The words “Proprietary” and “Non-proprietary” elevator components and parts and the costs associated with them can be a a bit cloudy depending on who you are talking to. Of course, big companies that provide non-proprietary parts are for them, and people that aren’t, see all the flaws. So what are the real differences between the two?
The best place to start with any question like this is with a definition of terms. In this instance, the definition of non-proprietary is the following, taken from an elevator spec sheet calling for a non-proprietary solution:
“All materials provided shall be serviceable by any Journeyman Elevator Mechanic, and, replacement parts for all equipment furnished shall be available on the open market. Access to diagnostic/troubleshooting routines shall require no secret codes. Provide any/all manuals, schematics, wiring diagrams and service manuals that are available to the manufacturer’s installers and service personnel. Any decaying circuits or devices requiring “factory re-charging” shall be considered a violation of this SPECIFICATION section; such equipment shall be removed and replaced with conforming equipment at no extra cost to the Owner. Technical help shall be furnished to the Owner, or Owner’s Agent as needed, for the life of the equipment. Controls must be of a type that does not require replacement of any other component (door operator, signal fixtures, etc..) in the event a controller replacement is necessary.”
All that verbiage translates into any qualified elevator mechanic should be able to work on the elevator with no problems, get the parts they need, and not have to jump through a million hoops to get things done, and if they do, the company that makes the elevator will have to pay out the nose for not telling the truth about the product.
Because proprietary parts tie you to one provider, there is significant push back, but companies still produce elevators with those systems. They do so to increase the total profit of the elevator in the long haul. This is because they have found that after unfair, multi-year service contracts that are virtually impossible to get out of, many wise building owners and managers do everything they can to change maintenance contract providers due to poor service or high cost. The original contractual rates are often extremely high; you can’t get out of the contract without an act of congress and there are annual automatic increases to boot! So to keep people from fleeing in droves and to lock you in forever and throw away the key, “Bigg Elevator” produces elevators that only they can create parts for or provide service for. Whether you like it or not, you have to come crawling to them for what you need.
But it doesn’t stop there. To sell more elevators with proprietary parts, often times they price the new elevator as low as possible because they know they will be making it up over the decades of service profit they will be realizing. Cheap upfront prices can cost you in the long-haul.
It is hard to believe that this scheme by Big Elevator works, but it does because of a couple factors. First, the architect (the person that often chooses the elevator) isn’t paying attention and takes the path of least resistance. That’s right. In the construction trade it is called drag-and-drop-itis. Often architects are so used to using the same elevator that they just control-c, control-v, the elevator into the specs and drawings. Habits are hard to break.
The second reason is that the builder will not be paying for long-term contracts, so what do they care? They are looking to sell or move the building to a different owner or company shortly after the build is done. They want to keep the project under budget so they go cheap in the short-term on the elevator and stick the future owner with the bill. Everyone knows that the elevator contract is rarely the hold-up on any property deal so they will often opt for short-term cheaper cost, knowing the next guy will be paying for service contracts and proprietary parts.
With all that said, be very wary when buying a building that has an elevator. Always check and double check because, whether you like it or not, you may have a boat anchor around your neck in the form of proprietary parts and systems.
For the above reasons we recommend the purchase of non-proprietary equipment as it provides a more economical choice as a long term investment. As with parts that are proprietary, non-proprietary must conform with government standards and safety regulations so there is no fear of choosing lower quality or unsafe parts. It is unfortunately true that all the extra money that non-proprietary costs you, ultimately, gives no extra value.
So, to sum up, the differences between proprietary and non-proprietary elevator systems is only the cost (up front versus long term), being able to hire a wider variety of elevator technicians, and no difference in quality or safety. By buying a non-proprietary elevator system, owners get the freedom to choose the maintenance company they want and shop the price they wish to pay. Proprietary parts put you at the mercy of Bigg Elevator. If you choose to purchase non-proprietary equipment, it should be specified in your purchase agreement that the product being installed contains no proprietary hardware. We will always do that. Find another option if the company you are thinking about will not.