hallmark apartments 2 14 albert road, south …
TRANSCRIPT
EX IST ING CO ND IT IO N REPO RT
HALLMARK APARTMENTS
VERTICAL TRANSPORTATION SERVICES
Hallmark Apartments 2-14 Albert Road South Melbourne, Lift Condition Report 2 of 10
This report is prepared for the nominated recipient only and relates to the specific scope of work and agreement between JHA and the
client (the recipient). It is not to be used or relied upon by any third party for any purpose.
DOCUMENT CONTROL SHEET
Project Number V210005
Description Vertical Transportation Condition Report
Key Contact Sarah Cato - Verticali
Prepared By
Company JHA
Phone 61-3-9620 7759
Verticali REV 0
REV
DATE
REV
DATE
Hallmark Apartments 2-14 Albert Road South Melbourne, Lift Condition Report 3 of 10
CONTENTS
4 RELAIBILITY / CALL REPORTS FOR 2 YEARS 5
5 PREVENTATIVE MAINTENANCE 6
6 REPAIRS WORKS 6
8 MAJOR ISSUES - OC RESPONSIBILITY 7
9 MINOR ISSUES - OC RESPONSIBILITY 7
10 MAINTENANCE TASKS REQUIRE ATTENTION FROM KONE 8
11 MAINTENANCE PERFORMANCE ACCORDING TO CONTRACT 9
12 NEXT STEPS 9
13 APPENDIX – LIFE CYCLE INSPECTION REPORT 10
Hallmark Apartments 2-14 Albert Road South Melbourne, Lift Condition Report 4 of 10
1 INTRODUCTION
JHA Consulting Engineers have been engaged by the Verticali on behalf of the OC (Owner) to complete and inspection
of the selected Vertical Transportation (VT) assets (Lifts 1, 2 & 3) with a view of determining the current condition,
reliability, serviceability for the short to medium future and overall asset life cycle.
This review incorporated an overall assessment on the numbers and reasons for breakdowns over the last 12 months,
and the service attendances applied to the asset by the incumbent lift service provider (Kone Elevators Pty. Ltd.).
Our understanding is that this report has been drive by the OC as a result of some recent entrapments and failures of
the equipment.
The current incumbent maintenance provider, Kone, is engaged to perform specialist vertical transportation services
subject to the terms and conditions of a fully comprehensive maintenance agreement.
Kone’s current contract, signed on 22.12.14 for a contract term of 15 years.
The contract is priced on a rise and fall basis in line with Kone’s cost of doing business.
Our inspection commenced on site at 1030am on 30/03/21 with the Kone service technicians in attendance.
This report is designed for the purpose of guidance only and to achieve a summarised, succinct and coherent written
description for Vicinity’s review. The contents of this document are not designed as a specification or bill of materials
nor intended to provide detail of the equipment, fitting or services selection.
In the undertaking of completing this report, JHA has completed detailed inspection of the lift installation spaces
including, Lift Machine Space, Lift Pits and lift car roof tops, lift car interiors and landing lobby spaces, these areas were
to enable us to witness condition and functional operations.
The inspection was carried out being mindful of the developments in the Australian Standards since the initial
installation was commissioned and the usage factors experienced on site.
2 VERTICAL TRANSPORTATION ASSETS
The VT assets located at Hallmark Apartments, consist of 3 units.
The vertical transportation services in table below were designed and installed complying to the respective
Australian Standards for the period namely AS1735.1 & EN81-1, AS1735.12 & AS3000 relevant at the time of
sale.
Model Type Level Served
1 367770 Passenger Lift Kone NIL Gearless MRL MX 18 LCE 15 stops
2 367768 Passenger Lift Kone NIL Gearless MRL MX 18 LCE 15 Stops
3 162518 Passenger Lift Kone NIL Gearless MRL MX 18 LCE 21 Stops
Hallmark Apartments 2-14 Albert Road South Melbourne, Lift Condition Report 5 of 10
3 EQUIPMENT TECHNICAL SCHEDULES
Car Load 900kg 900kg 900kg
Car Speed 2.5 m/s 2.5 m/s 2.5 m/s
Drive Location Overhead Gearless Overhead Gearless Overhead Gearless
Floors Travelled 15 15 21
Level Served B, G, 1-13 B, G, 1-13 B, G 1-19
Entrances 15 15 21
Control Type Kone MX18 Duplex Kone MX18 Duplex Kone MX18 Simplex
Door Dimensions
Type / Manufacturer
Number of car entrances 1 1 2
4 RELAIBILITY / CALL REPORTS FOR 2 YEARS
We obtained all call reports from Kone for the last 12 months.
Between the three lifts a grand total of 21 breakdowns or stoppages were registered. We have reviewed the reasons for
the stoppages and report as follows:
All Lifts
Misuse
2 3 1 1 2 7
3 3 3 6
10% 25% 15% 5% 5% 10% 15% 15% 100%
Red: Denotes stoppages as a result of water ingress, beyond Kone control
The above breakdown figures indicate to us that some 15% of the stoppages have been directly associated with the
ingress of water into the lift shafts, requiring Kone to attend an initial call out and in some instances return to make
further adjustments, which would not have been required had the lifts not been impacted by water.
Overall, the number of stoppages is indicating to us that the equipment is in good condition and performing well
considering its age, however the stoppages attributed to the controls and brakes, are directly associated with the major
plant and are suggesting that end of life is approaching in the medium term (3-5 years).
