LIFT CONDITION OVERVIEW. 3 Passenger Lifts. Buildings 200, 250 and 300 Ice Wharf 17 New Wharf Road London N1. For

Transcription

1 LIFT CONDITION OVERVIEW Of 3 Passenger Lifts At Buildings 200, 250 and 300 Ice Wharf 17 New Wharf Road London N1 For Ice Wharf Management C/o HML Hawksworth Gillingham House Gillingham Street London SW1V 1HU Prepared by ILECS Ltd International Lift and Escalator Consultants Tops l House The High Street Mistley Manningtree Essex CO11 1HB Ref.C09570/Pass/SUR/GTL/sml/090310/ Issue 1

2 INDEX Section Description Executive Summary 1. Existing Installation 2. Recommendations & Budget Costs Ref. C09570/Pass/SUR/GTL/sml/090310/ Issue 1 Page 2 of 7

3 Executive Summary The following summary and recommendations should be read in conjunction with the fully detailed condition survey, which contains the main findings of the lift equipment. A conditional overview and operational test of the 3 passenger lifts at Buildings 200, 250 and 300 Ice Wharf, 17 New Wharf Road, London, N1 was undertaken on Tuesday 2 nd March The basis of this report is to establish the condition of the lifts and identify any areas of concern. The report is completed on the instruction of Ice Wharf Management, C/o HML Hawksworth. Originally manufactured and installed by Pickerings Lift Company, the lifts are now approximately 13 years of age. There appears to have been no major alteration made since the original installation. The controller, electrics, hydraulic system and mechanical components are original and in a fair state of repair. There is no sign of any Thorough Examination certificates within the lift motor room, it should be ascertained, from your insurance provider, that all required Thorough Examinations are in place. There are a number of Health and Safety items needing to be addressed, which are detailed in a later section of our report. According to the lift log cards within the motor rooms, servicing was last undertaken by Pickerings Lifts in February 2010 with 6 service visits undertaken in the last 12 months, your service contract should be checked to confirm that the numbers of contractual visits are being undertaken with confirmation sought from your service provider. The adjustment and general operation appear below average taking into account the age, design and access to the equipment, general maintenance/cleanliness should be improved upon. 1. Existing Installation Existing Lift details Ice Wharf Type : Passenger Lift Contract Load : 8 Person - 630Kg as marked Drive : Indirect Hydraulic. Speed : 1.0 M/s Control : Down Collective Serving : 5 stops - 5 openings Levels : G, 1-4 inclusive Landing Entrances : Centre Opening Car Entrances : Centre Opening Existing Lift details Ice Wharf Type : Passenger Lift Contract Load : 8 Person - 630Kg as marked Drive : Indirect Hydraulic. Speed : 1.0 M/s Control : Down Collective Serving : 6 stops - 6 openings Levels : G, 1-5 inclusive Landing Entrances : Centre Opening Car Entrances : Centre Opening Ref. C09570/Pass/SUR/GTL/sml/090310/ Issue 1 Page 3 of 7

4 Existing Lift details Ice Wharf Type : Passenger Lift Contract Load : 8 Person - 630Kg as marked Drive : Indirect Hydraulic. Speed : 1.0 M/s Control : Down Collective Serving : 8 stops - 8 openings Levels : LG, G, 1-6 inclusive Landing Entrances : Centre Opening Car Entrances : Centre Opening All three units are utilising the Pickerings controller originally installed, that although still operating in a reasonable fashion, are of a technologically limited design. The units are no longer manufactured and technical support and spares will become increasingly more difficult to procure. The hydraulic system is manufactured by GVM, a known make and quality, suitable for the duty of the lifts at the time of installation. The lifts are no longer operating in a manner expected by passengers due to poor adjustment and maintenance over prolonged periods. The car door operators, along with the adjustment of the landing door equipment is poor. The replacement of the operators, along with refurbishment of landing equipment, should be considered with any modernisation works to be undertaken. The 3 lifts housed within the separate blocks at Ice Wharf are of varying condition, due to the level of maintenance received and the workloads encountered. Due to the level of floors served, 300 Ice wharf was witnessed to be in the poorest condition, with maintenance and adjustment issues apparent. The lift serves 8 floors, which for the equipment installed, represents a high workload. The unit is working at the upper limits of the design capabilities. Due to the poor level of maintenance and adjustment witnessed on all three units, we would recommend a fully comprehensive maintenance contract is put in place to ensure all efforts are made to retain lift service for the next 1-2 years. Numerous defects above those of our initial survey document were noted while our visual examinations were undertaken, due to this report incorporating a summary of all 3 units at the property. Below are a list of some of these maintenance items we would recommend are highlighted within any fully comprehensive maintenance contract prior to commencement. Pits containing granules, oil and refuse bags. All wells and pits should be thoroughly cleaned to reduce these potential fire hazard. Lifts bouncing in operation, potentially due to rope adjustment or airlocks in hydraulic system investigate. Lift adjustment in travel to be rectified, due to various points scraping. This left untended could cause potential collision with lift well equipment. Floor levelling poor on various floors. This is to be rectified to prevent tripping hazards with lift access/egress. Worn ram seals letting oil by to reservoir, should be monitored to prevent low level issues. Adjustment of landing door equipment leaving doors rubbing against architraves and scoring panels. Doors not adjusted vertically, leaving uneven gaps when closing. Lift car operating panels damaged, by buttons being pushed into housing. Return to flush position. Light bulbs and LEDs witness to have failed, replace inoperative units as required. Ref. C09570/Pass/SUR/GTL/sml/090310/ Issue 1 Page 4 of 7

