Services for building owners

Contracts, audits and project oversight for building owners. We never perform or sell the work we recommend.

Maintenance contracts

Replace contractor paper with terms written for you

We review your current agreement, then prepare a consultant-paper maintenance agreement and bid it among licensed New York contractors. You choose the contractor; we make sure the terms protect you.

Contract review and renewal-date check
Scope, response times and minimum hours
Competitive bid and bid comparison
Capped price increases, no auto-renewal
Credits for missed visits and late response
Hand-over from your current contractor

Contractor oversight

Make sure you get what you pay for

A contract is only as good as the follow-through. We audit the work without notice, review the records and check every extra charge before you approve it.

Unannounced performance audits
Maintenance log and callback review
Repair quote and invoice review
Violation and deficiency tracking
Test witnessing with your contractor
Annual performance report

Modernization

Specify it once, tender it fairly, accept it properly

When equipment reaches the end of its life, we define the right scope, write the specification, run the tender and represent you through installation and final acceptance.

Condition and life-cycle assessment
Budget estimates and phasing
Technical specifications
Tender and bid analysis
Site meetings and progress review
Deficiency lists and acceptance

Due diligence and capital planning

Know what you are buying, and what is coming

Before you buy a building or set a reserve budget, we survey the vertical transportation equipment and put numbers to what it will need.

Pre-purchase condition surveys
Remaining-life estimates
5- and 10-year capital plans
Reserve study input for boards

Reports and disputes

An independent view when it matters

Independent technical reports for disputes with contractors, insurance questions and incidents, written in plain language.

Billing and scope disputes
Incident and failure reviews
Traffic and capacity studies
Technical reports for counsel

One agreement. Everything covered.

Every building gets the same full-coverage agreement, written on consultant paper, whatever equipment it has: traction, hydraulic, machine-room-less, escalators, platform lifts, chairlifts and dumbwaiters.

What's covered

One predictable monthly price per unit.

Monthly visits with minimum hours by equipment type
All parts and labor, including ropes, traveling cables, boards, drives and motors
Door equipment, panels and frames worn in normal use
Below-ground hydraulic cylinders and piping, including replacement
Callbacks 24/7, with no after-hours charges
Category 1, 3 and 5 tests and monthly fire service tests

How you're protected

Terms contractors don't put in their own forms.

On site in 60 minutes for an entrapment, 90 minutes otherwise
Credits for missed visits and late arrivals
Price increases capped at 3% a year
No automatic renewal; leave after year one on 90 days' notice
Obsolete parts at cost plus 15%, never full price
No software locks; passwords and tools stay with the building

Oversight that pays for itself

Our fee is a flat annual amount per unit, set out before you sign.

Oversight

For buildings with reliable equipment and a steady contractor.

Baseline audit and new agreement
Two unannounced audits a year
Record and callback review twice a year
Violation tracking until closed
Annual report and capital plan

Oversight Plus

For larger buildings, older equipment or contractors that need watching.

Everything in Oversight
Four unannounced audits a year
Every repair quote and extra invoice reviewed
Test witnessing included
Quarterly meetings with you or your board

Find out what your contract really says.

Send us your current elevator maintenance contract. Within a week you get the renewal date, the cancellation window and a plain list of what you are paying extra for. Free, no obligation.

Get a free contract review