Hallmark Apartments 2-14 Albert Road South Melbourne, Lift Condition Report 6 of 10
5 PREVENTATIVE MAINTENANCE
The Kone contract does not nominate a specified number of maintenance visits, per lift per annum only, to detailing
that Kone will “Maintain the equipment in accordance with KONE’s Modular Based Maintenance System”.
The Kone records indicate the following maintenance attendance have been delivered to site:
• Lift 1 - 7 maintenance visits
• Lift 2 – 6 Maintenance Visits
• Lift 3 – 6 Maintenance Visits
Our knowledge of the KONE standard maintenance frequencies is that bi-monthly servicing is the norm, this would
indicate that Kone have adequately maintained the site.
6 REPAIRS WORKS
Repairs works are generally work’s that require differing teams of people or longer visits to site as a direct result of a
major equipment failure water damage or works where specialised tools are required.
Records indicate that the following repairs numbers have been delivered to site in the past 12 months:
• Lift 1 – 2 Repairs visits
• Lift 2 – 2 Repairs visits
• Lift 3 – 3 Repairs Visits
Some of the above attendance, if as a direct result of water incursion will have been changed to the OC as they are
clearly excluded from the Kone agreement.
7 EQUIPMENT LIFE CYCLE
We would generally see the complete lift equipment life cycle around the 20-year mark, this is typically when major
equipment is modernised or replaced.
Assuming the equipment has been proactively maintained within the manufacturer’s standards, a normal life cycle of
major parts would be as follows:
• Full Replacement Year 20 - 25
OR
• Door Upgrade Year 15
• Controller / Machine Year 20
Such a life cycle would be normal in a commercial or apartment type installation and is largely varied as a direct result
of usage. Busy buildings will require works to be completed earlier, quiet building generally longer.
In many instances replacement of components comes as a result of continual failures however concerns over equipment
obsolescence, spare parts availability and back up support often warrant a rethink on when is the best time to replace
major assets.
Market competitiveness, can also be considered during this process as when the market is booming purchases are often
at a financial disadvantage to replace expensive plant, compared to quiet times prices are sharper.
Hallmark Apartments 2-14 Albert Road South Melbourne, Lift Condition Report 7 of 10
8 MAJOR ISSUES - OC RESPONSIBILITY
Our site inspection identified a major safety related item on each lift you need to consider rectifying as soon as
practicable.
The elevators installed in your building consist of the components shown below in the image.
The counterweights installed in you building are known within the industry as having a major design flaw, whereby in
the event of a bearing failure the counterweight and the counterweight shaft can separate resulting in the
counterweight becoming disconnected from the hoist cables. This can cause significant damage to your equipment and
potentially injure people should components not be retained within the lift shaft.
As a result, the original counterweight manufacturer (EPL-KONE) has developed a rectification process where the shaft
of the counterweight has a retention plate fitted to prevent such occurrences.
We strongly suggest that KONE provide the OC with a cost to affect this repair ASAP.
9 MINOR ISSUES - OC RESPONSIBILITY
Lift protective blankets do not allow the lift car handrail to be utilised while the pads are in place, as a result when the
pads are left in the lift car, the lift in not compliant with DDA standards. We suggest the OC investigate modifying the
pads to enable lift handrail to penetrate pads when they are in place.
Lift No. 3 – We noted the rear landing door frame, that opens into the Lift 1 & 2 machine room does not appear to be
fire rated. This has clearly been like this since the lifts were installed however does pose a fire spread risk potential and
does not provide the lift shaft with adequate fire protection. We suggest speaking to your fire protection contractor to
see if they could stuff this space with fire protection bags to maintain the lift shaft fire rating.
Hallmark Apartments 2-14 Albert Road South Melbourne, Lift Condition Report 8 of 10
Both Lift Motor rooms – Both spaces could be improved by painting the machine room floors as typically, with older
spaces, a build-up of dust and machine grime occurs. Whilst this does not adversely affect the reliability of the lift it does
have the potential for such grime to be transferred to lift car and lobby carpets inadvertently by the service technicians
as they walk between these spaces.
We noted that in lift 3 the car indicator has been upgraded, this was no doubt as a result of the original indication
screen being obsolete and no longer supported. We suggest that some provision be made in the future to upgrade the
other two lifts prior to failure.
10 MAINTENANCE TASKS REQUIRE ATTENTION FROM KONE
Our inspection identified a few issues requiring the attention of Kone, these include:
Lift No. 1 - Machine and surrounding areas, are showing the effects of rope rust from the previous set of hoist cables.
This dust is essentially fine metal particles that needs to be cleaned up to prevent further rust from occurring.
Lift No. 3 – Machine isolation pads are showing signs of age, they have cracked and turned brittle, this will result in an
increase in the amount of noise being generated into the building structure, this could sometimes be heard from quiet
areas in upper-level apartments. Kone to replace all isolation pads to this machine.
Lift No. 3 – One car guide roller, under the car, is emitting a squeaking noise when the lift is in operation. This could be
an adjustment or a potentially a roller beginning to fail under load.
Hallmark Apartments 2-14 Albert Road South Melbourne, Lift Condition Report 9 of 10
11 MAINTENANCE PERFORMANCE ACCORDING TO CONTRACT
As noted above, the KONE agreement does not specify a visitation schedule for maintenance and the only measurable
criteria in the agreement id a response time for breakdowns.
