Elevator Full Maintenance Contracts: A Closer Look Behind the Label

Elevator maintenance is one of the most critical components of a building’s long-term operational success and cost control. For many property owners and managers, a Full Maintenance contract seems like the ideal solution: predictable monthly costs, fewer headaches, and assurance that their vertical transportation systems are in good hands.

But what exactly does “full” mean?

I’ve seen firsthand how these contracts are structured and more importantly, how they’re interpreted. It’s not uncommon for building owners to find themselves facing unexpected expenses they thought were already covered.

Here’s what you should know.

What a Full Maintenance Contract Typically Covers

At its core, a Full Maintenance Agreement (FMA) is designed to bundle routine maintenance, service calls, parts replacement, and repairs under one fixed monthly fee. This can include:

  • Preventive maintenance visits
  • Lubrication, cleaning, and adjustment of key components
  • Replacement of worn or defective parts (within contract scope)
  • Emergency service calls during regular business hours
  • Recordkeeping as required by local authorities

It’s a solid foundation especially for buildings with aging equipment and can offer excellent value when the contract is clear and comprehensive.

But Here’s What It Doesn’t Cover and Why That Matters

This is where many owners and managers are caught off guard. Despite the term “full,” most FMAs contain a number of standard exclusions that are critical to understand:

 Code-Mandated Upgrades

If your local authority introduces new safety requirements you are responsible for those costs. These upgrades are not considered maintenance, but rather capital compliance work, and fall outside the scope of a maintenance agreement.

Modernization Work

Full Maintenance does not mean full modernization. When major components like controllers, drive systems, or hoist machines become obsolete, they require full or partial replacement which is a capital project, not a maintenance item. Some contracts may even include a clause allowing the service provider to renegotiate or exit the agreement if the condition of the equipment deteriorates past a certain point.

Cab Finishes and Vandalism

Interior finishes such as flooring, paneling, lighting, and mirrors are generally considered cosmetic and are not covered. Nor is damage caused by misuse or vandalism.

Don’t Assume Code-Mandated Testing Is Fully Covered

Elevator safety testing is required but that doesn’t mean it’s always included in your Full Maintenance Agreement.

Category 1, 3, and 5 Tests

Most jurisdictions in Canada follow CSA B44 , which mandates periodic “Category” safety tests:

  • Category 1 – Annual testing of safety devices like buffers, overspeed governors, and emergency terminal stopping devices.
  • Category 3 – Hydraulic system integrity testing every three years (hydraulic elevators only).
  • Category 5 – A full-load safety test every five years for traction elevators, including brakes, safeties, oil buffers, and governors.

Note: This is not a complete list. For full details on required periodic tests, refer to the latest edition of CSA B44 Safety Code for Elevators and Escalators.

While Category 1 tests are usually included in FMAs (at least the labour portion), the following are often excluded:

  • Test weights and rigging
  • Coordination with third-party inspectors
  • Repair or replacement of failed components

Category 3 and 5 tests are more complex and are frequently billed separately. Always verify whether your agreement includes these tests — and how failures are handled.

Fire Recall & Emergency Power Testing

Many jurisdictions require annual testing of Firefighter’s Emergency Operation (Phase I and II) and emergency power operation:

  • Some FMAs include this testing as part of preventive maintenance.
  • However, coordination with the building’s fire alarm contractor or full-scale emergency power testing (especially under load) is rarely included unless specifically listed.
  • If fire recall fails due to faulty components, the associated repair or part replacement may be extra.
Important Clauses to Watch For

When reviewing or negotiating an FMA, pay close attention to:

  • Exclusion of proprietary parts – particularly in MRL (machine room-less) systems
  • Obsolescence clauses – how the provider handles parts no longer commercially available
  • Response time commitments – is there a guaranteed service window?
  • Escalation clauses – how much can the monthly fee increase annually?
  • Auto-renewal terms – can you terminate easily, or are you locked in?
Transparency Is the Best Contract Feature

The most effective Full Maintenance contracts are those that are transparent, detailed, and tailored to your specific equipment. A low monthly price may look attractive on paper, but if it excludes high-cost components or doesn’t reflect the condition of your system, it could result in costly surprises down the road.

Always ask for:

  • A detailed inclusions/exclusions list
  • Clarification on parts coverage, including proprietary items
  • A clear process for handling obsolescence and modernization
  • Defined responsibilities for code-mandated testing and fire recall
Final Thoughts: Align Your Expectations with Reality

A Full Maintenance Agreement is not a one-size-fits-all solution nor should it be. Like the elevators it covers, the value of the contract lies in the details. Understanding what is and isn’t included empowers you to make informed decisions and avoid misunderstandings.

When in doubt, have the agreement reviewed by someone who speaks both the language of engineering and contracts. Because the best maintenance program isn’t the one that’s cheapest it’s the one that protects your building and your budget.