Modernizing elevators through microprocessors. (Insiders Outlook).

In the world of elevators, most accidents can be attributed to mainly two circumstances: Elevator doors prematurely closing on passengers and elevator devices that are not level with the landing when stopped. The commonplace perception that an errant elevator cable could suddenly snap and send passengers plummeting into a building's basement is only in a Hollywood setting. But people can get hurt in elevators when pushed by a heavy door or by tripping over an uneven surface caused by an inconsistent floor stop.

In the past several years, microprocessor technology has virtually revolutionized the elevator industry by providing more efficiently run elevators that are programmed to prevent these kinds of accidents. The microprocessor is, ostensibly, the control board's brain in the motor room. It "tells" the elevator what to do, i.e., which floor to stop on and, most importantly, when to stop.

With microprocessors, an elevator also may be programmed to return, to the lobby so that it remains idle where most needed. Since a microprocessor-run elevator uses less electricity, there is an energy efficiency advantage and that, in turn, can translate into lowered utility costs and significant savings for buildings. And it doesn't stop there; such other benefits as shorter travel times, faster performance and increased reliability are all direct products of this technology. Of course, modernizing elevator equipment increases the value of your property investment, as well.

Even firefighters benefit from microprocessor-run elevators, which are far more effective when there is a fire. These elevators may be completely controlled by the fire department through an upgraded, state-of-the-art fire service recall, another feature of the microprocessor.

So what are the disadvantages? The major one is cost In a residential building, a ballpark figure for an average 2,000-pound-capacity elevator is in the $45,000 range. Although the elevator is a major capital improvement that certainly appreciates the value of a property, it is still a large outlay.

Moreover, if this or any elevator upgrade is implemented, the entire car must be brought up to code. Code criteria include ADA-compliant car stations that are lower in the cab with both light up buttons and Braille tags, and arrival gongs. And once the compliancy upgrades begin, it is common to re-design the entire cab, including digital lights, veneers, etc. So what begins with the installation of a tiny, efficient microprocessor often develops into a comprehensive renovation of the entire elevator.

It is not an inexpensive project, but it is more cost-efficient than getting sued. Year after year, tenants, visitors, shareholders and unit owners sue buildings -- i.e., landlords, co-op corporations or condo associations -- for damages incurred from faulty elevator performance. Which brings us back to our original point and reason to utilize the microprocessor technology: buildings are sued because someone has tripped over an uneven stop between the elevator and floor, or a door someone by closing shut prematurely.

In addition to microprocessors, another equally important upgrade on an elevator is the installation of an infrared detector edge on the car door. Nursing homes and hospitals have used this technology for some time, but many residential and class-B commercial properties continue to use mechanical models. For as little as $2500, an important safety feature may be installed that can save substantial amounts in insurance costs and mitigate the possibility of lawsuits.

An old-fashioned mechanical door retractor must be pushed back in order for the mechanism to respond. Because elevator doors are heavy and the mechanical retractors are not always immediately responsive, it's easy to get bruise. Worse, older people may be thrown so hard that such injuries as broken hips and dislocated shoulders are not uncommon. Children are, especially, prone to injuries because they may not weigh enough to produce the retraction and children often enter elevators headfirst. But an infrared detector can sense something as small and light as a business card, and almost any obstruction will immediately stop the elevator door from closing. Most of these devices are installed to cover an area of one-inch to six-feet above the cab floor, which means the chances of something slipping underneath is unlikely.

These two technologies generally go band-in-hand and have virtually transformed elevator safety and efficiency. They alleviate the two major causes of accidents, virtually eliminating injuries and lawsuits, and offer so many advantages that it is a wonder why all elevators are not benefiting from this technology.