With the exception of three stoppages (1 for each lift)
• Lift No. 1 - 12/01/21 – (3:44 hours) Water Damage
• Lift No. 2 – 9/12/20 – (3:10 hours) Contactor Replacement
• Lift No. 3 - 06/12/20 – (4:19 hours) Digital Tachometer burnt out.
All other requests for site attendance have been performed in acceptable timeframes.
The equipment was generally in good condition and operating safely and as expected for equipment of this age.
12 NEXT STEPS
Our immediate advice would be to rectify the safety risk with the counterweights, followed by provisioning for in car
indication screens to lifts 1 & 2 to be upgraded.
Looking further forward, we would expect that Kone will begin to find difficulties in supporting the control for you lifts in
the next 3 – 5 years as technology and their product range has evolved considerably over the last 15 years. Therefore in
the next 3-5 year term you should be considering a full modernisation of the lift assets. This can be done progressively
or fully to suit any budget constraints.
Our concern on the contract is that we cannot identify any clause where a modernisation of the equipment voids the
agreement, as such there is the potential that, if you elect to modernise the equipment prior to the end of the contract,
there may be some penalties associated with the premature ending of the agreement. The OC may wish to seek the
assistance of a legal expert to seek some form of opinion to this end.
A full modernisation would consist of:
• Machines (including brake systems)
• Appointments, and
• Car interior finishes
The full modernisation would take in the order of 10-12 weeks per lift however subject to the supplier may be able to be
broken down to smaller timeframes as we are mindful that only lift three serves the upper levels of the building.
At the completion of a full modernisation process as noted above a full life cycle reset would occur providing service to
the site for the next 20-year period.
We trust this information meets with your requirements and would be pleased to assist any further should it be
required.
Hallmark Apartments 2-14 Albert Road South Melbourne, Lift Condition Report 10 of 10
13 APPENDIX – LIFE CYCLE INSPECTION REPORT
Hallmark Apartments, 2-14 Albert Road, South Melbourne 1/48
Maintenance & Life Cycle Inspection – Overhead Traction Lifts
Maintenance & Life Cycle Inspection Complete
Score 95.16% Failed items 1 Actions 3
Audit details 100%
Conducted on 30th Mar, 2021 10:07 AM AEST
Hallmark Apartments, 2-14 Albert Road, South Melbourne 2/48
Audit Audit-95.16%
95.16%
96.04%
Photo 1
Floors serviced 15
Maintenance History
Maintenance His-t1o0ry0%
Number of maintenance visits in the past 12 months? Lift 1 – 7, Lift 2 - 6
Number of call-outs in the past 12 months? Lift 1 - 8, Lift 2 - 7
Further comments? No
Controller Area (landing)
Controller Area (lan-d1i0n0g%)
Controller area tidy and free from rubbish and debris? Acceptable
Hallmark Apartments, 2-14 Albert Road, South Melbourne 3/48
Photo 2
Photo 3
satisfactory condition?
Further comments? No
Machine Room 89.01%
Headroo-m89.01%
Is the machine and motor in a satisfactory condition? Remedial action required
Lift is showing significant rope dust on machine and surrounding area, this can increase the effects of rust on the equipment, Kone should have cleaned the machine and machine room following the rope replacement some time ago. Painting of the floor may be an easier alternative and will prevent service technicians walking red dust into lobby and corridor
Photo 5
Are machine and motor seals free from oil leaks? Acceptable
Photo 6
Hallmark Apartments, 2-14 Albert Road, South Melbourne 4/48
Photo 7
Photo 8
Photo 9
Suspension ropes free of dust & rust/rouge and level in sheave? Acceptable
Photo 10 Photo 11
Is governor clean, lubricated and free from excessive grease? Acceptable
Photo 12 Photo 13
Photo 14 Photo 15
Hallmark Apartments, 2-14 Albert Road, South Melbourne 5/48
Is the Controller & Drive mounted properly and appear in good condition? Acceptable
Photo 16
Photo 17
Counterweight 2:1 sheave’s clean and lubricated? Urgent action required
This design counterweight has been identified as having a substantial design flaw and required immediate repair to ensure that safety is maintained. Kone need to urgently provide a quotation re rectify the issue of bearing failure and shaft capture to the OC for approval.
Photo 18
Counterweight shoes (slipper or roller) clean and lubricated? Acceptable
Further comments?
This design counterweight has been identified as having a substantial design flaw and required immediate repair to ensure that safety is maintained. Kone need to urgently provide a quotation re rectify the issue of bearing failure and shaft capture to the OC for approval.
Photo 19
Is car top clean and free of maintenance materials? Acceptable
Hallmark Apartments, 2-14 Albert Road, South Melbourne 6/48
Photo 20
Photo 21
Does the trap door, lock, and wiring appear in good condition? Acceptable
Photo 22
Photo 23
Further comments?
