ctbuh.org/papers

Title: Supertall Elevator Maintenance

Author: Rony Eappen, Vertical Transportation Engineer, D2E

Subject: MEP

Keywords: Building Management Vertical Transportation Virtual Reality

Publication Date: 2017

Original Publication: CTBUH Journal 2017 Issue II

Paper Type: 1. Book chapter/Part chapter 2. Journal paper 3. Conference proceeding 4. Unpublished conference paper 5. Magazine article 6. Unpublished

© Council on Tall Buildings and Urban Habitat / Rony Eappen Vertical Transportation Elevator Maintenance Considerations For Supertall Buildings Abstract The type and quality of elevator maintenance should be considered at the design stage to ensure the longevity and reliability of the elevators proposed. The implications of getting this wrong will have a disproportionately adverse effect on the functioning of supertall buildings (compared to those of a lesser height). This paper addresses how that risk can be minimized. The long-term reliability of Rony Eappen vertical transportation has an impact on design and building users, and early awareness of this in the design process can greatly assist the operation of a tall Author building throughout its lifecycle. Rony Eappen, Vertical Transportation Engineer D2E International VT Consultants Ltd. 7 Denbigh Mews Keywords: Vertical Transportation, Building Management, Virtual Reality London SW1V 2HQ United Kingdom t: +44 207 233 9355 Introduction Traditionally, the travel range of elevators, e: [email protected] and the necessity to include several shafts to www.d2e.com At present, there are 1,184 buildings over 200 house elevators serving several functions

Rony Eappen meters tall around the world. Of these, 114 (local, express, hotel, residence, office, etc.), Rony joined D2E in 2010. For the first five years at are 300 meters or higher, classified as have been among the primary limiters of D2E, Rony was involved in account management for several prestigious tall buildings in London, “supertalls.” Additionally, there are 327 height. In reaction to this demand, elevator namely Heron Tower, 20 Fenchurch Street (the supertall buildings either under construction manufacturers have developed products Walkie Talkie building), and 122 Leadenhall Street (the Cheesegrater). During this time, he has gained or proposed for construction in the next six that travel faster, use fewer or lighter valuable experience on building operations and years (CTBUH Skyscraper Center 2017 – see materials, manage journeys more efficiently, their interaction with elevators and escalators. He has carried this into his role within the design team, Figure 1). The race to build tall is continuing, and are proportionally more power-efficient where he can identify potential operational issues and, as the technology for building tall than in the past. Despite the obvious during the feasibility of new building developments. At D2E, Rony’s experience lies within high-rise improves, design teams will likely try to go improvements, the introduction of these building maintenance and post-construction even higher. technologies nevertheless poses several mobilization of major projects. questions regarding the approach to the after-care of the installed product.

Namely, how does one undertake the maintenance of these super high-tech elevators? Does the local maintenance provider have the relevant technical skills to efficiently maintain the elevator in a supertall building? Does the local supply chain have sufficient spare parts if there are only a limited number of supertall buildings in the region that utilize or share similar elevator technology? What is the replacement or modernization strategy at the end of the elevator’s serviceable life? It is an interesting fact that, apart from the World Trade Center in 2001, no building over 200 meters has ever been demolished (CTBUH Skyscraper Center 2017). The cost of getting an elevator design wrong could be catastrophic.

Let us consider a scenario: If a train line has a breakdown, inevitably there will be people Figure 1. CTBUH’s classification of supertall and megatall buildings. Source: CTBUH

