Full Coverage vs Basic Coverage Elevator Contracts: What's the Difference?
Plain-English breakdown of every elevator maintenance contract tier (basic, modified-full, full coverage), what each includes and excludes, and how to pick the right one for your building portfolio.
Quick answer
Elevator maintenance contracts come in three primary tiers: basic (preventive routes only, parts and repairs billed separately), modified-full (preventive plus most parts and labor, major components excluded), and full coverage (almost everything included except acts of God and code upgrades). Full coverage costs the most per month but provides the most predictable annual operating budget. The right tier depends on equipment age, building usage, and risk tolerance.
3 tiers
Standard contract structures
50-80%
Premium of full vs basic
36 months
Most common contract term
Read exclusions
Best price-control habit
01Why elevator contracts come in tiers
Elevator maintenance is a risk-sharing arrangement. The contract sets where the line falls between work the service company performs at no extra charge versus work that gets billed separately. Different buildings need different lines.
A new 2-car office building with light usage and equipment under warranty does not need full coverage. A 30-year-old hospital with 8 hard-used cars almost certainly does. The same is true between commercial and residential contracts.
Pricing flows from where the line is. The further the service company's exposure extends into parts and labor, the higher the recurring fee. The trade-off is predictability versus monthly cost.
02Basic / oil-and-grease contracts
The cheapest tier. The service company performs scheduled preventive work on a fixed cadence (typically monthly). Everything else is billed separately.
What is included
- Monthly or quarterly preventive route per the maintenance control program
- Lubrication, adjustments, cleaning
- Visual inspections and basic logging
- Filter changes, light bulbs, fuses (sometimes excluded depending on vendor)
- Annual safety test compliance support documentation
What is billed separately
- All parts (including small parts like switches, contactors, rollers)
- All repair labor
- Callbacks (off-hours response)
- Code-mandated tests (Cat 1, Cat 5)
- Modernization work
03Modified-full coverage
The middle tier. Preventive work plus most parts and labor, but with a list of named major components excluded.
What is included beyond basic
- Most small and medium parts (switches, rollers, door equipment, lights, fans)
- Labor on most repairs
- A defined number of callbacks per year inside scope
- Code-test labor support (testing fees still separate)
What is typically excluded
- Controller boards and main logic
- Motors and motor generators
- Hydraulic jacks and cylinders
- Hoist cables and governor ropes
- Door operators (major rebuilds)
- Modernization work
- Acts of God, vandalism, water damage
04Full coverage
The most comprehensive tier. Nearly everything is included. The exclusion list is short and usually limited to things outside normal wear and tear.
What is included
- All preventive routes and adjustments
- All parts and labor for repairs
- Unlimited callbacks at the contract response time SLA
- Most major component replacement (controllers, motors, hydraulic jacks, ropes)
- Code-test labor (testing fees may still be billed if the AHJ charges)
- Quarterly performance reporting
What is typically still excluded
- Acts of God (flood, fire, lightning, earthquake)
- Vandalism and misuse
- Code upgrades triggered by jurisdiction changes after the contract begins
- Modernization (this is always a separate project)
- Building shell issues (water intrusion, structural failure)
05Side-by-side comparison
| Coverage element | Basic | Modified-Full | Full Coverage |
|---|---|---|---|
| Preventive routes | Included | Included | Included |
| Small parts (switches, rollers) | Excluded | Included | Included |
| Door operator parts | Excluded | Most included | Included |
| Controller boards | Excluded | Excluded | Included |
| Motors, MGs | Excluded | Excluded | Included |
| Hydraulic jacks | Excluded | Excluded | Included |
| Ropes, governor cables | Excluded | Excluded | Included |
| Callbacks (off-hours) | Billed | Limited | Unlimited |
| Cat 1 / Cat 5 labor | Billed | Included | Included |
| Cat 1 / Cat 5 fees (AHJ) | Billed | Billed | Billed |
| Modernization | Separate project | Separate project | Separate project |
| Acts of God | Excluded | Excluded | Excluded |
| Typical monthly per car | $100 - $250 | $250 - $550 | $400 - $900 |
06How to pick the right tier
- 01Pull last 3 years of elevator invoices. Calculate total spend including the existing maintenance fee, callbacks, parts, and any major component work. This is your baseline.
- 02Identify the equipment age and usage profile. Older equipment in heavy use leans toward full coverage. Newer equipment in light use can live on basic.
- 03Decide your budget tolerance for surprises. If a $40,000 unfunded controller replacement would cause a problem, full coverage is the insurance against it.
- 04Compare 36-month total cost across tiers. Get prices for all three tiers from at least two vendors. Often the 36-month total cost of full coverage is within 10-20% of basic plus expected repairs.
- 05Read every exclusion line. This is where vendors compete. The tier name matters less than the actual exclusion list.
The tier name matters less than the actual exclusion list. Always negotiate the exclusions section, not the inclusions section.
Practical advice for elevator contract buyers
FAQFrequently asked questions
What does 'full coverage' actually mean in an elevator contract?
Full coverage typically means the service company covers parts and labor on nearly all elevator components including controllers, motors, hydraulic jacks, and ropes, plus unlimited callbacks at the contract response time. Acts of God, vandalism, code upgrades from new jurisdictional requirements, and modernization are typically still excluded.
Can I switch from basic to full coverage mid-contract?
Most vendors will allow a tier upgrade mid-contract with a corresponding price adjustment. Downgrade is harder because the vendor will want to inspect the equipment first. Some contracts include a defined tier-change provision; others require an amendment.
Is there a 'pay-per-call' elevator service option?
Yes. Time-and-materials (T&M) service without a contract is available but typically costs 2-4x per visit because there is no preventive care catching problems early, dispatch fees apply, and after-hours rates kick in. Buildings without a contract also lose priority in dispatch queues.
How long is a typical elevator maintenance contract?
Three years is standard. Five years is common for federal and SLED contracts. One-year contracts exist but carry a higher monthly rate. Most contracts auto-renew unless one party gives 30-90 days written notice before the term ends.
Can elevator contracts include modernization?
Sometimes, but rarely as a primary structure. Modernization is typically a separate project with its own scope, schedule, and payment terms. Some vendors offer a maintenance-plus-modernization bundled program where maintenance fees roll into a phased modernization, but read the structure carefully.
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