1. Schedule For Preventative Maintenance Requirements:

Transcription

1 Attachment A - Preventive Maintenance Services Requirements The Contractor shall provide preventative maintenance to include cleaning, adjusting, lubricating, painting, wiring, maintaining performance levels and performing inspections/testing to meet the requirements listed below. 1. Schedule For Preventative Maintenance Requirements: The Contractor shall: (a) Establish the preventative maintenance schedule (PMS) with the GMU Contract Administrator or his/her designee. The PMS will be available as a paper copy and/or in an electronic format. (b) Provide a PMS keyed to the OEM s requirements/recommendations and meeting the needs of the respective unit and its application for the specific equipment covered by the Contract. (c) At a minimum the PMS will to include the following: (i) Building name, (ii) Unit identification, (iii) Tasks to be performed by: a. Examination frequency b. Examination hours. (d) Perform all equipment PMS, to include scheduled monthly operational examinations, in accordance with the frequencies established by all applicable federal, state, and local codes/regulations for vertical transportation equipment (e.g. ANSI/ASME A17.1 Safety Code of Elevators and Escalators), the applicable OEM s requirements/recommendations, and the basic procedures recognized by the vertical transportation service industry. (e) Provide, use and properly maintain a maintenance check chart for each device covered under this Contract. Entries should be made by the Contractor s personnel to indicate the status of all scheduled maintenance items performed with the Contractor s personnel s initials to show validity. Additionally, the Contractor should provide, use and properly maintain a call back log for each device which indicates the date, reason for call, corrective measures taken and name of the person making the entry. (f) Maintain a supply of contacts, coil, leads, brushes, lubricants, wiping cloths, and other minor parts for the performance of routine maintenance. 2. Cleaning Requirements: (a) The Contractor should periodically, as defined and recommended by the OEM, provide cleaning for the following: (i) Elevator machinery equipment pits, (ii) Machine rooms and hoistways to include all equipment located in or moving through the hoistway, (iii) Car top, (iv) Car sling, (v) Safeties, (vi) Appliances, (vii) Hoistways and Car sills, (viii) Door tracks, and (ix) Door hangers. (b) The Contractor shall clean at least once monthly and also when necessary and often enough to eliminate possible fire hazards, maintain a professional appearance and preserve the list of equipment for the duration of the service contract. Note: The Contractor will not be responsible for cleaning areas that would be normally serviced by the GMU janitorial 1

2 or building maintenance staff as determined by the Mason Contract Administrator or his/her designee. (These components would be: elevator floors, cab panels, and vacuuming elevator tracks.) In the event that the Contractor observes conditions requiring cleaning by GMU staff, notification should be made to the GMU Contract Administrator within one (1) business day. 3. Adjustment Requirements: (a) The Contractor shall adjust all of the equipment under the preventative maintenance schedule at regular intervals as determined by a frequency that ensures the following: (i) Performance level of all equipment meets or exceeds the minimum performance levels specified by the OEM; and (ii) Extension of the useful life of the equipment for the duration of the contract. (b) The Contractor shall adjust the equipment as necessary except where it is prohibited by the present conditions. In that case, the Contractor shall describe in writing within 48 hours the present conditions, and state what is required to return the conditions to the original design levels listed by the OEM. 4. Lubricating Requirements: (a) The Contractor shall lubricate all for the equipment at regular interval in accordance with the OEM s requirements/recommendations, and as is required based upon the actual use of the equipment. The frequency shall ensure that the performance level of all equipment meets or exceeds the OEM s minimum performance levels and to extend the useful life of the equipment for the duration of the contract. (b) The Contractor shall furnish all lubricants specified for the various lubrication needs. 5. Painting Requirements The Contractor shall paint all of the equipment at regular intervals with a frequency to meet the following: (a) Ensure that the performance level of all equipment meets or exceeds the minimum performance levels specified by the OEM; (b) Maintain a professional appearance as determined by industry standards; (c) Prevent rusting; and (d) Extend the useful life of the equipment for the duration of the contract. 6. Wire Rope Requirements: (a) The Contractor shall inspect, adjust, shorten and replace all wire ropes in accordance with the frequency requirements of the ANSI/ASME-A17.1 SAFETY CODE FOR ELEVATORS AND ESCALATORS and the ANSI/ASME17.2 INSPECTOR S MANUAL in order to achieve the following: (i) Ensure that the performance level of all equipment meets or exceeds the minimum performance levels specified by the OEM; and (ii) Extend the useful life of all equipment for the duration of the contract. (b) The Contractor shall repair and/or replace all fixed electrical wiring and traveling conductor cables at the frequency to meet the following: (i) Ensure that the performance level of all equipment meets or exceeds the minimum performance levels specified by the OEM; and (ii) Extend the useful life of all equipment for the duration of the contract. 7. Performance Level Requirements: The Contractor shall ensure that the following equipment performance levels are maintained at all times: (i) Contract speed and brake to brake flight times maintained as originally installed and adjusted; (ii) Leveling accuracy maintained at all times; (iii) Opening and closing times and door closing torque of all cars be maintained within the limits of A17.1 and 2