28 | Vertical Transportation CTBUH Journal | 2017 Issue II queuing and overcrowding at the local hub or architects, developers, and various design To further understand the necessity of a station platform. This can be an unpleasant consultants, it is apparent that discussion of good supertall building elevator and chaotic passenger experience. Likewise, elevator maintenance is often limited to maintenance strategy, it is important to in an elevator lobby, when one of the passing comments in early meetings. The understand how it differs from maintenance elevators breaks down, or if elevators are author’s research with developers indicates this in a more typical building. mis-timed due to poor design, queuing and group of people believes it is the responsibility overcrowding happen quickly (see Figure 2). of the elevator consultant and the elevator Practitioners already accept that if careful specialist to ensure that a robust elevator What is Supertall Elevator Maintenance? design consideration is not given to the maintenance strategy is considered at the elevator core design, this would be disastrous design stage. A developer is interested in the Elevator maintenance is the process of for a supertall building, as it is virtually capital sum and the return on investment, with ensuring that the elevator is preserved to last impossible to retroactively fix any potential minimum impact to the core. An architect is in line with the Original Equipment shortcomings. But there should also be equal like a director of a film, who does not need to Manufacturer’s (OEM’s) recommendation, emphasis on maintenance in the early design know every detail of special equipment, but typically 20–25 years, and to ensure that high stage of a supertall building, with input from does need to be aware of how to bring these standards of safety are maintained for both all relevant specialist stakeholders. An different elements together and coordinate the users and the maintenance team. optimized maintenance strategy needs to be them, to ensure that an efficient core is the incorporated into the elevator design strategy, result. Thus, the elevator consultant and In a typical multi-story building, the standard as the impact of getting the strategy wrong elevator specialist are typically the parties who maintenance regime would feature an will cause an adverse effect in the operation of consider the elevator maintenance strategy. assigned technician covering the route and the supertall building at a later stage. It should However, in the author’s research, these call-out schedule. However, in a supertall be noted that component quality is also a key stakeholders have admitted there is little building, the requirement is complex, as the factor in poor elevator design and future discussion and sharing of information at the technology involved is more advanced. maintainability; however, for the sake of design stage of the process. For more than a Double-deck elevators, two independent brevity, this article does not elaborate on the decade, elevator manufacturers have invested elevators operating in a single shaft, complex subject, as it is worthy of its own separate their research and development budgets dispatching techniques, high-speed motor analysis. mainly in the development of faster elevators, the use of lighter materials to travel higher, and on specialized dispatching algorithms that Background speed lobby-to-destination travel times. However, these technology advancements are The key stakeholders who have direct influence based on an ideal scenario with 100% elevator over the elevator design at an early stage are the availability. If elevator availability drops, these developer, the architects, the elevator technologies become ineffective, thus consultant, and the elevator manufacturers (see emphasizing the need to maintain the elevator Figure 3). From observing discussions between system with a robust maintenance strategy.

Figure 2. Elevator lobby overcrowding. © Ian Smith Figure 3. Stakeholders of a supertall building.

