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Selecting the right maintenance service for your elevator is essential to ensure its safety and efficient operation. Understanding the specific needs of the equipment, its usage frequency, and applicable regulatory standards are key factors in making an informed decision.
An elevator in optimal condition is not only a matter of comfort but also of responsibility, especially regarding safety. Every day, thousands of people rely on these vertical transport systems in residential buildings, offices, shopping centers, and industrial facilities. This trust is upheld through professional, consistent, and well-planned maintenance.
What you should know before hiring elevator maintenance
A common mistake when hiring elevator maintenance services is deciding solely based on price. While the budget is an important factor, it should not be the only criterion. Service quality is evident in key aspects such as the provider’s ability to ensure safety, compliance with current regulations, timely emergency response, and a highly qualified technical team.
Therefore, it is essential to analyse the following factors before making a decision:
- The Team: Having qualified technicians is fundamental to ensure safe, efficient maintenance tailored to each installation’s characteristics. The team’s training, experience, and technical knowledge make a difference in identifying faults, making precise adjustments, and preventing breakdowns that could affect the elevator’s operation. Not all lifting systems require the same type of attention, so it’s crucial to have trained professionals who can adapt to each equipment and environment’s specific needs.
- Company experience: Evaluate their track record with different models, aspects, and environments (residential, commercial, industrial) as an indicator of their adaptability and responsiveness.
- Certification and training of technicians: A trained and accredited team guarantees safe, efficient interventions in compliance with regulations.
- Emergency response capacity: Verify that the provider offers attention beyond regular working hours with reasonable reaction times.
- Regulatory compliance: Ensure that the service complies with applicable local and international provisions.
- Cost transparency: Request detailed quotes and contracts without hidden charges, with a clear description of what is included and what is not.
Are there elevators that don’t require periodic maintenance?
With technological advancements, it’s common to wonder whether elevators can operate without periodic inspections. The answer is clear: maintenance is always necessary, even for the most modern models.
Why? Because periodic maintenance is essential to ensure both the safety and efficiency of the elevator. Without proper technical inspection, mechanical failures, safety system issues, and increased energy consumption due to lack of calibration may occur. Additionally, the new ITC mandates regular maintenance, protecting owners from potential penalties.
The importance of preventive elevator maintenance
Preventive maintenance involves regular inspections, adjustments, and replacing parts before failures occur. This approach helps prevent breakdowns and minimizes risk to users.
It includes ongoing actions like inspections, adjustments, and timely repairs. It is governed by regulations such as the Complementary Technical Instruction (ITC) AEM 1, which sets the standards for supervision, inspection, and care of installations.
Implementing a preventive maintenance program not only enhances user safety but also offers long-term cost savings. Avoiding expensive repairs and extending the elevator’s lifespan helps maximize investment and reduce downtime.
Technology can be a powerful ally. At Aszende, for example, we use the ARM system to predict any potential failure.
Elevator maintenance: what to consider when choosing the best provider
It’s advisable to choose a provider that offers multi-brand maintenance. This broadens your options and ensures service is compatible with a wide variety of brands and models, without depending on a single manufacturer. Key considerations include:
- Adaptability to different technologies: The provider should be familiar with various system architectures and control systems.
- Availability of original and compatible parts: They must have access to parts from different brands, whether original or equivalent.
- Specialized tools and software: The provider must have diagnostic and programming tools for multi-brand environments.
- Personnel certification and training: The technical team must be qualified to work on elevators from different manufacturers and with various technologies.
By applying these criteria, you ensure that your elevator maintenance will be safe, efficient, and highly specialized.
Elevator maintenance pricing: what factors affect the cost?
Once you’ve selected the right provider and type of maintenance, it’s important to understand the factors that influence the price of maintenance.
Setting a fixed price is impossible without a technical evaluation, as many variables are involved. These include:
- Elevator height: More floors mean higher costs due to increased wiring, guides, and associated components.
- Motor type: Greater load capacity and speed require more powerful motors, which raise the budget.
- Installation complexity: Modernizing an elevator in use differs from installing one in new construction. The door configuration (90° or 180°) also affects the technical difficulty.
- Additional costs: These include energy consumption, which varies by motor type (hydraulic or electric) and overall system efficiency.
It is recommended to request a personalized technical assessment before signing a contract. This review can also highlight deficiencies in current maintenance.
Elevator maintenance contracts
Elevator maintenance contracts: key elements
It is crucial that an elevator maintenance contract clearly defines the responsibilities of both the provider and the client. It should also specify the services included, emergency procedures, and the terms under which technical inspections will be carried out. These elements ensure that both property owners and residents enjoy a reliable service tailored to their actual needs.
- Equipment identification: Description of the model, serial number, manufacturer, and exact location of the elevator.
- Preventive maintenance frequency: Minimum number of annual visits and their distribution throughout the year.
- Included and excluded services: Clear details on what is covered by the fee and what is billed separately.
- Emergency procedures: Action protocol, availability outside regular hours, and response time.
- Response time to incidents: Maximum hours established to attend to breakdowns, especially on holidays or at night.
- Inspection and technical review protocols: What is reviewed, how it is documented, and with which tools.
- Legal obligations: Reference to current elevator maintenance regulations, such as the new ITC AEM 1 regulation.
- Termination conditions: Requirements, notice periods, and possible penalties for early termination.
Furthermore, the contract should be customized based on the specific characteristics of the elevator and its environment. This ensures long-term proper functioning and helps avoid unfair clauses that impose disadvantageous conditions or unnecessary services.
How to terminate an elevator maintenance contract: legal steps and considerations
If the current provider fails to meet service expectations, the community or property owner can terminate the elevator maintenance contract, as long as the agreed terms and deadlines are respected.