3 A117.1 codes at all times. A minimum of stand-open time consistent with traffic demands at each floor should be maintained; (iv) Door reversal devices fully operational at all times; (v) Variable car and hall door-open times maintained in accordance with the original field adjustments. Deviations from this are not permitted unless approved by GMU. (vi) Elevators operating under group supervisory systems operated at all times in accordance with the design specifications as originally installed. (vii) Elevators installed with door restrictors maintain proper restrictor operation at all times. Elevators shall not be placed in service without proper restrictor operation. Restrictors may be disabled for test and repair purposes only. Any restrictor found intentionally disabled on a car in service shall result in the contract being terminated by GMU. (viii) Any safety device such as a door lock, door restrictor, governor switch, safety switch, etc. found to be intentionally disabled by the Contractor shall result in the contract being terminated by GMU. 8. Inspection/Testing Requirements: (i) The Contractor shall regularly and systematically examine all safety devices and perform all safety tests as required by the VIRGINIA UNIFORM STATEWIDE BUILDING CODE, ANSI/ASME A17.1, A17.2, A17.5, A17.6, A18.1, A117.1, NEII and NEC standards. (ii) The Contractor shall conduct testing to include the following: a. Periodically inspect all safety devices and governors and conduct a periodical no-load safety test. The Contractor shall perform a full load, full speed test of safety mechanisms, speed governors, car and counterweight buffers in accordance with ASME A17.1, Section each fifth year based on the schedule provided by GMU. The car balance shall also be checked and the governor set. If required, the governor should be calibrated for proper tripping speed and sealed. b. Perform all safety tests during the hours directed by GMU. Testing during normal hours should be provided at no additional cost to GMU; after normal hours will be billed at the Overtime (OT) Differential rate offered by the Contractor. c. Attach tags after testing as specified by the Uniform Statewide Building Code for such items as the governor, releasing carrier, oil buffer, etc. GMU reserves the right to coordinate all test times of the Inspection Contract and Elevator Maintenance Contractor. d. Perform any repairs or adjustments necessary to complete a test and return the elevator to service at no additional cost to GMU. e. The Contractor s employee performing any inspection shall sign the appropriate test form for the witnessing Inspector. f. Remove an elevator from service for test or inspection when scheduled by GMU. g. Furnish and install new wire ropes as often as determined by inspection to maintain an adequate factor of safety, and to equalize the tension on all hoisting ropes, repair and replace conductor cables, hoistway and machine wiring. h. Keep car emergency light units and phones in an operable condition at all times, test firefighters service, emergency power circuits and phones, where provided, in accordance with the Uniform Statewide Building Code requirements. i. Maintain a complete set of current, legible schematic wiring diagrams in each elevator machine room for each elevator contained therein. To the extent that any of the required schematic wiring diagrams are not available at the time of Contract award, it should be the Contractor s responsibility to provide these to GMU. Any and all schematic wiring diagrams provided shall become GMU property. All circuit changes made shall be clearly marked up on each applicable wiring diagram. Prints shall stay on site in each Elevator Equipment Room. Should wiring diagram(s) become damaged, Contractor will inform the GMU Contract Administrator or his/her designee. Contractor shall also maintain a complete set of prints per unit and will provide a copy to GMU upon request. 3

