Elevator Modernization in Ontario: Compare Options for Building Owners

Compare Elevator One and KONE Options

Compare Elevator One’s full or partial modernization with KONE Canada’s full replacement, modular modernization or component upgrades by requiring the same equipment, outage and handoff details from each bidder.[4][6] In Ontario, the Technical Standards and Safety Authority (TSSA) classifies each alteration as Major, Minor A or Minor B, and that classification decides when the elevator may return to service.[3]

The cited provider pages do not state option-specific outage and handoff allocations except for Elevator One’s general outage guidance. Treat the missing details below as quotation requirements.[4][6]

Elevator One full modernization

• Equipment scope: The listed traction package includes the controller, machine, overspeed governors, ropes, car stations, cab, hall stations, door operators and electronic protection devices. The hydraulic package lists the controller, pumping unit, cylinders, car stations, cab, hall stations, door operators and electronic protection devices.[4]
• Outage assumption: Elevator One says a planned modernization may leave an elevator unavailable for one to two months. This is general vendor guidance, not an option-specific commitment or Ontario rule.[4]
• Handoff evidence and owner: Quote-required.

Elevator One partial modernization

• Equipment scope: Traction examples include rope brakes, overspeed governors, ropes, controllers, door operators, electronic protection devices and cab upgrades. Hydraulic examples include controllers, motors, pumps, cylinders, door operators and electronic protection devices.[4]
• Outage assumption: Quote-required.
• Handoff evidence and owner: Quote-required.

KONE Canada full replacement

• Equipment scope: KONE describes complete removal of the old elevator and installation of a new elevator in the existing shaft. A detailed component schedule is quote-required.[6]
• Outage assumption: Quote-required.
• Handoff evidence and owner: Quote-required.

KONE Canada modular modernization

• Equipment scope: Owners select desired upgrades rather than replacing everything. The quotation should identify every retained and replaced component.[6]
• Outage assumption: Quote-required.
• Handoff evidence and owner: Quote-required.

KONE Canada component upgrades

• Equipment scope: KONE describes these as small but valuable improvements and calls them quick and cost-effective, without quantifying time or cost savings.[6]
• Outage assumption: Quote-required.
• Handoff evidence and owner: Quote-required.

Suited to, by provider description: Elevator One associates full modernization with equipment nearing the end of useful operation and partial work with elevators that still run relatively well but have critical ageing components.[4] KONE positions modular modernization for owners who want to select specific upgrades. Its full-replacement description does not identify a particular equipment condition as the selection criterion.[6]

Normalize Retained and Replaced Equipment

Define the intended outcome before requesting bids. Measurable objectives can include improving accessibility, reducing maintenance calls, meeting an identified compliance deadline, lowering energy use or supporting building operations.[2]

Give bidders the same performance goals, affected spaces, schedule constraints and available project records.[2] General capital-project guidance says bids are not comparable when contractors rely on different assumptions; the scope should address systems, materials, quantities, access, scheduling, warranties, cleanup, permitting and exclusions.[1]

Use a scope register and require each applicable item to be marked retained, replaced, modified, interfaced or not applicable:

• Equipment: Record the disposition of each controller, machine or pumping unit, governor, ropes or cylinders, fixtures, cab, door operator and electronic protection device.[4]
• Integration: Identify controller interfaces, accessibility review, affected spaces and related building work.[1][2]
• Delivery: State temporary measures, exclusions, the design party and the acceptance evidence to be delivered.[1][2]

Do not use partial, modular or full as equipment specifications. Elevator One uses full and selective component packages, while KONE distinguishes complete replacement, modular upgrades and smaller component upgrades.[4][6]

Confirm the TSSA Alteration Classification

TSSA inspects new, existing and altered elevating devices in Ontario. Alterations to devices covered by the CSA B44 Safety Code for Elevators and Escalators are classified as Major, Minor A or Minor B, using TSSA’s B44 alteration Director’s Order, guideline and checklist (ED-296/22).[3] Supplier labels such as full, partial, modular or component upgrade are not that classification.[3][4][6]

Ask each bidder to classify every scope item against the current B44 alteration checklist and to show the result in the proposal. The classification drives three things the owner needs to plan for:[3]

• Design registration: an alteration needs a registered design submission before the inspection process begins, and a registered design submission or notification must be available at the inspection.
• Return to service: an elevator that has undergone a Major Alteration must not be returned to service until it has passed a TSSA inspection.
• Follow-up inspection: after a Minor A or Minor B alteration the elevator may return to service when work is complete, but the contractor must request a special inspection within 60 days.

