Are you budgeting to modernize your elevator? What you need to know about building “Work by Others”!
If you are planning to modernize your elevator and/or preparing for a reserve study, there will be new or additional building code requirements impacting your budget. This is often called Work by Others or Building Related Work. Simply put, Work by Others (or WBO) is the related building work that is required to bring the elevator up to the current adopted code, such as, but not limited to building fire life safety, electrical, communication, HVAC and machine room conditions. These items are generally excluded from the elevator scope and can add a significant cost to the project.
For example, if your elevator was installed in the State of Washington in 1983, it was installed at that time under the ANSI A17.1-1981 code. So when the elevator Inspector comes out every year, he uses the 1981 code book for his inspection (except for retroactive items, of course).
Although safety codes can change, if you modernize today, your elevator must meet ASME A17.1-2019 code in both the State of Washington and City of Seattle.
Reference: https://app.leg.wa.gov/WAC/default.aspx?cite=296-96-00650. The new elevator will be manufactured and installed to the required code as enforced by the local jurisdiction having authority “JHA”.
If you’re still reading… here’s a bit more detail on Work by Others.
Electrical
New or relocate existing disconnect. A monitored shunt trip disconnect is now required if you have sprinklers in the machine room.
Cab lighting disconnect. A sub-panel now required in the machine room. Typically, this must be added.
Lighting and GFCI in the machine room and pit.
Fire/Life Safety
Changes are typically required to meet new fire service code.
Modifications to existing or new fire panel.
Modifications to existing or new smoke/heat detectors.
You might have one or two zones in your fire panel for fire service. A third zone may now be required and might require modifications to your fire panel.
Mechanical
New elevators require a temperature of 55 – 90 degrees with a relative humidity of 85% in the machine room.
New mechanical heating / cooling. Often, this can be accomplished with a mini-split.
Communication
If you don’t currently have an elevator phone, a new one will be added. This means, you will need a phone line. There are cellular options available. Both will have an ongoing monthly cost associated.
2019 code dictates that emergency communications are accessible to the speech and hearing impaired. Typically, a high-speed internet connection will be required to the machine room to accommodate this.
General
Cutting / patching walls.
Fire caulking.
Building permits and submittals.
A licensed General Contractor can perform the WBO and if you have contractors familiar with your building, you can certainly hire them. Alternatively, there are various General Contractors who specialize in performing WBO for elevator modernizations. Whoever you choose, it is critical that you partner with someone who is an expert on all applicable codes.
For example, the State of Washington has a required checklist that must be completed as part of the elevator acceptance and is very specific to General Contractor responsibilities.
HOW MUCH CAN WBO COST?
The cost for Work by Others can vary greatly based on the elevator scope, age of the building and required code changes. In general, be prepared for the WBO to cost approximately 30% or more of the cost of the elevator work.
HOW CAN WE HELP?
Still confused? That’s OK. We work with elevators every day in an industry that is routinely adopting new codes. Feel free to reach out to Sean, he will get you the answers you need!