Darren Bagnall from Manage Your Block outlines the steps you should be taking to ensure the safe use and longevity of your lift, as well as to potentially reduce your insurance premiums.
Lifts are a vital facility for some residents and a welcome convenience for others. As well as ensuring compliance with insurance regulations, effective maintenance is essential to reducing breakdowns and avoiding accidents.
The Importance of Lift Maintenance
Neglected lifts can lead to serious accidents involving entrapment or injury as well as stress for those whose access to the outside world is hindered or cut off entirely by breakdowns.
Lift maintenance is vital for the safety and satisfaction of your residents, but it is also a legal responsibility. As a Resident Management Company director or officer, you are an ‘owner or operator’, meaning you are legally required to have your lifts inspected by a competent person once every 6 months.
It is also paramount in terms of your insurance. Your buildings insurance policy will insure your lift in the event of damage caused through ‘insured perils’ such as fire, accidental damage or malicious damage, but this cover does not extend to general breakdowns or maintenance works.
Your 6-monthly inspections and any maintenance works suggested by your competent person are the key to warding off any catastrophic breakdowns and therefore any unexpected costs.
Lift Inspections
Under the Lifting Operations and Lifting Equipment Regulations 1998 (LOLER) you must have your lift “thoroughly examined by a ‘Competent Person’ who will assess the safe operation of your lift”.
These inspections are often referred to as Insurance Inspections and they need to be repeated every 6 months as well as prior to new equipment going into service and after any major alterations.
A “thorough examination” is defined as a “systematic and detailed inspection of the lift and all its associated equipment”. The aim of the inspection is to identify any current defects as well as anything that may become dangerous in the future.
The competent person must report any issues to you as you have the legal duty to rectify them. They must also report some issues or circumstances to the relevant enforcing authority (such as the Health and Safety Executive or the Local Authority).
Signs of a Malfunctioning Lift
Other than an obvious breakdown, here are a few signs to look out for that may indicate your lift isn’t functioning as it should be:
- The lift is not perfectly in line with the landing floor when stationary
- The doors open and close a few times before the lift moves
- Residents report noises that indicate the lift may be touching the walls of the lift shaft when in motion
- Unusual noises or heat coming from the machine room
- The lift indicates an incorrect floor designation when called
If any of the above are reported, an inspection should be carried out as soon as possible to avoid any further issues or outages.
Lift Maintenance and Your Insurance
Insurers will be able to keep your premiums to a minimum if you can prove that you are proactive in the care and maintenance of your lift. Evidence of your inspections carried out every 6 months and any follow up works should be provided as well as evidence of any other regular inspections and their findings.
If you would like to make sure you are doing what is best for your residents and your insurer, Residentsline offer a Lift Insurance and Inspection policy. This brings your requirements for suitable insurance cover and your bi-annual inspections under one policy.
Working with Aviva, this policy is available for just £392.80 per annum for a lift covering up to 5 floors. If you are working with a building of 6 stories or more, a bespoke quote can be arranged.
Coverage includes the necessary inspections, meaning the cost of your policy is kept as low as possible as Residentsline will be assured of your compliance with regulations and therefore the safe running of your lift.
For an exact quote for the needs of your block, you can complete the short online form here or call 0800 281 235 to speak to the team.
Manage Your Block aren’t here to tell you how to run your block of flats, but we can provide you with highly specialised software to make the management of your block much easier. Call us for more details on 0333 577 9070 or email info@manageyourblock.co.uk.