4 (iii) Examinations shall be used to ensure a safe and efficient level of elevator equipment operation, and all work relative to cleaning, lubrication, and adjustment of the equipment that is necessary for the desired level of operation shall be performed. (iv) Post a check chart for each elevator in each machine room in a conspicuous place. This check chart shall list each elevator component showing a schedule of manufacturer s recommended frequency of examination of each component on a weekly, bi-weekly, monthly, semi-annually, or other frequency. Entries shall be made to indicate the status of scheduled maintenance work performed. The check chart shall be kept up to date at all times, and must be initiated and dated by the Contractor s employee to indicate that the work has been accomplished. The check chart shall always be available for review at GMU s request. The Contractor may opt to use electronic monthly summaries to meet code. Electronic summary reports must be provided by the Contractor each month to GMU during the first week following the month of work. The summary shall list the building, elevator, and description of work for the whole month. (v) Safety testing, other testing, examinations, maintenance adjustments and repairs shall be performed by the Contractor as recommended and according to the current editions of ASME/ANSI A17.1, A17.2, A17.3, A17.5, A17.6, A18.1, A117.1 codes, NEII standards, and the Field Employees Safety Handbook. The upgrading of equipment to meet changes in the code is not within the scope of the contract. (vi) Perform all safety tests as recommended and required by the Uniform Statewide Building Code, ASME A17.1 and A17.2. All safety tests shall be performed by the Contractor during hours directed by GMU. Testing during normal working hours shall be provided at no additional cost to GMU. Any testing after normal hours, weekends, or on non-iuec holidays shall be provided with only the premium cost paid by GMU. The Contractor shall be required to attach tags after testing as specified by code, such as governor, releasing carrier, oil buffer, etc. GMU reserves the right to coordinate all test times of the Elevator Inspection Contractor and Elevator Maintenance Contractor. GMU s inspection schedule is for all annual inspections to occur during the winter and summer breaks of the academic calendar. Any scheduled elevator additions to GMU (new construction, modernization, or repair) shall be advanced to comply with the overall testing schedule at no additional expense to GMU. (vii) Any repairs or adjustments necessary to complete a test and return the elevator to service shall be performed by the Contractor at no additional expense to GMU. All repairs and adjustments should be completed within thirty (30) days upon receipt of inspections report. (viii) After completion of the test, the inspector witnessing the test will submit the appropriate test form. This test form shall be signed by the Contractor s employee who performed the test. (ix) All elevators provided with firefighters service shall be subjected monthly to Phase I recall and a minimum of one-floor run operation on Phase II to assure the system is maintained in proper operating order in accordance with A17.1 code. A written record of finding on the operation shall be made by the Contractor and kept in the machine room (with the maintenance checklist). All test or inspections that remove the elevator from normal operation shall be scheduled with GMU administrator. Firefighters service testing shall be conducted at no additional cost to GMU. (x) The Contractor shall provide the required personnel at no additional cost to GMU, to assist the Owner and elevator inspection contractor as needed during annual elevator inspections. (xi) In the event an inspection/testing service call cannot be performed during regular hours, the Contractor should perform the services during overtime or holiday hours and billed at the Overtime (OT) Differential rate offered by the Contractor. (xii) Provide a Condition Assessment Report (per unit) to the GMU Contract Administrator or his/her designee on an annual basis. Condition Assessment Report should list priority status of any recommended repairs/replacements and costing in order to aid GMU in a Deferred Maintenance Process evaluation. 9. Preventative Maintenance Repair/Replacement Services Requirement: These are defined as repairs that take place during a regularly scheduled preventative maintenance visit. If conditions warrant, the Contractor should repair and replace the following: (i) Machine, worm gear, thrust bearings, drive sheave, drive sheave shaft bearing, brake pulley, brake coil, brake contact, brake linings and component parts; (ii) Machine hoist motor, motor, generator, motor windings, rotating element and commutator; 4

5 (iii) Controller, selector and dispatching equipment, all relays, solid state components, resistors, fuses, condensers, transformers, contacts, leads, dashpots, time devices, computer devices, CRT devices, selector tape or wire and mechanical and electrical driving equipment; (iv) Governor, governor ropes, governor sheave and shaft assembly, bearings, bushings, contacts, and governor jaws, rope grippers; (v) Deflector or secondary sheave, bearings, car and counterweight buffers, car counterweight guide rails, top and bottom limit switches, governor tension sheave assembly, compensating sheave assembly, car and counterweight guide shoes including rollers or gibs; (vi) Hostway door interlocks, hoistway door hangers, bottom door guides, auxiliary door retaining devices, and auxiliary door closing devices, door restrictors; (vii) Automatic power-operated door operator, car door hanger, car door contact, door protective devices, load weighing equipment, car frame, car safety mechanism, and platform. (viii) Car operating panel(s) and equipment, hall lanterns, hall button assemblies, and signal devices; (ix) Where applicable to hydraulic elevators, include cylinder head, plunger exposed surfaces, plunger gland and packing, pumps, exposed piping fittings and flexible pipe connections operating controls, and check/relief valves; and (x) Conductor cables in hoistway, controller, and machine room wiring. (xi) Observe any minor and/or major deficiency in any equipment and make repair replacement, and/or if the GMU Contract Administrator makes notice. (xii) Repair/replace all worn, damaged, and/or broken equipment components/parts in order to restore the equipment to normal operation, to ensure that the equipment s performance level meets or exceeds the minimum specified by the OEM, prevent an unscheduled shutdown, and extend the useful life of the equipment for the duration of the contract. 2. Call Back Services Requirements: The Contractor shall perform the following: a) Correct equipment malfunctions the same day that the service was issued. If circumstances beyond the Contractor s control preclude resolution of the problem that day, the GMU must be notified with an explanation of the delay. b) Call back service or repairs authorized by GMU which occur after the normal hours of operation shall be accomplished at the overtime hourly rates specified in the Pricing Schedule. GMU will be responsible for premium portion of the overtime rate only. All overtime calls shall be handled by one mechanic only, unless approved in advance by GMU. If regular time work must be carried over and the Contractor wishes to continue work beyond the GMU s normal hours of operation, authorization for overtime work must be obtained from the GMU before proceeding. a) Notify GMU Contract Administrator or his/her designee immediately after completion of each service call. 5