Lift and elevator modernisation: cost, scope and when to do it
Every lift reaches a point where repairing it costs more, in money and in downtime, than upgrading it. The hard part is knowing when that point has arrived, and what the right upgrade looks like. Lift companies will happily tell you. They also have something to sell.
This guide covers the signs a lift is due, the difference between partial modernisation, full modernisation and replacement, what is usually included, how to plan around downtime, and how to budget and tender the work. For how we manage these projects from start to finish, see our full replacement and modernisation service.
Signs your lift is due for modernisation
- Age. Controllers and drives typically date well before the mechanical parts. A lift can be mechanically sound while its electronics are near the end of their support life.
- Parts obsolescence. The manufacturer stops supporting the controller, or parts come from second-hand stock. Ask your contractor in writing whether the controller is still supported.
- Reliability. Breakdowns are becoming more frequent, repairs take longer, and the same faults recur.
- Compliance gaps. The lift was compliant when installed, but falls short of current safety and accessibility expectations. Door protection, levelling accuracy, car lighting and communications are common gaps.
- Performance. Long waits, rough rides, poor levelling or a building whose use has changed since the lift was designed.
- Rising maintenance and repair quotes. Frequent repair quotes are often a sign the contractor expects major work ahead.
One of these alone is not a reason to spend capital. Several together usually are.
Partial modernisation, full modernisation or replacement
Partial modernisation
Targeted upgrades to the components causing the most trouble, often the controller and drive, or the doors. The rest of the lift stays. This can be good value where the machine, rails and car are in good condition. It can also leave you with new electronics driving old mechanical parts that fail next.
Full modernisation
Most of the lift is replaced, but some major items are kept. The guide rails, car frame, counterweight and sometimes the machine may remain if they are in good condition. The building structure and shaft stay as they are.
Full replacement
Everything in the shaft is removed and a new lift is installed. This gives a clean slate and a full new warranty. It may also change the car size, speed or type of lift. It costs more and takes longer.
The scope matters for more than cost. Depending on what is changed, the work may trigger a new design registration in some states. Read when a lift modernisation becomes a new design registration before you settle on scope.
What is usually included
A typical modernisation scope covers some or all of:
- Controller. New microprocessor control, often with remote monitoring.
- Drive and machine. A variable frequency drive, and in many cases a new gearless machine.
- Doors. New door operators, car and landing doors, and full-height door protection.
- Fixtures. Car and landing buttons, indicators and car operating panels, meeting current accessibility requirements.
- Safety gear. Overspeed governor, safety gear, buffers and related safety components.
- Car and wiring. Car interior, lighting, travelling cables, shaft wiring and emergency communications.
- Ropes and sheaves. Replaced where condition or the new design requires it.
For escalator modernisation, scope usually covers the controller and drive, handrails, steps and step chain, combs and safety devices. Some escalators are better replaced as a complete unit, particularly where the truss or drive is worn.
Current standards for new work include the AS 1735 series and the AS/NZS ISO 8100 series, alongside the National Construction Code. Which apply to your project depends on scope and state. That is a question for the specification, not the tender response.
What does lift modernisation cost?
Cost depends on the number of floors, the scope, the lift type, the building and access. We do not publish rules of thumb, because they are more often wrong than right for a given building.
Allow for more than the lift contract. Builder’s works, electrical upgrades, fire services, temporary access arrangements and consultant fees all add up.
Downtime and staging in multi-lift buildings
A lift is out of service for the duration of its own works. In a building with one lift, that means planning for residents or tenants who cannot use the stairs. In buildings with two or more lifts, the work is usually staged so one lift stays in service while the other is upgraded.
Good staging plans cover the order of works, the handover of each lift, deliveries, noise, access for removalists and contingency if the remaining lift fails. Agree these before the contract is signed, not after.
How to budget: capital planning
Modernisation should be a planned capital project, not a reaction to a breakdown. A condition assessment tells you what is due, when, and roughly what it will cost. That feeds into your sinking fund, capital works fund or asset plan. Starting two to five years ahead gives you time to raise funds, avoid special levies where possible, and choose the timing. See our due diligence and capital planning service.
Tendering the work
Tender the work on a clear specification written for your building. Every contractor then prices the same scope, and you can compare on price, program, equipment and terms. Without a common specification, you get different scopes at different prices and no fair way to compare them. Our tendering service covers the specification, tender, review and recommendation.
Why independent specification matters
A lift company’s proposal is written to sell its equipment. It may include items you do not need, leave out items you do, or use proprietary parts that tie you to one maintainer for decades. An independent specification protects the owner. It sets the scope, the standards, the performance requirements, the open-protocol and parts requirements, and the contract terms before any contractor prices the job.
The Lift Consultancy is independent. We take no commission from lift companies, and we do not sell, install or maintain lifts.
Frequently asked questions
Is modernisation cheaper than replacement?
Usually, because major items such as rails and car frame are reused. It is not always better value. If the retained parts are near the end of their life, replacement can cost less over the life of the lift.
How long does a lift modernisation take?
It depends on scope and on manufacturing lead times, which are often longer than the site works. A staged program in a multi-lift building takes longer overall.
Can we modernise one lift at a time?
Yes. In buildings with more than one lift, staging is normal. Specify it in the tender so it is priced and programmed from the start.
Do we need a consultant to modernise a lift?
You are not required to use one. A consultant makes sure the scope is right, the tenders are comparable, and the work is delivered and tested as specified.
Plan your lift modernisation
If your lifts are showing their age, start with an independent view of what is due and when. Contact The Lift Consultancy or call (07) 5509 0100, and read more about our lift modernisation and replacement service.