Understanding Regulatory Requirements & Guidelines for Major Alteration or Replacement (A/R) Lift Works
Managing a lift in Singapore involves not only routine lift maintenance, but also occasional major alterations or replacements (A/R) works.
As a lift owner, understanding the intricacies of major A/R works is crucial for ensuring lift safety and compliance to regulations.
Whether you're dealing with an older lift system that needs lift modernisation or you're simply ensuring your lifts meet the latest safety standards, this guide is designed to provide you with the information you need.
What are the common types of major alteration or replacement (A/R) works?
A/R works encompass significant modifications or upgrades to your lift system. Examples of major A/R works are stated in the Building Maintenance and Strata Management Regulations (Lift, Escalator and Building Maintenance) 2016. They include:
Altering, adding, or removing safety devices
Modifying the lift car's weight, including changes to its finishes
Changing the lift's rated speed or load
Adjusting the lift's travel distance
Adjusting the lift control system, such as software modifications or changing the brakes or driving machine
Adjusting the hoisting ropes that support the lift car or counterweight
Changing the size of lift guide rails
Altering safety gears
Modifying the lift landing and car doors, or changing the lift car door drive and control system
Replacing worn-out parts with identical ones in terms of design and specifications is not considered major A/R work.
If you're planning to modernise your lift, the Building and Construction Authority (BCA) has also highlighted lift modernisation aspects that fall under major A/R works. These include:
Ascending Car Overspeed Protection (ACOP):
This feature halts the lift car if it exceeds safe speeds while moving upwards, ensuring the safety of all passengers.
Unintended Car Movement Protection (UCMP):
Automatically stops unintentional movement of the lift car away from the landing zone, protecting passengers as they enter and exit the lift.
Slacken Governor Rope Electrical Safety Device:
Monitors the tension of the governor rope and halts the lift car should the rope slacken beyond safe limits
Light Curtains as a Door Protective Device:
Allows lift doors to reopen when an obstruction is detected, eliminating the need to nudge or force the doors.
Electrical Safety Interlocking for Multi-Panel Door:
Ensures the lift only moves if all the door panels are completely closed, providing an extra layer of safety.
How do I determine if my lift needs major A/R works?
Singapore's 2024 Maintenance Control Plan (MCP) advocates a preventive and predictive life cycle approach to lift maintenance. This involves establishing the criteria and a suggested timeline for part replacements, along with a plan for rejuvenating old lifts with obsolete parts.
It is a proactive planning approach designed to enhance the dependability and lifespan of your lift, while minimising the chances of unexpected breakdowns and expensive repairs.
Without a MCP, your lift operation might become unreliable, resulting in the following indicators:
Frequent Breakdowns:
If your lift is breaking down often, it may indicate underlying issues that simple repairs cannot fix.
Increased Passenger Concerns:
Complaints from regular users on issues like vibration, unusual noises, or slow response times can indicate that it's time for major A/R works.
Obsolete Lift Parts:
If your lift's components are obsolete, it might be time to consider an upgrade. As original parts for these lifts become obsolete, sourcing replacements turns into a more challenging and expensive task. By modernising your lift, you make maintenance of lift parts simpler, ultimately lowering long-term costs.
Typically, a lift performs optimally for around 13 to 15 years. After 15 years, its performance may begin to decline. Therefore, the BCA recommends modernising lifts older than 15 years to maintain safety and efficiency.
If you work with a lift maintenance company, they should be able to inform you when major A/R works are necessary.
What is the general process for major A/R works in Singapore?
As the lift owner, you should first notify the Commissioner of Buildings in writing before commencing any major alteration or replacement works.
Next, engage a registered lift service contractor to carry out the works under the supervision of an independent Specialist Professional Engineer (SPE). A registered lift contractor such as Hin Chong can be found in the BCA directory of registered contractors and licensed builders.
When the A/R works are completed, the SPE needs to check, inspect, and test all the parts that were changed, then issue a certificate that the lift is fit for operation.
The lift owner can then apply for Permit-to-Operate (PTO) recommission via BCA's Lifts and Escalators Application (LEAP) portal as the existing PTO will no longer be valid once major A/R works are undertaken.
How does PTO Recommission via the BCA LEAP portal work for major A/R?
PTO recommissioning via the BCA LEAP portal follows a specific sequence of steps:
Lift equipment is suspended manually by the lift owner on the BCA LEAP portal
Next, the lift owner should specify any lift alteration or replacement (A/R) works. Only then can the Specialist Professional Engineer (SPE) commence the PTO recommission application via the BCA LEAP portal.
The lift owner will receive an email notification after the SPE initiates the process. This allows for the assignment of contractors (such as Test Contractor, Maintenance Contractor, Installation Contractor) and complete the payment for PTO recommissioning fees.
It's important to note that the PTO application will only be processed by the BCA once payment is made.
Feel free to reach out to Hin Chong if you need professional advice on major alterations or replacements (A/R) works or lift modernisation.
Our team is happy to guide you through every step of the process, ensuring your lift operates safely and complies with BCA's requirements.