Photo 24
Car guide shoes (slipper or roller) clean and lubricated? Acceptable
Hallmark Apartments, 2-14 Albert Road, South Melbourne 7/48
Further comments? No
Ride Quality 100%
Is the car ride quality of an acceptable standard? Acceptable
Is the lift Levelling and/or stopping operation satisfactory? Acceptable
Further comments? No
Is car interior clean and in a satisfactory condition? Acceptable
Photo 26
Photo 27
Is car emergency light operations? Acceptable
Are the car operating panel buttons and position indicator operational? Acceptable
Car indication screens are no longer available and OC should be aware that replacement may be required in the future if they fail
Photo 28 Photo 29
Is the car alarm/auto dialer operational? Acceptable
Hallmark Apartments, 2-14 Albert Road, South Melbourne 8/48
Are car handrails and buffer rails secure? Acceptable
Photo 30
Door travel allowing for full opening? Acceptable
Photo 31
Photo 32
Photo 33
Photo 34
Hanger rollers free from wear Acceptable
Car doors plumb? Acceptable
Landing door air cords serviceable. Acceptable
Landing door closer device(s) operate correctly Acceptable
Are landing door upthrusts rollers adjusted correctly? Acceptable
Are landing doors hangar roller adjusted correctly and serviceable? Acceptable
Are door locks operational and maintained in good condition? Acceptable
Are door top tracks free from wear? Acceptable
Landing door plumb and gaps <6mm Acceptable
Photo 35
Are landing door guides secure and in good condition? Acceptable
Further comments? No
Landing Signalisation 100%
Photo 36
Photo 37
Photo 38
Photo 39
Photo 40
Photo 41
Photo 42
Photo 43
Further comments?
Photo 44
Do the Governor rope jaws, activator and operating weights appear free
and governor switch present?
Pit & Pit Equipment 90.11%
Pit and Pit Equipm-9e0n.t11%
Is lift well (rails, brackets, beam etc.) clean to a satisfactory standard Acceptable
Photo 46 Photo 47
Hallmark Apartments, 2-14 Albert Road, South Melbourne 12/48
Photo 48
Photo 49
Governor tension weight position correct Acceptable
Photo 50
Emergency stop buttons located in pit? Acceptable
Photo 51
Further comments? No
Original lift manufacturer Kone
Manufacturers serial number 162518
Floors serviced 21
Maintenance His-t1o0ry0%
Number of maintenance visits in the past 12 months? Lift 3 - 6
Number of call-outs in the past 12 months? Lift 3 - 6
Further comments? No
Controller area tidy and free from rubbish and debris? Acceptable
Photo 52 Photo 53
Photo 54
satisfactory condition?
Photo 55
Further comments? No
Machine Room 89.13%
Is the machine and motor in a satisfactory condition? Acceptable
Photo 56
Are machine and motor seals free from oil leaks? Acceptable
Photo 57
Photo 58
Photo 59
Are Machine sound isolation pads in good condition? Remedial action required
Hallmark Apartments, 2-14 Albert Road, South Melbourne 15/48
Machine isolation pads have deteriorated and become cracked; this will inadvertently enable vibration from the lift machine to be transferred into the building structure. Kone to replace all isolation pads on machine.
Photo 60
Comment: Replace isolation pads
Suspension ropes free of dust & rust/rouge and level in sheave? Acceptable
Photo 61
Is governor clean, lubricated and free from excessive grease? Acceptable
Photo 62
Photo 63
Is the Controller & Drive mounted properly and appear in good condition? Acceptable
Further comments? No
Photo 64
Counterweight 2:1 sheave’s clean and lubricated? Urgent action required
This design counterweight has been identified as having a substantial design flaw and required immediate repair to ensure that safety is maintained. Kone need to urgently provide a quotation re rectify the issue of bearing failure and shaft capture to the OC for approval.
Photo 65
Photo 66
Further comments?
Is car top clean and free of maintenance materials? Acceptable
Photo 67
Hallmark Apartments, 2-14 Albert Road, South Melbourne 17/48
Photo 69
Does the trap door, lock, and wiring appear in good condition? Acceptable
Photo 70
Further comments?
Photo 71
Car guide shoes (slipper or roller) clean and lubricated? Acceptable
Further comments? No
Ride Quality 100%
Is the car ride quality of an acceptable standard? Acceptable
Is the lift Levelling and/or stopping operation satisfactory? Acceptable
Further comments? No
Is car interior clean and in a satisfactory condition? Acceptable
Are car lights operational? Acceptable
Hallmark Apartments, 2-14 Albert Road, South Melbourne 18/48
Photo 72
Are the car operating panel buttons and position indicator operational? Acceptable
Photo 73 Photo 74
Is the car alarm/auto dialer operational? Acceptable
Are car handrails and buffer rails secure? Remedial action required
Handrails are not able to be used when protective blankets are hanging in the car. OC to consider modifying the blanket to enable the handrail to be accessed. Photo 75
Comment:
Door travel allowing for full opening? Acceptable
Hallmark Apartments, 2-14 Albert Road, South Melbourne 19/48
Photo 77
Photo 78 Photo 79
Are all electrical terminals, switches and contacts secure? Acceptable
Photo 80
Car doors plumb? Acceptable
Photo 81
Photo 82
Landing door closer device(s) operate correctly Acceptable
Photo 83
Are landing doors hangar roller adjusted correctly and serviceable? Acceptable
Photo 84
Are door locks operational and maintained in good condition? Acceptable
Are door top tracks free from wear? Acceptable
Photo 85
Photo 86
Are landing door guides secure and in good condition? Acceptable
Photo 87
Landing Signalisation 100%
Photo 88
Photo 89
Photo 90
Underside of Car 83.61%
Photo 91
Travelling cable and/ or comp. hitches aligned? Acceptable
Photo 92
All covers are in place? Acceptable
Further comments?
Guide roller/ shoe adjustment correct? Remedial action required
One car roller under car emitting squeaking noise, Kone to investigate and replace.
Photo 93
Comment: Adjustment required
Do the Governor rope jaws, activator and operating weights appear free
and governor switch present?
