Create specifications for a maintenance contract that will reduce costs by outlining the appropriate number of maintenance hours required and include penalties for non- compliance

• Ensure response times, material on hand, performance metrics, and special billing rates are outlined and penalties outlined for non-compliance

• Minimize owner risk by ensuring that all equipment is covered and components outlined, specifically addressing issues such as obsolescence.

Independent Oversight

We want you to get what you are paying for and to protect your elevator and escalator assets. Our Independent Oversight service includes maintenance audits, deficiency listing and contractor resolution, performance measures development and management, monthly maintenance invoice review, and service quality escalation.  We will:

• Evaluate current condition of equipment and advise if immediate repairs are required

• Audit the quality of maintenance of machine room, hoistway and pit equipment

• Audit the following functions:

  • car speed;

  • door open and close time;

  • door close pressure;

  • floor-to-floor run time;

  • full-cycle run time;

  • leveling in the up and down directions;

  • ride quality;

  • acceleration and deceleration; and

  • condition of signals

• Create a consultant report identifying code and maintenance deficiencies

• Ensure contractor resolution and assess performance measures

Maintenance Oversight Management includes:

• Analyze services calls to ensure issues are effectively resolved and necessary resources for the work are quickly and efficiently provided by the contractor

• Review service calls with elevator contractor, ensuring that the root cause of a service issue is discovered and apply the resolution to similar elevators

• Ensure that any violations generated by the city-required inspection are addressed within required time frame and written notice of completion is received from the contractor

• Expedite repairs and minimize the time the elevator is out of service

• Ensure that all minimum maintenance requirements are met and calculate penalties for missed maintenance, elevator out-of-service and slow response times

• Facilitate a meeting with the elevator contractor to review deficiencies, contract compliance, service calls, and invoices

• Set maintenance goals for the elevator contractor and determine assets each contractor has available for your type of equipment (knowing the Cleveland union talent is a plus)

• Audit elevator equipment to ensure that repairs were made by the elevator maintenance company.

• Review invoices and ensure that the invoices are correct and that work covered by the maintenance contract is not invoiced.

• Obtain and review pricing for repairs/upgrades not covered by the maintenance contract to ensure they are at market pricing and competitive

Asset Management

Owning or managing a building in this dynamic environment will require pivoting and realigning goals, sometimes relating the vertical transportation. Ritter Elevator Consulting will be there to assist during these times with expertise from a local consultant, including proposal reviews, capital planning, code compliance and obsolescence planning and management.