CTBUH Journal | 2017 Issue II Vertical Transportation | 29 machinery, complex drive systems, security maintenance is reduced equipment elevators. If, in a group of three, the middle barriers, and customer interaction systems like life-span (see Figure 4). elevator in a shaft requires maintenance, touch screens are now common features in then it is six elevators out of service in a supertalls. Consequently, an elevator In shorter multi-story buildings, alternative group. Can a supertall building cope with six technician who is well-versed in mechanical lifting arrangements can be considered, such cabins out of service? In some major and electrical skills must also master various as an external hoist or a large crane; however, buildings, out-of-hours maintenance can be other fields (e.g., networks, IT, and software/ it is impractical to consider these lifting considered, but in certain regions this can be programming skills) to ensure the elevator arrangements in a supertall building, cost-prohibitive. This highlights a gap system is maintained to a high standard. especially if it involves re-routing traffic or between the design team’s conception of Typically, in a supertall building, resident closing a major street for a long period of the project and the building’s actual engineers are employed as the building time. Therefore, it is crucial to keep the operation (see Figure 4). manager feels comfortable knowing that an elevator running reliably and efficiently to elevator technician is on-site. However, it is meet the desired building performance. Plant replacement worth asking, does the elevator engineer have Part of the maintenance strategy is to look at the right skills or qualifications to maintain the Post-installation maintenance regime elevator plant replacement/modernization equipment? Is one engineer sufficient or are In a traditional design-and-build contract, or, to include a broader spectrum, other two or three required to maintain the the design team completes the design and building machinery replacement. Once a equipment to a standard expected in a the main contractor procures the materials supertall building is built, it is impractical to high-profile tall or supertall building? and completes the build. Thereafter, the consider replacing heavy machinery with a client may appoint a facilities management crane or external hoist; therefore, the internal team to manage the building and procure service elevator plays a critical role. However, Maintenance Issues of Supertalls the hard services, e.g., elevator maintenance. if elevator cabins of sufficient size or load are In a supertall building, if this procurement not specified to match the heaviest Beneficial use and fit-out strategy is followed, the building manager equipment in the building, how can plant Once an elevator package is procured, the appoints the maintenance provider directly. equipment be replaced at the end of its elevator technology is used during the However, for the OEM to achieve the design life? This challenge is further construction phase to aid the construction maintenance standard and meet the exacerbated when sufficient routes for program under beneficial use. However, performance criteria, an elevator may be transportation are not mapped in the under typical tight construction timescales, required to be taken out of service for a full building design for both ingress and egress it is not a given that sufficient allowance has day, which in turn means that during the of bespoke heavy-duty machinery. been made for elevator maintenance. If normal operation of the building throughout maintenance is prevented from occurring, it the year, one elevator may be out of service Change of use (e.g., tenant change, hotel affects the equipment’s longevity, and on any given day. This has multiplying effects operator change) unplanned elevator stoppages will affect with height. In a double-deck scenario, the A tall building is required to be flexible in both the construction and fit-out program. result is two cabins out of service; in a shared terms of its mix of uses. This means that the Thus, one of the by-products of insufficient elevator shaft, it is typically four double-deck elevator system may undergo some change

With the introduction of cloud technology“ and external data storage, some office occupiers no longer require extensive cabinet storage space or even bulky server rooms, creating ever more space for occupiers themselves. This puts pressure on an elevator system that may have been designed for lower capacities. Figure 4. Disjoint between design team and elevator maintenance ” operation leading to earlier-than-anticipated repairs and outages. 30 | Vertical Transportation CTBUH Journal | 2017 Issue II place around the maintenance routines and the timescales required to complete each maintenance module. Have these modules and their impacts been reflected in the proposed operational plan of the building? These upfront studies will help the building facilities team mitigate the risk and prepare for any elevator downtime (see Figure 6).

ƒƒ In a supertall building, does the operations manual reflect the actual project design criteria? In addition, does it consider the technical qualifications required to maintain the equipment? Has sufficient thought been given to the strategic sourcing of spare parts to support the elevators’ operation for 20–25 years?

ƒƒ In most supertall buildings, a resident technician is considered on a full-time basis. Has the elevator specialist allowed sufficient work time to ensure their specialist equipment is maintained, or will they react to breakdowns based on a call-out from the building management Figure 6. Typical tall and supertall building Figure 5. Population demand changes from 2005 to 2014 team? Has sufficient thought been given according to the British Council on Offices. maintenance routine plans. to the capabilities of the local elevator maintenance provider to maintain their of use during its lifecycle. In a supertall How can post-construction elevator equipment, which is designed specifically building, flexibility is demanded in a maintenance issues be proactively for supertall buildings? Research indicates fast-changing commercial, residential, and managed? that 8 out of 10 of the technologies retail setting, in which space is at a In most cases, post-construction elevator involved in future megatall buildings (600 premium. For instance, with the maintenance issues can be minimized by meters or higher) will be based on introduction of cloud technology and the design team asking the right questions technology advancements above and external data storage, some office occupiers during the procurement of the elevator beyond those deployed in supertalls. In no longer require extensive cabinet storage system. The following areas need to be other words, megatall buildings will space or even bulky server rooms, creating considered: contain unique advancements which have ever more space for occupiers themselves. expressly enabled the construction of the This puts pressure on an elevator system ƒƒ During the elevator performance design, megatall building (Berg 2012). Apart from that may have been designed for lower what level of redundancy has been China, USA, South Korea, and UAE, the capacities. The population density considered in the elevator traffic studies? average number of buildings over 200 requirement in the British Council for Has the overall traffic impact of an elevator meters is less than 20 across each Offices’ Guide to Specifications provides a being taken out of service from the group megacity (Safarik et al. 2016). The question good indication of the effect that a change been assessed? Without prior planning at becomes, has sufficient research, and in office population density would have on the design stage, the redundancy factor development, and training of future elevator systems. These changes are based when elevators are being maintained will technicians been considered, and have on the research undertaken by the BCO adversely affect the traffic handling of skilled practitioners been distributed over the years (BCO 2014) and requirements building’s population. across the globe? Or is it likely that only a sourced by the author from a representative handful of technicians have the skills to range of letting agencies and office tenants ƒƒ Before an elevator is procured from a look after these elevator installations? (see Figure 5). manufacturer, key discussions should take What impact does this have on the