Pit & Pit Equipment 100%
Pit and Pit Equipm-1e0n0t%
Is lift well (rails, brackets, beam etc.) clean to a satisfactory standard Acceptable
Photo 94
Photo 95
Photo 96
Hallmark Apartments, 2-14 Albert Road, South Melbourne 23/48
Photo 97
Governor tension weight position correct Acceptable
Photo 98
Emergency stop buttons located in pit? Acceptable
Photo 99
Appendix Appendix
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HALLMARK APARTMENTS
VERTICAL TRANSPORTATION SERVICES
Hallmark Apartments 2-14 Albert Road South Melbourne, Lift Condition Report 2 of 10
This report is prepared for the nominated recipient only and relates to the specific scope of work and agreement between JHA and the
client (the recipient). It is not to be used or relied upon by any third party for any purpose.
DOCUMENT CONTROL SHEET
Project Number V210005
Description Vertical Transportation Condition Report
Key Contact Sarah Cato - Verticali
Prepared By
Company JHA
Phone 61-3-9620 7759
Verticali REV 0
REV
DATE
REV
DATE
Hallmark Apartments 2-14 Albert Road South Melbourne, Lift Condition Report 3 of 10
CONTENTS
4 RELAIBILITY / CALL REPORTS FOR 2 YEARS 5
5 PREVENTATIVE MAINTENANCE 6
6 REPAIRS WORKS 6
8 MAJOR ISSUES - OC RESPONSIBILITY 7
9 MINOR ISSUES - OC RESPONSIBILITY 7
10 MAINTENANCE TASKS REQUIRE ATTENTION FROM KONE 8
11 MAINTENANCE PERFORMANCE ACCORDING TO CONTRACT 9
12 NEXT STEPS 9
13 APPENDIX – LIFE CYCLE INSPECTION REPORT 10
Hallmark Apartments 2-14 Albert Road South Melbourne, Lift Condition Report 4 of 10
1 INTRODUCTION
JHA Consulting Engineers have been engaged by the Verticali on behalf of the OC (Owner) to complete and inspection
of the selected Vertical Transportation (VT) assets (Lifts 1, 2 & 3) with a view of determining the current condition,
reliability, serviceability for the short to medium future and overall asset life cycle.
This review incorporated an overall assessment on the numbers and reasons for breakdowns over the last 12 months,
and the service attendances applied to the asset by the incumbent lift service provider (Kone Elevators Pty. Ltd.).
Our understanding is that this report has been drive by the OC as a result of some recent entrapments and failures of
the equipment.
The current incumbent maintenance provider, Kone, is engaged to perform specialist vertical transportation services
subject to the terms and conditions of a fully comprehensive maintenance agreement.
Kone’s current contract, signed on 22.12.14 for a contract term of 15 years.
The contract is priced on a rise and fall basis in line with Kone’s cost of doing business.
Our inspection commenced on site at 1030am on 30/03/21 with the Kone service technicians in attendance.
This report is designed for the purpose of guidance only and to achieve a summarised, succinct and coherent written
description for Vicinity’s review. The contents of this document are not designed as a specification or bill of materials
nor intended to provide detail of the equipment, fitting or services selection.
In the undertaking of completing this report, JHA has completed detailed inspection of the lift installation spaces
including, Lift Machine Space, Lift Pits and lift car roof tops, lift car interiors and landing lobby spaces, these areas were
to enable us to witness condition and functional operations.
The inspection was carried out being mindful of the developments in the Australian Standards since the initial
installation was commissioned and the usage factors experienced on site.
2 VERTICAL TRANSPORTATION ASSETS
The VT assets located at Hallmark Apartments, consist of 3 units.
The vertical transportation services in table below were designed and installed complying to the respective
Australian Standards for the period namely AS1735.1 & EN81-1, AS1735.12 & AS3000 relevant at the time of
sale.
Model Type Level Served
1 367770 Passenger Lift Kone NIL Gearless MRL MX 18 LCE 15 stops
2 367768 Passenger Lift Kone NIL Gearless MRL MX 18 LCE 15 Stops
3 162518 Passenger Lift Kone NIL Gearless MRL MX 18 LCE 21 Stops
Hallmark Apartments 2-14 Albert Road South Melbourne, Lift Condition Report 5 of 10
3 EQUIPMENT TECHNICAL SCHEDULES
Car Load 900kg 900kg 900kg
Car Speed 2.5 m/s 2.5 m/s 2.5 m/s
Drive Location Overhead Gearless Overhead Gearless Overhead Gearless
Floors Travelled 15 15 21
Level Served B, G, 1-13 B, G, 1-13 B, G 1-19
Entrances 15 15 21
Control Type Kone MX18 Duplex Kone MX18 Duplex Kone MX18 Simplex
Door Dimensions
Type / Manufacturer
Number of car entrances 1 1 2
4 RELAIBILITY / CALL REPORTS FOR 2 YEARS
We obtained all call reports from Kone for the last 12 months.
Between the three lifts a grand total of 21 breakdowns or stoppages were registered. We have reviewed the reasons for
the stoppages and report as follows:
All Lifts
Misuse
2 3 1 1 2 7
3 3 3 6
10% 25% 15% 5% 5% 10% 15% 15% 100%
Red: Denotes stoppages as a result of water ingress, beyond Kone control
The above breakdown figures indicate to us that some 15% of the stoppages have been directly associated with the
ingress of water into the lift shafts, requiring Kone to attend an initial call out and in some instances return to make
further adjustments, which would not have been required had the lifts not been impacted by water.
