elevating devices are installed and maintained in accordance with safety laws, the TSSA does not have sufficient enforcement powers to effectively manage or regulate the large elevator maintenance companies, which “for years have not maintained most of Ontario’s operating elevators in accordance with safety laws.” While every province has different regulations, elevator maintenance must follow a formal maintenance schedule, which lists the dates and requirements for the required performance of minimum maintenance work and safety tests of critical mechanical elements to ensure their safe operation. An elevating device will fail the periodic inspection if it does not comply with applicable safety laws. If there is an immediate risk to public safety, the inspector can require the shutdown of that device. Ontario’s Auditor report found that, from May 2013 to April 2018, 82 per cent of elevators and escalators failed their inspection, an increase from 75 per cent in the previous period. The average number of non-compliances with safety laws nearly doubled (from 4 to 7 per inspection). The high inspection failure rate was tied to outstanding maintenance work and safety tests as required by the maintenance schedule. These results are not unique to Ontario – similar situations happen in every province across Canada.
Taking action So what can elevator owners – and owners and managers of rental properties – do to help make the situation better for themselves and their tenants? How can members of the rental housing industry ensure that their elevators function safely and are properly maintained? Consider the following strategies.
Choose reputable elevator maintenance companies. This sounds obvious, and to some, it also sounds impossible. Several large elevator maintenance companies dominate the industry in Ontario, and in all provinces. Some
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of them are listed in the Auditor’s report as being primarily responsible for the sorry state of elevators. However, there are a dozen other companies with good reputations for providing quality service and support. “The key is to do your due diligence,” said Tevyaw. “Ask other building owners for recommendations, and ask the elevator maintenance company for referrals. Contact the Canadian Elevator Contractors Association, and ask them for recommendations. Do not go with the lowest price. The worst offenders among elevator maintenance companies will charge lower rates but also provide less regular maintenance, and will then charge more for ‘emergency’ repairs and service.”
Hire an elevator consultant As a building owner, you are legally responsible for the safety and operation of your elevators. That’s why you hire licensed elevator mechanics to service them. However, you’re not an expert, and you can’t know for sure what’s going on behind the closed doors of your elevators. That’s why it’s important to hire an elevator consultant. They can do a thorough examination of your elevators to help you determine what work is required, estimate what it would cost, and create a scope of work for your elevator maintenance company. The consultant can help with selecting the best elevator maintenance company, and can check on their progress. Once the project is complete, the consultant can confirm whether the work has been completed to specification by auditing the log books. Most importantly, the consultant works for you and will help to ensure that your elevators are properly serviced and are safe for use. “You can also ask the elevator consultant to teach you what you need to know about your elevators,” said Tevyaw. “They can instruct you on the basics, such as what is involved in regular maintenance, what to look for when a problem occurs, how to read an audit log book, and what questions to ask CONTINUED ON PAGE 22