Ideally, the contract should contain a clear termination clause that specifies procedures, timing, and potential penalties for early termination. This protects both parties and allows more flexibility in case of repeated noncompliance, technical deficiencies, or lack of emergency response.
To prevent such issues and ensure transparency from the start, it is essential to focus on key contract elements. Below are the must-have points in any professional agreement to guarantee quality service with no surprises.
How to avoid abusive elevator maintenance contracts
Some providers may include abusive clauses, leading to unexpected costs or unfavorable terms for the client. These clauses often involve excessive fees, disproportionate obligations, or lack of transparency in the services provided.
To avoid these scenarios, follow these practical tips:
- Read the contract carefully: Ensure that all conditions are clearly written and unambiguous.
- Compare offers: Request quotes from several providers to assess the market and make an informed decision.
- Negotiate terms: If you find clauses you consider abusive, propose changes and seek mutual agreement.
- Terminate the contract: If the terms are unfavorable and no agreement is reached, exercise your right to termination as stipulated.
These practices help ensure fair, transparent service aligned with your expectations.
Specific maintenance for elevators: adapting service to building use
Elevator maintenance should be tailored to the type of building, system usage, and technical characteristics of the equipment. Servicing an elevator in a four-story residential building is very different from one in a hospital or busy shopping center.
Specific maintenance plans allow adjustments in inspections, part replacements, and technical protocols based on actual elevator usage. Here are some specific cases:
Maintenance costs for elevators in commercial premises
Effective maintenance must consider the operating environment. The wear and tear on a unit in a moderately trafficked residential building can’t be compared to that of an elevator in a high-turnover commercial premise or a freight elevator in an industrial setting.
In commercial locations, where usage is much more intensive, a more demanding maintenance plan is needed to avoid service disruptions that could affect customer experience or business operations.
Maintenance in these settings should include:
- Increased number of annual inspections: More frequent checks to detect issues before they cause major failures.
- Preventive replacement of worn parts: Scheduled replacement of key components before they deteriorate.
- Possibility of remote monitoring systems: Use of solutions like Aszende’s ARM system to detect and anticipate real-time issues.
In freight elevators or industrial lifts, where load, speed, and operational demands are higher, predictive maintenance becomes vital to prevent failures that could endanger both equipment and workers.
In residential communities, the focus is on ensuring accessibility, safety, and continuous service—especially in buildings where elderly residents or people with reduced mobility rely on the elevator as their only means of moving around.
Elevator maintenance for ground-floor units in residential buildings
A frequent question in homeowner communities is: if I don’t use the elevator, do I still have to pay for its maintenance?
The new complementary technical instruction (ITC) AEM 1 has not changed the regulations on this issue. According to the law, all property owners must contribute to the building’s common expenses, including elevator maintenance, unless a valid exemption is specified in the community’s statutes or approved by majority vote at a meeting.
This is because the elevator is a shared element that affects property value—even if not all residents use it directly. Additionally, the new regulation emphasizes strengthening system safety and preventive maintenance, reinforcing the need for collective, responsible management.
Maintenance of automatic doors
Automatic doors are among the most frequently used and sensitive elevator components. Their proper operation is crucial for user safety, system efficiency, and regulatory compliance.
Since they are in constant motion, doors are prone to mechanical wear, dust accumulation, impacts, and misalignments. Minor issues like slow opening or incomplete closing can lead to serious failures, service shutdowns, and even safety risks for passengers.
What is goods lift maintenance?
Goods lifts maintenance is a rigorous and essential process that involves periodically inspecting these systems to prevent damage and failures affecting performance. It includes regular inspections, adjustments, repairs, and replacement of worn parts to ensure safe and efficient operation.
Due to continuous use, critical components such as cables, brakes, and hydraulic systems wear out, increasing the risk of failures that may compromise both safety and functionality. Detecting and resolving these issues in time is crucial to prevent service interruptions and avoid accidents.
Preventive maintenance is based on scheduled inspections and early adjustments to catch wear before it escalates. Predictive maintenance uses advanced technologies, such as sensors and real-time data analysis, to detect deterioration patterns not visible in standard inspections.
Current elevator maintenance regulations
Homeowner communities and property owners must comply with regulations governing elevator maintenance to ensure user safety and system functionality. In Spain, the most relevant framework is the complementary technical instruction (ITC) AEM 1, part of the regulation on lifting and handling equipment.
This regulation outlines the minimum requirements for installations, mandatory inspections, and technical conditions for maintenance companies. According to ITC:
- Every 2 years: Elevators in industrial buildings with high public traffic.
- Every 4 years: Elevators in buildings with over twenty homes or more than four serviced floors.
- Every 6 years: Elevators not falling into the above categories.
Additionally, the building technical inspection (ITE) plays a key role in mandatory oversight of vertical mobility platforms. ITE is a legal assessment for buildings over 50 years old, conducted by qualified technicians to assess overall building condition in terms of safety, health, and habitability.
ITE reviews structural elements like façades, installations, and shared elements—including elevators. It is recommended to perform the first ITE at 45 years of building age and then follow the inspection schedule set by each municipality (every 3, 6, or 10 years).
Aszende: commitment to safety and efficiency in elevator maintenance
To ensure elevator safety and efficiency, maintenance must comply with current regulations and adapt to each installation’s specifics. Aszende stands out as a top choice, offering comprehensive vertical mobility solutions with a focus on quality, innovation, and personalized service.
With extensive experience in the sector, Aszende excels in providing multi-brand maintenance services tailored to each unit’s features and ensuring optimal performance. Their services include:
- Preventive maintenance: Periodic inspections, adjustments, and scheduled replacements to prevent failures and keep the system in top condition.
- Predictive maintenance: Use of advanced technologies to anticipate potential faults through real-time data analysis and continuous monitoring.
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