Building Management Hawaii April/May 2014 - (Page 38)

Upgrading On A Budget When a full elevator modernization's out of the question, what else can be done? elevators By Nathan Lee A full elevator modernization can be expensive. However, there are alternative solutions to a full upgrade that can help you reap some of the advantages, and they may be more within your current budget. Start by getting a handle on how much energy your elevators use by sub-metering the equipment or conducting an audit. This practice results in the most accurate measurements, and some utilities will subsidize energy efficiency. Next, consider replacing the components responsible for the most energy use, like the drive system. Older drives, such as motor generator sets, run semi-continuously, which can be very inefficient and contribute to a large waste of energy. Older drives lack the capability to push clean power back into the building. Therefore, energy is dissipated through heat, so older machines require HVAC to prevent equipment from overheating. Other small-scale solutions include replacing the lights, the starter and controllers. LED, or other highefficiency, low-heat lighting, can provide a quick payback. LED push buttons are also available. You can also save several hundred dollars per year just by replacing the starter and a smart starter, which also protects against poor-quality power that can lead to brownouts. If you're considering a larger-scale project, check to see if the code will allow adding controllers with a standby mode in When it comes to larger elevator improvements, phase them in to make them more affordable. 38 April-May 2014 BMH which the elevator will either shut off or reduce lighting and HVAC while the elevator is unoccupied. When it comes to larger elevator improvements, phase them in to make them more affordable. For instance, start by replacing the DC motor with an AC motor and change out the drive mechanisms. Then upgrade the cab interiors. Regenerative drives that reclaim the energy created while braking or slowing down and fuel it back into the building are an excellent upgrade. Consider adding smart control that groups passengers in the most efficient way, reducing the number of stops for all riders. Got an older geared elevator? A geared to gearless modernization eliminates the motor generator, reducing noise levels and power consumption. So why spend the money at all? For one thing, an inefficient elevator isn't just an energy hog-its wasteful operation is a red flag for bigger, more expensive problems. A poorly functioning elevator can cause headaches in both the short- and long-term by inconveniencing building occupants. Modernizing outdated equipment is the largest single impact you can make to reduce energy consumption of an elevator. As well as increasing ride quality and longevity, a geared to gearless modernization lowers energy costs and reduces power consumption by eliminating the use of a motor generator. Unlike new elevator installations, your modernizations, big or small, will involve a "live environment." This means working each day in a building full of tenants, visitors, patients, students, or in some cases all of the above. Modernizing elevators is a systematic process that works best when everyone involved understands what to expect. There are a lot of moving parts, and open communication helps keep everyone safe while also keeping them up to date on what to expect. Before you do any work, building owners and tenants should be aware of the following: The duration the car(s) will be out of service. It is important for building occupants to be aware of this well in advance of the start of work so they can make arrangements accordingly. Noise. The bottom line is that construction makes noise. Drilling holes, moving equipment, using special tools-sometimes this can be quite loud, and being prepared can avoid upset tenants and help the building work around these particularly challenging times. Dust can be a factor in installation as well. Many times parts will be cut onsite, and this can inevitably lead to the creation of dust. Open communication and preparation are key. Nathan Lee is the sales manager for ThyssenKrupp Elevator in Honolulu and has held sales, service modernization and management roles for 13 years in the industry.

Table of Contents for the Digital Edition of Building Management Hawaii April/May 2014

Editor’s Note By Stacy Pope
Hawaiiana Hits The Big Five-0
CONCRETE Restoration and Repairs: Maintaining A Strong Foundation
Concrete Spalls, Cracks And Leaks
Should You Repair Or Replace?
Restoring Exposed Aggregate Surfaces
Preserving A Historic Treasure
ELEVATOR Modernization: Are You Losing Energy?
Greening Your Elevators
Upgrading On A Budget
INSURANCE: Locking Down The Leaks
Navigating Property Insurance
COOLING TOWERS: HVAC Chemical Feed Pumps
Waikiki’s Oldest Hotel Keeps It Cool
Industry News or Movers & Shakers
On Site: Self-Management 101

Building Management Hawaii April/May 2014