Record the classification, the design-registration party and the inspection owner in the contract responsibility schedule. General project guidance recommends naming responsibility for design decisions, agency submissions and closeout.[2]

Plan Outages Around Accessibility and Operations

Require each bid schedule to show:

• survey and design, including TSSA design registration;
• procurement and material lead times;
• mobilization;
• shutdown and installation;
• testing and the TSSA inspection;
• deficiency correction and closeout; and
• the return-to-service decision.[2][3]

Capital schedules should account for design, agency review, bidding, material lead times, contract execution, mobilization, inspections and closeout. Elevators can be long-lead equipment.[2] A Major Alteration schedule should not show the elevator back in service before the TSSA inspection date.[3]

Require each bidder to state the assumed shutdown window, work hours, contractor access, storage, utility interruptions, noise controls, protection measures, phasing and schedule dependencies. Occupied-building constraints can affect sequencing and cost.[2]

Document alternate elevators or accessible routes, sole-elevator conditions, assistance arrangements and occupant communication. TMU prioritized elevators partly by their importance to accessibility and operations, including sole-elevator buildings.[5] Owners and licensees of elevators in residential buildings and long-term care homes must report outages lasting more than 48 hours to TSSA within 30 days of the elevator returning to service, so assign who files that report.[7]

Assign Testing, Inspection and Return-to-Service Duties

Treat installation completion, the TSSA inspection and return to service as separate milestones.[2][3] Use a responsibility schedule naming the accountable party, supporting party, deliverable and due date for each step.

• Design registration: Who prepares and registers the alteration design with TSSA.[3]
• Pre-inspection checklist: The registered contractor or owner must send the pre-inspection checklist and examination form to TSSA at least two business days before the inspection, or the inspection is cancelled.[3]
• Inspection request: Who submits TSSA’s inspection request form and who attends.[3]
• Testing: For Minor A and Minor B alterations, the contractor arranges and conducts any tests the inspector requires.[3]
• Rescheduling: TSSA needs at least 24 hours’ notice to reschedule and charges a fee for cancellations with two business days’ notice or less, or when the site is not ready.[3] Allocate that fee in the contract.
• Deficiencies: Corrective work, completion evidence and reinspection where an inspector issues an order.[3]
• Closeout: Evidence of the passed inspection or special-inspection request, followed by notice to the building team and occupants.[2][3]

TMU says TSSA provided the final safety step before each modernized elevator in its project returned to service.[5]

Compare Warranty, Maintenance and Handover Records

For each bid, list when the warranty starts, what it excludes, whether parts and labour are both included, the response commitments, the defect-resolution process and how it relates to post-handover maintenance.[1][2]

• Retained equipment: State whether the warranty and maintenance contract include it, exclude it or treat it differently, and who is responsible for faults at interfaces between retained and new systems.[1][2]
• Ongoing maintenance: Confirm scope, price basis, term, renewal and termination rights, and response standards.[1][2]
• Closeout records: Require resolved deficiencies, warranties, manuals, updated drawings, maintenance information, product data and the TSSA inspection record.[2][3]

The cited Elevator One and KONE Canada pages do not state their warranty or post-handover maintenance terms for these options.[4][6]

What to Confirm With Each Provider

The cited provider pages do not give firm project prices or complete commercial terms.[4][6] Obtain project-specific quotations and draft contracts covering:

• Price: Taxes, allowances, exclusions, TSSA fees, contingency assumptions and escalation clauses.
• Payment: Deposit, milestones, hold points and conditions for final payment.
• Schedule: Quote validity, material lead times, outage stages, design-registration and inspection assumptions, and closeout dates.
• Contract rights: Cancellation, termination, renewal and change-order procedures.
• Warranty and service: Labour and parts, maintenance terms, response commitments and service coverage for the project address.
• Qualifications: Contractor registration, relevant experience and the parties responsible for design, submissions, testing and inspection coordination.[1][3]

The complete project budget may also include design and engineering, surveys, testing, filing or permit costs, inspections, construction management, temporary operating measures and contingency.[2]

Choose Only After the Handoff Is Defined

Before award, apply these pass-or-revise tests:

1. The scope register identifies retained, replaced, modified and interfaced equipment.[1]
2. Each scope item carries a TSSA alteration classification and a named design-registration party.[3]
3. The schedule covers outages, accessibility measures, the TSSA inspection and closeout.[2][3]
4. Testing, deficiencies, inspection records, outage reporting and the return-to-service handoff have assigned owners.[3][7]
5. Warranty and maintenance obligations distinguish retained from new equipment.[1][2]

Resolve undefined exclusions, missing interfaces, unallocated submissions, unsupported performance claims, open-ended outage assumptions and absent warranty triggers before award.[1][2] Compare evaluated project cost, operational fit and accountability—not the modernization label or initial price alone.

References

1. Capital Projects for Property Owners: What to Know | BRIGS (brigsllc.com)
2. Capital Improvement Project Checklist for Owners (innationengineering.com)
3. Elevating Devices Inspections — Technical Standards and Safety Authority (TSSA) (tssa.org)
4. Elevator Modernization — Elevator One (elevatorone.ca)
5. Elevator Modernization Plan — Toronto Metropolitan University (torontomu.ca)
6. Elevator modernization — KONE Canada (kone.ca)
7. Elevator Availability — Technical Standards and Safety Authority (TSSA) (tssa.org)