What your elevator contract actually covers
Contractor forms are written by the company being paid. Here is how the usual terms compare with an agreement written for the owner.
| Term | Contractor paper: basic plan | Contractor paper: full plan | Lakeshore agreement |
|---|---|---|---|
| Maintenance | |||
| Visit frequency | Set by the contractor | Set by the contractor | Monthly, every unit |
| Minimum time on site | None stated | None stated | 1 to 4 hours per unit per month, by equipment type |
| Credit when a visit is missed | None | None | 35% of that unit's monthly price |
| Parts and repairs | |||
| Parts coverage | Billed extra | Listed parts covered, with many exclusions | All parts covered; short, listed exclusions only |
| Ropes, traveling cables, controller boards | Billed extra | Often at the contractor's discretion | Included |
| Below-ground hydraulic cylinders and piping | Billed extra | Excluded | Included, including replacement |
| Obsolete parts | Billed extra | Can be excluded as obsolete | Part cost plus 15% only; age alone is not obsolescence |
| Callbacks and response | |||
| After-hours callbacks | Billed extra | Often billed extra | Included, 24/7 |
| Response time | Averages, not commitments | Averages, not commitments | 60 min entrapment, 90 min other, with a credit if late |
| Repeat callbacks on one unit | No obligation | No obligation | Corrective plan required; exit right if it continues |
| Testing | |||
| Category 1 (annual) test | Billed extra | Often included | Included |
| Category 5 (five-year) full-load test | Billed extra | Often excluded | Included |
| Price and term | |||
| Annual price increase | Tied to contractor labor rates, no cap | Tied to contractor labor rates, no cap | Inflation-linked, capped at 3% |
| Renewal | Often renews automatically for years | Often renews automatically for years | No automatic renewal |
| Leaving early | Narrow notice windows, penalties | Narrow notice windows, penalties | Any time for poor performance; any reason after year one |
| Surcharges (fuel, travel, admin) | Common | Common | Not allowed |
| Oversight | |||
| Independent audits of the work | None | None | 2 or 4 a year, unannounced |
| Invoice and quote review | None | None | Extra-work invoices checked before you pay |
| Software locks and proprietary tools | Common on newer controllers | Common on newer controllers | Prohibited; passwords and tools stay with the building |
Contractor columns describe terms common in standard contractor forms. Every contract is different, so we compare against your actual agreement in a free review.
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When can you get out of your contract?
Most contractor agreements renew automatically unless you send written notice inside a window before the renewal date. Enter the terms from your contract to estimate yours.
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An estimate only. Contracts word notice periods differently, and some require notice no earlier than a set date. Send us your contract and we will confirm the exact window for free.
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