Overall, the number of stoppages is indicating to us that the equipment is in good condition and performing well
considering its age, however the stoppages attributed to the controls and brakes, are directly associated with the major
plant and are suggesting that end of life is approaching in the medium term (3-5 years).
Hallmark Apartments 2-14 Albert Road South Melbourne, Lift Condition Report 6 of 10
5 PREVENTATIVE MAINTENANCE
The Kone contract does not nominate a specified number of maintenance visits, per lift per annum only, to detailing
that Kone will “Maintain the equipment in accordance with KONE’s Modular Based Maintenance System”.
The Kone records indicate the following maintenance attendance have been delivered to site:
• Lift 1 - 7 maintenance visits
• Lift 2 – 6 Maintenance Visits
• Lift 3 – 6 Maintenance Visits
Our knowledge of the KONE standard maintenance frequencies is that bi-monthly servicing is the norm, this would
indicate that Kone have adequately maintained the site.
6 REPAIRS WORKS
Repairs works are generally work’s that require differing teams of people or longer visits to site as a direct result of a
major equipment failure water damage or works where specialised tools are required.
Records indicate that the following repairs numbers have been delivered to site in the past 12 months:
• Lift 1 – 2 Repairs visits
• Lift 2 – 2 Repairs visits
• Lift 3 – 3 Repairs Visits
Some of the above attendance, if as a direct result of water incursion will have been changed to the OC as they are
clearly excluded from the Kone agreement.
7 EQUIPMENT LIFE CYCLE
We would generally see the complete lift equipment life cycle around the 20-year mark, this is typically when major
equipment is modernised or replaced.
Assuming the equipment has been proactively maintained within the manufacturer’s standards, a normal life cycle of
major parts would be as follows:
• Full Replacement Year 20 - 25
OR
• Door Upgrade Year 15
• Controller / Machine Year 20
Such a life cycle would be normal in a commercial or apartment type installation and is largely varied as a direct result
of usage. Busy buildings will require works to be completed earlier, quiet building generally longer.
In many instances replacement of components comes as a result of continual failures however concerns over equipment
obsolescence, spare parts availability and back up support often warrant a rethink on when is the best time to replace
major assets.
Market competitiveness, can also be considered during this process as when the market is booming purchases are often
at a financial disadvantage to replace expensive plant, compared to quiet times prices are sharper.
Hallmark Apartments 2-14 Albert Road South Melbourne, Lift Condition Report 7 of 10
8 MAJOR ISSUES - OC RESPONSIBILITY
Our site inspection identified a major safety related item on each lift you need to consider rectifying as soon as
practicable.
The elevators installed in your building consist of the components shown below in the image.
The counterweights installed in you building are known within the industry as having a major design flaw, whereby in
the event of a bearing failure the counterweight and the counterweight shaft can separate resulting in the
counterweight becoming disconnected from the hoist cables. This can cause significant damage to your equipment and
potentially injure people should components not be retained within the lift shaft.
As a result, the original counterweight manufacturer (EPL-KONE) has developed a rectification process where the shaft
of the counterweight has a retention plate fitted to prevent such occurrences.
We strongly suggest that KONE provide the OC with a cost to affect this repair ASAP.
9 MINOR ISSUES - OC RESPONSIBILITY
Lift protective blankets do not allow the lift car handrail to be utilised while the pads are in place, as a result when the
pads are left in the lift car, the lift in not compliant with DDA standards. We suggest the OC investigate modifying the
pads to enable lift handrail to penetrate pads when they are in place.
Lift No. 3 – We noted the rear landing door frame, that opens into the Lift 1 & 2 machine room does not appear to be
fire rated. This has clearly been like this since the lifts were installed however does pose a fire spread risk potential and
does not provide the lift shaft with adequate fire protection. We suggest speaking to your fire protection contractor to
see if they could stuff this space with fire protection bags to maintain the lift shaft fire rating.
Hallmark Apartments 2-14 Albert Road South Melbourne, Lift Condition Report 8 of 10
Both Lift Motor rooms – Both spaces could be improved by painting the machine room floors as typically, with older
spaces, a build-up of dust and machine grime occurs. Whilst this does not adversely affect the reliability of the lift it does
have the potential for such grime to be transferred to lift car and lobby carpets inadvertently by the service technicians
as they walk between these spaces.
We noted that in lift 3 the car indicator has been upgraded, this was no doubt as a result of the original indication
screen being obsolete and no longer supported. We suggest that some provision be made in the future to upgrade the
other two lifts prior to failure.
10 MAINTENANCE TASKS REQUIRE ATTENTION FROM KONE
Our inspection identified a few issues requiring the attention of Kone, these include:
Lift No. 1 - Machine and surrounding areas, are showing the effects of rope rust from the previous set of hoist cables.
This dust is essentially fine metal particles that needs to be cleaned up to prevent further rust from occurring.
Lift No. 3 – Machine isolation pads are showing signs of age, they have cracked and turned brittle, this will result in an
increase in the amount of noise being generated into the building structure, this could sometimes be heard from quiet
areas in upper-level apartments. Kone to replace all isolation pads to this machine.
Lift No. 3 – One car guide roller, under the car, is emitting a squeaking noise when the lift is in operation. This could be
an adjustment or a potentially a roller beginning to fail under load.
Hallmark Apartments 2-14 Albert Road South Melbourne, Lift Condition Report 9 of 10
11 MAINTENANCE PERFORMANCE ACCORDING TO CONTRACT
As noted above, the KONE agreement does not specify a visitation schedule for maintenance and the only measurable
criteria in the agreement id a response time for breakdowns.