CTBUH Journal | 2017 Issue II Vertical Transportation | 31 advanced significantly. With the help of VR and remote technology, a maintenance technician is no longer required to visually inspect an elevator shaft at each floor. Instead, the technician can now monitor critical parameters based on data points or sensors located in each elevator component to ensure it is operating as designed. The ability to keep an elevator in service can save thousands of technician- hours and reduce impacts on the operational performance. In addition, through the combination of remote monitoring and VR, the technician can now anticipate which component has worn out or is approaching the end of its design life, and can proactively replace it Figure 7. Elevator shaft division screen. Source: Remdale UK before any unplanned stoppages occur, maximizing uptime and maintaining operation of a supertall building in a How can future technologies and strategies building performance. smaller or more-remote city, and how, assist effective elevator maintenance? then, will the elevator maintenance be In recent years, the elevator industry has ƒƒ When considering a maintenance supplier, undertaken? taken a quantum leap in the use of creating definite measurable key technology from other industries. These performance indicators (KPIs) and ƒƒ Another area of consideration is the technologies are now the backbone of future reporting tools tailored to the building impact of shared elevator shafts and how maintenance strategies. Some of these operation is important. Some KPIs in the maintenance is performed on them. In technologies include: elevator industry include: most supertall buildings, it is not a. Availability cost-effective to provide a shaft division ƒƒ Cloud computing and the Internet of Things b. Response time screen or to build an independent shaft (IOT) c. Mean time between failures for each elevator due to the time, Almost all elevator systems can send d. Number of breakdowns material, and cost involved. If they are massive amounts of data from their control e. First-time fix rate included in the design, these are often systems to a server for data analysis. This Table 1 illustrates example performance value-engineered out during a later part information is now heavily relied upon to KPIs for tall buildings specified by the of the procurement stage. The question review routine maintenance schedules and elevator maintenance supplier. in this scenario is, has the elevator to adjust plans accordingly. For example, manufacturer allowed for this in its deterioration signals from the elevator rope ƒƒ When procuring a specialist elevator maintenance routine and mitigated the can now be shared in a technical hub in the manufacturer for the project, an impact? It is most certainly unsafe for a building and, from this, a rope-replacement assessment of the advisability of a technician to be in an elevator shaft program can be proactively planned before long-term maintenance contract without division screens, due to the any negative impact is seen in the between the OEM and the client should movement of high-speed elevators in the performance of the elevator system. take place. This assessment can help the adjacent shafts (see Figure 7). In most Similarly, with IOT, each component in an elevator supplier plan its maintenance cases, the elevator technician may need elevator system can continuously send data regime well in advance, offer its resource to switch off adjacent elevators and, and thus allow the maintenance technician allocation, provide technological therefore, potentially impact the building to support the building operation innovation, and supply critical spare parts operation. This would apply not only proactively and efficiently. to support the client’s long-term strategy during planned maintenance windows, for the building. The disadvantage of a but also when undertaking investigative ƒƒ Remote monitoring, virtual reality (VR), and long-term maintenance contract is the work, call-outs, or minor repairs. remote intervention risk of being subjected to poor customer Although remote monitoring has been a service and the inability of the elevator part of the elevator industry for the last 20 maintenance provider to deliver the years, only recently has this technology performance required. However, this can

