Florida Elevator Act Overview
Elevators in a multi-level building provide critical access for all users, especially those with physical limitations. Elevator regulations in Florida’s Building Code are designed to ensure that these modes of vertical access are safe and accessible. All State certified building plans must include information which reflects current edition Florida Building Code requirements for elevators and similar devices . During the plan review process, the permitting authority will require evidence that the plans comply with the applicable Codes and Standards for elevators. Successful plan review, therefore, is an important first step to a successful elevator project because it helps build teams achieve building permit earlier in the construction process. This article attempts to help building owners, architects, engineers and contractors better understand the basic requirements of the Florida Building Code as they relate to elevators and similar devices.
Basic Elevator Installation Requirements
The Florida Building Code provides a precise roadmap for compliance when it comes to the installation of elevators in new buildings. As detailed in the Code, lift systems must be designed and sized to accommodate their intended use and the size of the structures in which they are to be stationed. Their configuration, form and supporting elements are guided by the process flows and projected demand of the users. The chosen systems must also comply with the general requirements for all types of structures as laid out in the Code. When incorporated into the initial plans for a building, elevators are required to meet the most current version of the National Tower Code. The Code also calls out specific ways for elevators to meet safety and accessibility concerns. A huge part of the required installation process is conformity to other Code provisions. The specifics outlined in Chapter 30 include specific sections covering the various types of elevators as well as sections for conveyor systems and for lifts for people with disabilities. For example, Water Transport Vessel Enclosed Elevator Car Platform Lifts are governed by section 3008 while section 3005 lays out the requirements for freight elevators. Meanwhile, Chapter 11 of the Code concerns itself with creating a broad system accessible to disabled persons. The section includes requirements for vertical transportation systems in buildings with more than three stories or more than 3000 square feet of floor area.
Accessibility Requirements for Elevators
For existing buildings, the Florida Building Code requires that alterations occurring in an elevator or in the vertical shaft of the elevator must comply with Sections 11-4.1.3.2.2 and 11-9.1.3 of the FFBC. These sections, in turn, adopt by reference designated sections of the ADAAG. Specifically, elevator latch and door restrictions must be integrated into the elevators in accordance with Section 11-4.1.3.2.2 of the FFBC. The elevator must also comply with 11-9.1.3 of the FFBC, which incorporates by reference ADAAG § 4.10.3, requiring enough room in the elevator to accommodate a wheelchair turning radius. In addition, landing doors must be equipped with level indication in compliance with 11-9.1.1 of the FFBC, which in turn is the same as ADAAG 4.10.1.
Safety and Maintenance Standards for Elevators
The Florida Building Code (FBC) has specific requirements mandating safety features in all elevators.
The FBC requires that every elevator have:
(1) Firefighters’ service complying with ASME A17.1, Rule 2.20.5, (2) security devices complying with ASME A17.1, Rule 2.21.2.4.4, and (3) an emergency telephone system in compliance with ASME A17.1, Rule 2.20.2. The FBC requires that all buildings and structures have an emergency lighting system, operating regardless of the primary electrical power, in all common areas and on all floors, with at least one light fixture at a constant level on each floor, with instructions for usage posted at the light switch, so that the emergency lighting fixtures are easily accessible even when the building is not occupied. (See § 11B-7.5.2, FBC—Accessibility) All elevators must have a door release device that will automatically open elevator doors in the event of activation of the fire alarm system in the building. The door release device must be capable of being operated by the fire department at the shaft door. This requirement does not apply to elevators serving only two stories or in one- and two-family dwellings. (See § 11B-207.2.2, FBC—Accessibility) All commercial buildings and structures in excess of three stories must have an emergency communication system consisting of a two-way communication system between the local responding fire department and building staff with a location indicator at each floor, indicating which floor is to be called upon activation of the local fire alarm in the building. (See § 11B-207.2.3, Florida Building Code—Accessibility) A sign must be installed in the car that indicates the location of the nearest stairway and shows it with a directional arrow. The sign shall also indicate the floor where the car is located. (See § 11B-207.8, FBC—Accessibility) At all doors that open upon to a car, the lift car and landing doors shall be provided with a conspicuous sign "Do Not Open – Emergency Use Only" or other approved sign. If there is a car harness, safety device, or safety shoes on the car frame, it must be inspected as often as the controls and safety circuit. All span wire, support cable, hangers, and hangar bolts that support the rail and its sheaves in the pit, shaft, and on the car top must be inspected at least once every 6 months. The bottom suspension band must be replaced every 5 to 7 years, or sooner if there is evidence of wear. When the elevator is available, the condition of the cables can be examined by a qualified inspector at intervals not to exceed 2 years. The condition of the cables must be documented by attaching a tag with the date of the examination. If the cable inspection finds in any one of the cables any internal breaks or severe surface abnormalities such as cracks, splits, or gouges, or if the inspection records of previous cable inspections show improper external cable conditions or a change of cable conditions since the previous inspections, the cables shall be replaced with new cables. The electrical equipment must be free of rewire and gapped in accordance with the code. The ground system must be bonded and grounded per the code, with a single point bonding-between the electrical equipment cabinet and the car frame. All wires must be attached securely. Electrical wires and cables on the car that are not protected by the steel channel frame must be covered with a protective cover. All wires should be protected from chafing, and cables with multiple conductors should not be twisted in the area of the controller. Repaired wire and cables must be soldered or crimped. All electrical equipment must be free of dust and dirt. Circuit breakers must be tested periodically and recorded in the maintenance log. The hydraulic system must be kept clean and ventilated. All fittings and pipe joints must be replaced if signs of leakage are noted. Piping joints and gland packing nuts on the plunger must be tightened if leaking. The released oil must be removed and the reservoir filled daily. The hydraulic oil flow must be checked and gaged. The oil in the tank must be kept at the proper level to keep the vent pipe clear.