With the exception of three stoppages (1 for each lift)
• Lift No. 1 - 12/01/21 – (3:44 hours) Water Damage
• Lift No. 2 – 9/12/20 – (3:10 hours) Contactor Replacement
• Lift No. 3 - 06/12/20 – (4:19 hours) Digital Tachometer burnt out.
All other requests for site attendance have been performed in acceptable timeframes.
The equipment was generally in good condition and operating safely and as expected for equipment of this age.
12 NEXT STEPS
Our immediate advice would be to rectify the safety risk with the counterweights, followed by provisioning for in car
indication screens to lifts 1 & 2 to be upgraded.
Looking further forward, we would expect that Kone will begin to find difficulties in supporting the control for you lifts in
the next 3 – 5 years as technology and their product range has evolved considerably over the last 15 years. Therefore in
the next 3-5 year term you should be considering a full modernisation of the lift assets. This can be done progressively
or fully to suit any budget constraints.
Our concern on the contract is that we cannot identify any clause where a modernisation of the equipment voids the
agreement, as such there is the potential that, if you elect to modernise the equipment prior to the end of the contract,
there may be some penalties associated with the premature ending of the agreement. The OC may wish to seek the
assistance of a legal expert to seek some form of opinion to this end.
A full modernisation would consist of:
• Machines (including brake systems)
• Appointments, and
• Car interior finishes
The full modernisation would take in the order of 10-12 weeks per lift however subject to the supplier may be able to be
broken down to smaller timeframes as we are mindful that only lift three serves the upper levels of the building.
At the completion of a full modernisation process as noted above a full life cycle reset would occur providing service to
the site for the next 20-year period.
We trust this information meets with your requirements and would be pleased to assist any further should it be
required.
Hallmark Apartments 2-14 Albert Road South Melbourne, Lift Condition Report 10 of 10
13 APPENDIX – LIFE CYCLE INSPECTION REPORT
Hallmark Apartments, 2-14 Albert Road, South Melbourne 1/48
Maintenance & Life Cycle Inspection – Overhead Traction Lifts
Maintenance & Life Cycle Inspection Complete
Score 95.16% Failed items 1 Actions 3
Audit details 100%
Conducted on 30th Mar, 2021 10:07 AM AEST
Hallmark Apartments, 2-14 Albert Road, South Melbourne 2/48
Audit Audit-95.16%
95.16%
96.04%
Photo 1
Floors serviced 15
Maintenance History
Maintenance His-t1o0ry0%
Number of maintenance visits in the past 12 months? Lift 1 – 7, Lift 2 - 6
Number of call-outs in the past 12 months? Lift 1 - 8, Lift 2 - 7
Further comments? No
Controller Area (landing)
Controller Area (lan-d1i0n0g%)
Controller area tidy and free from rubbish and debris? Acceptable
Hallmark Apartments, 2-14 Albert Road, South Melbourne 3/48
Photo 2
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satisfactory condition?
Further comments? No
Machine Room 89.01%
Headroo-m89.01%
Is the machine and motor in a satisfactory condition? Remedial action required
Lift is showing significant rope dust on machine and surrounding area, this can increase the effects of rust on the equipment, Kone should have cleaned the machine and machine room following the rope replacement some time ago. Painting of the floor may be an easier alternative and will prevent service technicians walking red dust into lobby and corridor
Photo 5
Are machine and motor seals free from oil leaks? Acceptable
Photo 6
Hallmark Apartments, 2-14 Albert Road, South Melbourne 4/48
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Suspension ropes free of dust & rust/rouge and level in sheave? Acceptable
Photo 10 Photo 11
Is governor clean, lubricated and free from excessive grease? Acceptable
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Hallmark Apartments, 2-14 Albert Road, South Melbourne 5/48
Is the Controller & Drive mounted properly and appear in good condition? Acceptable
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Counterweight 2:1 sheave’s clean and lubricated? Urgent action required
This design counterweight has been identified as having a substantial design flaw and required immediate repair to ensure that safety is maintained. Kone need to urgently provide a quotation re rectify the issue of bearing failure and shaft capture to the OC for approval.
Photo 18
Counterweight shoes (slipper or roller) clean and lubricated? Acceptable
Further comments?
This design counterweight has been identified as having a substantial design flaw and required immediate repair to ensure that safety is maintained. Kone need to urgently provide a quotation re rectify the issue of bearing failure and shaft capture to the OC for approval.
Photo 19
Is car top clean and free of maintenance materials? Acceptable
Hallmark Apartments, 2-14 Albert Road, South Melbourne 6/48
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Does the trap door, lock, and wiring appear in good condition? Acceptable
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Further comments?
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Car guide shoes (slipper or roller) clean and lubricated? Acceptable
Hallmark Apartments, 2-14 Albert Road, South Melbourne 7/48
Further comments? No
Ride Quality 100%
Is the car ride quality of an acceptable standard? Acceptable
Is the lift Levelling and/or stopping operation satisfactory? Acceptable
Further comments? No
Is car interior clean and in a satisfactory condition? Acceptable
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Is car emergency light operations? Acceptable
Are the car operating panel buttons and position indicator operational? Acceptable
Car indication screens are no longer available and OC should be aware that replacement may be required in the future if they fail
Photo 28 Photo 29
Is the car alarm/auto dialer operational? Acceptable
Hallmark Apartments, 2-14 Albert Road, South Melbourne 8/48
Are car handrails and buffer rails secure? Acceptable
Photo 30
Door travel allowing for full opening? Acceptable
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Hanger rollers free from wear Acceptable
Car doors plumb? Acceptable
Landing door air cords serviceable. Acceptable
Landing door closer device(s) operate correctly Acceptable
Are landing door upthrusts rollers adjusted correctly? Acceptable
Are landing doors hangar roller adjusted correctly and serviceable? Acceptable
Are door locks operational and maintained in good condition? Acceptable
Are door top tracks free from wear? Acceptable
Landing door plumb and gaps <6mm Acceptable
Photo 35
Are landing door guides secure and in good condition? Acceptable
Further comments? No
Landing Signalisation 100%
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Further comments?