32 | Vertical Transportation CTBUH Journal | 2017 Issue II BELOW 5 5–10 be mitigated by including a non- PERFORMANCE KPIs FOR TALL BUILDING ELEVATORS 10+ YEARS YEARS YEARS performance clause, with its own set of KPIs, to speed remediation. Availability of elevator during normal service 99.5% 99% 98% What is the impact of getting the Number of breakdowns – except misuse (per year) 4 5 6 maintenance strategy wrong? There are both direct and indirect impacts Response time 1 hour 1 hour 1 hour of incorrect elevator maintenance Mean time between failures (days) 90 72 60 strategy: First time fix rate 80% 75% 70% ƒƒ Increased running costs Table 1. Performance KPIs for elevators in tall buildings. •• In most scenarios, if alternative solutions need to be considered (such as out-of-hours maintenance) the service can now be analyzed by specialists wherever Acknowledgements charges will increase, and in some cases they are located in the world and is not can be triple the normal charge for necessarily dependent on trained local D2E has received valuable information standard working hours. personnel. As information is continuously through interviews and surveys. We would •• The operational success of the building collated, further technology improvements therefore like to take this opportunity to thank is impacted, which can lead to reduced and advancements will be seen in the next the following companies for their advice, rental income, inflexibility to two to five years in the field of elevator opinion, and for sharing their knowledge: accommodate changes of program, maintenance. Using this information, it is and poor return on initial investment. critical that contract terms, key performance Canary Wharf Group measurements and maintenance regimes are Fletcher Priest Architects ƒƒ Excessive capital costs well understood, developed, and introduced Hines Interests Limited Partnership •• Premature plant replacement takes into the design stage of a supertall building in Hitachi Ltd place before the end of the elevator’s order to ensure the formulation of a robust Land Securities useful design life. plan that considers any future impact on the Make Architects •• Ultimately, the building risks slipping building’s operation. Mitsubishi Electric from Class A to Class B status, attracting OTIS less desirable tenants at progressively Further research and case studies are Rafael Viñoly Architects lower rental rates. recommended to be undertaken in the field Schindler of elevator maintenance, using real-world thyssenkrupp examples of how some of the world’s supertall Conclusion and Future Research buildings have adjusted maintenance strategies to adapt to non-designed, present References Elevator maintenance is a critical “hard conditions. This will require more transparency BERG, Nate. 2012. “Is There a Limit to How Tall Buildings Can service” in a tall building, as an elevator into building operations and more Get?” Accessed February 2017. http://www.citylab.com/ design/2012/08/there-limit-how-tall-buildings-can- creates the first impression of the quality of information sharing than is typically seen get/2963/. the building. In an age of mixed-use supertall today. Yet doing so would provide a valuable buildings, the demand on these elevator service, resolving the disconnect between the BRITISH COUNCIL FOR OFFICES (BCO). 2014. BCO Guide to Specification. London: BCO. systems is far greater than in previous eras, as design and operational/maintenance phases there is no longer a distinguishable “peak” of supertall buildings. If elevator maintenance CTBUH. 2017. CTBUH Skyscraper Center. Accessed February and “off-peak period” in which to perform is unaddressed, it will continue to be a 2017. http://skyscrapercenter.com. fixes. Rather, it is expected that the elevators problem, and the gap will remain.  Safarik, D.; Ursini, S. & Wood, A. “Megacities: Setting the will be in full-time operation, seven days a Scene.” CTBUH Journal 2016 Issue IV: 30–39. week. This new age of operating dynamics Unless otherwise noted, all image credits in this has an adverse effect on the longevity of paper are to D2E International VT Consultants. elevator components, which require closer attention to ensure that the client’s initial investment in the elevator system lasts for the expected OEM-guaranteed design life.

With technology advancements in IOT, VR, and remote monitoring, future maintenance

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