Elevator Improvements and Building Code Compliance
Modernization of elevators is required by the Florida Building Code whenever a building is being renovated or remodeled in ways that directly affect vertical transportation. The scope of work required to bring the elevators up to current codes may vary, depending on the type of work being performed. This is true even for minor repairs, such as changing out a floor tile.
Florida Building Code § 3002.4 allows for existing elevators to remain in service indefinitely, as long as those elevators are maintained in accordance with existing codes and regulations. However, specific code modifications are required when these elevators are renovated or remodeled in any way.
A major code update affecting many vertical transportation systems occurred in 2003, when the existing National Elevator Code was replaced with the widely adopted ANSI A17.1-2004 Safety Code for Elevators and Escalators. In response, the Florida Building Commission approved the enhanced version of A17.1 as the Florida Building Code . Because this version of the Code was not "essentially equivalent" to the regulations enacted by the different jurisdictions on which it was based, a major transition effort was needed to upgrade existing vertical transportation systems to comply.
Another recent major code transition is now underway. The Florida Building Commission has ordered the Florida Building Code to be adjusted so that its requirements will be "essentially equivalent" to the updated national code ANSI A17.1-2010/CSA B44-10, which expanded section 3002.4 to address further the safety and accessibility requirements in vertical transportation systems.
How can you find out about upcoming changes or amendments to the vertical transportation system rules and regulations? The Florida Building Commission posts drafts of all proposed changes on its website. You can search for specific terms on the Commission’s website to see what new regulations are being considered and to stay ahead of the curve. Information on when the Commission plans to adopt these proposed changes will also be found on its website.
The Building Code and Elevator Compliance Problems
Many compliance challenges arise when it comes to understanding the finer points of elevator code. For example, what happens when an elevator is added to an existing building? Florida Building Code 1101.2.3.2(1) states that existing, nonconforming elevators must be upgraded to meet the requirements for new elevators in an existing building or a tenant build-out.
Another question pertains to the types of elevators required for different types of buildings. The Florida Building Code breaks down its requirements into three categories – elevator banks, standard elevators, and platform lifts/limited use and egress elevators.
A common cause of confusion relates to platform lift requirements for first responders in emergency situations. Can a standard elevator be used for fire fighter service in a building that requires a platform lift? According to Florida Elevator Safety Code 2.7.4.1, fire department service may not be used as part of platform lift/limited use application in a single-family dwelling. On the other hand, a standard elevator can be used in a multi-family dwelling that requires a platform lift as long as the elevator meets all code requirements for a standard passenger elevator.
A lot of confusion also surrounds the installation of two elevators within the same hoistway. Florida Building Code 3002.4(1) requires all passenger elevators to be recalled with one fire command station. One-way communication is also typically required for two elevators in the same hoistway. For that reason, it is recommended that a stand-by generator be used to ensure power to each elevator at all times. In this case, only one generator will be needed for both elevators, which is a cost-effective solution for the builder/developer.
Evaluating Elevator Compliance Considerations
This article has reviewed what constitutes an elevator under the FBC and the five applicable codes. We have identified the multitude of requirements for stair, escalator, and elevator systems under the FBC. Even so, this overview does not address all applicable codes or manufacturer requirements and do not consider other code requirements a project may be subject to. Because of the potential for significant liability due to improper approvals, inspections, or installed equipment, we highly recommend that owners engage qualified professionals to evaluate the applicable codes, requirements, and inspector contacts . Additionally, this article was not intended to be an exhaustive list of the requirements; it is recommended that owners research the requirements applicable to their specific project through myfloridalicense.com. Failure to meet or be in compliance with the FBC codes can lead to discovery requests that will include all documents regarding elevator inspections, installs, approvals, changes, etc. Asking your installer or operating company if they are in compliance is not going to help if you cannot provide the supporting documents.