Photo 44
Do the Governor rope jaws, activator and operating weights appear free
and governor switch present?
Pit & Pit Equipment 90.11%
Pit and Pit Equipm-9e0n.t11%
Is lift well (rails, brackets, beam etc.) clean to a satisfactory standard Acceptable
Photo 46 Photo 47
Hallmark Apartments, 2-14 Albert Road, South Melbourne 12/48
Photo 48
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Governor tension weight position correct Acceptable
Photo 50
Emergency stop buttons located in pit? Acceptable
Photo 51
Further comments? No
Original lift manufacturer Kone
Manufacturers serial number 162518
Floors serviced 21
Maintenance His-t1o0ry0%
Number of maintenance visits in the past 12 months? Lift 3 - 6
Number of call-outs in the past 12 months? Lift 3 - 6
Further comments? No
Controller area tidy and free from rubbish and debris? Acceptable
Photo 52 Photo 53
Photo 54
satisfactory condition?
Photo 55
Further comments? No
Machine Room 89.13%
Is the machine and motor in a satisfactory condition? Acceptable
Photo 56
Are machine and motor seals free from oil leaks? Acceptable
Photo 57
Photo 58
Photo 59
Are Machine sound isolation pads in good condition? Remedial action required
Hallmark Apartments, 2-14 Albert Road, South Melbourne 15/48
Machine isolation pads have deteriorated and become cracked; this will inadvertently enable vibration from the lift machine to be transferred into the building structure. Kone to replace all isolation pads on machine.
Photo 60
Comment: Replace isolation pads
Suspension ropes free of dust & rust/rouge and level in sheave? Acceptable
Photo 61
Is governor clean, lubricated and free from excessive grease? Acceptable
Photo 62
Photo 63
Is the Controller & Drive mounted properly and appear in good condition? Acceptable
Further comments? No
Photo 64
Counterweight 2:1 sheave’s clean and lubricated? Urgent action required
This design counterweight has been identified as having a substantial design flaw and required immediate repair to ensure that safety is maintained. Kone need to urgently provide a quotation re rectify the issue of bearing failure and shaft capture to the OC for approval.
Photo 65
Photo 66
Further comments?
Is car top clean and free of maintenance materials? Acceptable
Photo 67
Hallmark Apartments, 2-14 Albert Road, South Melbourne 17/48
Photo 69
Does the trap door, lock, and wiring appear in good condition? Acceptable
Photo 70
Further comments?
Photo 71
Car guide shoes (slipper or roller) clean and lubricated? Acceptable
Further comments? No
Ride Quality 100%
Is the car ride quality of an acceptable standard? Acceptable
Is the lift Levelling and/or stopping operation satisfactory? Acceptable
Further comments? No
Is car interior clean and in a satisfactory condition? Acceptable
Are car lights operational? Acceptable
Hallmark Apartments, 2-14 Albert Road, South Melbourne 18/48
Photo 72
Are the car operating panel buttons and position indicator operational? Acceptable
Photo 73 Photo 74
Is the car alarm/auto dialer operational? Acceptable
Are car handrails and buffer rails secure? Remedial action required
Handrails are not able to be used when protective blankets are hanging in the car. OC to consider modifying the blanket to enable the handrail to be accessed. Photo 75
Comment:
Door travel allowing for full opening? Acceptable
Hallmark Apartments, 2-14 Albert Road, South Melbourne 19/48
Photo 77
Photo 78 Photo 79
Are all electrical terminals, switches and contacts secure? Acceptable
Photo 80
Car doors plumb? Acceptable
Photo 81
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Landing door closer device(s) operate correctly Acceptable
Photo 83
Are landing doors hangar roller adjusted correctly and serviceable? Acceptable
Photo 84
Are door locks operational and maintained in good condition? Acceptable
Are door top tracks free from wear? Acceptable
Photo 85
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Are landing door guides secure and in good condition? Acceptable
Photo 87
Landing Signalisation 100%
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Underside of Car 83.61%
Photo 91
Travelling cable and/ or comp. hitches aligned? Acceptable
Photo 92
All covers are in place? Acceptable
Further comments?
Guide roller/ shoe adjustment correct? Remedial action required
One car roller under car emitting squeaking noise, Kone to investigate and replace.
Photo 93
Comment: Adjustment required
Do the Governor rope jaws, activator and operating weights appear free
and governor switch present?
Pit & Pit Equipment 100%
Pit and Pit Equipm-1e0n0t%
Is lift well (rails, brackets, beam etc.) clean to a satisfactory standard Acceptable
Photo 94
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Hallmark Apartments, 2-14 Albert Road, South Melbourne 23/48
Photo 97
Governor tension weight position correct Acceptable
Photo 98
Emergency stop buttons located in pit? Acceptable
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