5 2. Recommendations and Budget Costs 2.1 Fully comprehensive maintenance contract to be instigated, with guidelines for maintenance standards and more control over the contractor. Contract could cover numerous maintenance deficiencies witnessed at the properties. Budget cost 1,350 per lift, per annum. 2.2 Planned modernisation programme with commencement planned for 2012, subject to funds being available. Modernisation programme to incorporate, but not exclusively, the following items. Replace obsolete control system, with VVVF supported alternative, incorporating full shaft rewire. Replace hydraulic pump, motor, valve, etc with digital controlled units. Door operator and associated landing equipment to be replaced with VVVF controlled, robust alternative. Rams to be thoroughly examined, refurbished and resealed as required. Health and Safety items to be upgraded as per original survey list (Attached at bottom of this report) and EN Ropes to be replaced and correctly tensioned. Lift car interiors to be upgraded aesthetically and with EN81-70 (Disabled access). Budget cost 68,000 per lift. 2.3 The modernisation programme would ideally be undertaken on a lift by lift basis, any phased works would be recommended to be split by block numbers, due to the complexities of splitting works on single units, which becomes a difficult and potentially expensive way to arrange modernisation works. We would envisage the programme running to a approximate programme as below. This programme is purely for reference purposes. January Order placed for Full Design Duties for 3 lift modernisations. February Specification a pre-construction plan complete and approved. March Tender period, incorporating 5 companies tendering for project. April Tender analysis period, selecting the favoured contractor. May Order place with winning tendering contractor. August Commencement of Block 300 lift modernisation. October Completion of Block 300 lift modernisation, plus witness test. November Completion of snagging and commencement of defects liability. Subject to funds being available, works commencement on Blocks 200 and 250 would follow immediately after Block 300, as this would enable Ice Wharf to benefit from a prolonged defects liability period, which could be negotiated to cover all units. Additionally each refurbishment will incur percentile rises based on the lift industry standards, should they be undertaken with prolonged pauses between phases. This percentile rises would be approximately 5% per annum, based on previous years. Ref. C09570/Pass/SUR/GTL/sml/090310/ Issue 1 Page 5 of 7

6 Should the phased programmes be required due to financial constraints of the property, the following approximate timescales are set for reference only. May Commencement of Block 250 lift modernisation. July Completion of Block 250 lift modernisation, plus witness test. August Completion of snagging and commencement of defects liability. May Commencement of Block 200 lift modernisation. July Completion of Block 200 lift modernisation, plus witness test. August Completion of snagging and commencement of defects liability. 2.4 The following items are considered potential health and safety issues and should be undertaken to minimise exposure to hazards for both the lift contractors and lift passengers. They were raised in our original survey document relating to Block 200 lift, though many relate to all three lifts at the property. It would be economically prudent to undertake these works with any modernisation programmes; however, they should be considered for completion in any event. Lift motor Room Lift Shaft and Pit a) Fit an FB4 type lock to the lift motor room door. b) Install a danger notice warning of the drop on access to the lift motor room. c) Supply and fit a safety chain to the entrance of the lift motor room. d) Label the lift motor room light switch as to its designation. e) Supply and install improved lighting levels to the lift motor room complete with emergency back up units. f) Mark the car light switch as to its designation. g) Mark all the electrical equipment within the lift motor room as to their designation. h) Switched shaft lighting should be made available 3 way switched from the lift motor room; pit and car top with emergency fittings to the car top and lift pit areas. i) Install hand-winding floor level indicator and buzzer to aid emergency release. j) Introduce a switched RCD socket within the lift motor room. k) Paint the lift motor room walls and floor. l) Install a 3-Way intercom via lift motor room, car top & pit. m) Seal the hydraulic valve and clean the oil residue from the top of the tank. n) Install a bund catchment tray to the hydraulic unit. o) Complete any necessary SAFed tests and provide copies of certificates at site. p) Generally clean the lift motor room. q) Secure the electrical drawings, laminate and secure in the lift motor room. r) Supply a maintenance barrier and store within the lift motor room. s) Switched shaft lighting should be made available 3 way switched from the lift motor room; pit and car top with emergency fittings to the car top and lift pit areas. Ref. C09570/Pass/SUR/GTL/sml/090310/ Issue 1 Page 6 of 7

7 t) Install a fully compliant car top control to the lift car top. u) Mark safe refuge area in the lift pit and car roof. v) Install guarding on the lift car top as required. w) Supply and fit an additional pit emergency stop switch. x) Install power sockets with an RCD device to the pit and lift car roof. y) Supply 3-Way intercom via lift motor room, car top & pit. z) Clean the lift shaft and paint the shaft walls and pit area. aa) Install oil catchment trays to the bottom of the guide rails. bb) Install a pit prop with an electrically interlocked securing bracket. Lift Car cc) dd) Install a full height safety edge to the lift car doors. Top up the oil pots on top of the lift car. The above budget costs are given for guidance only and are based on today's prices and current economic climate. These prices do not include for any statutory or professional fees, builders work, site attendances or VAT. It may prove economically prudent to incorporate the H. & S. issues raised in previous surveys into modernisation works rather than on an individual basis. However, they should be undertaken whatever course of action is taken. Any proposed modernisation works should be based on standard components readily available from within the market place. Dependent on the level of recommendations undertaken, some cost savings could be made through economies of scale. Ref. C09570/Pass/SUR/GTL/sml/090310/ Issue 1 Page 7 of 7