Strategic lift modernisation for housing associations: A portfolio guide

Lift equipment across large portfolios is often varied in age, type, and condition. In many cases, lift installation and upgrades have been misaligned over several years, resulting in varying levels of reliability, accessibility, and compliance.  

When buildings remain occupied, particularly by vulnerable residents, modernisation decisions become more complex. Safety, access rights, fire strategy and ongoing asset stewardship must all be considered.  For housing providers, a strategic approach to lift modernisation in social housing means shifting from reactive repairs to a data-driven, portfolio-wide strategy that prevents prolonged, unplanned periods where lifts are out of service. Early, objective analysis supports better decision-making and helps align technical requirements with wider organisational goals. Key phases of modernisation include independent condition surveys, risk-based prioritisation that accounts for resident vulnerability, and lifecycle budgeting to reduce long-term capital expenditure while ensuring statutory safety compliance.  

Why does lift asset condition data matter for housing providers?

Accurate knowledge of lift asset condition is the foundation of an effective modernisation program. While age and breakdown history provide useful clues, they often fail to reveal deeper issues such as technical obsolescence, intermittent faults, part availability, resident accessibility deficiency, or workplace safety issues.  

Key aspects of a meaningful condition assessment include:  

• Remaining useful life: Evaluating the control systems, drives, and doors.
• Obsolescence risk: Identifying proprietary parts with long lead times and high costs.
• Safety compliance: Assessing critical door interlocks and safety gear.
• Resilience: Evaluating lift provision where alternative access is limited.

An independent condition survey by a third-party specialist allows housing associations to differentiate between lifts that can have their lifecycle extended with minor refurbishment and those requiring full replacement.  

How to prioritise lift modernisation across a large portfolio?

Deciding where to intervene first is a common challenge for lift portfolio owners. A thorough, risk-based prioritisation approach helps ensure that investment is made where the impact of failure is greatest—particularly in relation to resident safety, accessibility, and wellbeing.  

Critical prioritisation factors:  

• Resident profile: High-rise blocks with single lift provisions or "skip-stop" designs.
• Occupant vulnerability: Elderly or mobility-limited residents and those with frequent medical needs.
• Performance trends: Breakdown history and total time out of service.
• Compliance risks: Statutory fire strategy and building safety risks.

For organisations with larger portfolios, prioritisation becomes more challenging due to the sheer volume of lifts, and in many cases, the lack of sufficiently detailed information to facilitate prioritisation. Cundall draws upon our proven strategy of conducting a desk-based initial assessment of larger portfolios, followed by detailed on-site surveys of a shortlisted high priority group of units.  

What should a robust lift modernisation budget include?

Planned modernisation is almost always less disruptive, more timely, and more predictable than reactive replacement following a critical failure.  However, budgeting for lift modernisation, both in the short and long term, can be challenging. Costs vary widely between buildings, especially when existing buildings present constraints that may not become apparent until a design assessment begins.  

Early analysis of lifecycle and cost drivers supports more accurate long-term budgeting and reduces the risk of unexpected and unplanned calls for urgent capital investment at short notice.

A comprehensive budget forecast must include:  

• Technical distinction: A clear difference between partial refurbishment and full replacement.
• Enabling works: Allowances for builders’ works and fire strategy coordination.
• Lifecycle costs: A focus on long-term value rather than just the initial "first-cost" with a programme of lifecycle costs.
• Regulatory approvals: Accounting for timescales related to the Building Safety Act and local building control.

How to manage lift modernisation in occupied buildings?

Modernising lifts in occupied housing requires careful coordination through design, procurement, and project delivery to maintain resident access.  

In occupied residential buildings, the social and regulatory implications of lift failure often outweigh the mechanical issues themselves.  Disruptions can escalate quickly, resulting in the reputation of the housing provider being damaged both privately and publicly.  Minimising disruption and maintaining resident access to all floors requires careful coordination through design, procurement, and project delivery.  

Practical management strategies:  

• Phased programming: If multiple lifts are involved, ensure they are not all out of service at the same time.
• Temporary access: Implementation of stairlifts or decant strategies where feasible.
• Documented liaison plan: Clear, advance notice and communication channels for resident updates.
• Stakeholder involvement: Early engagement with caretaking staff and emergency responders.

Addressing "skip-stop" lifts and modern accessibility

Many 1960s and 1970s high-rise buildings use "skip-stop" designs where lifts serve only odd or even floors. As residents age and become less mobile, any lift outage forces them to navigate stairs, which may not be possible.  

Modernisation provides an opportunity to assess the structural feasibility of removing skip-stop arrangements, so all lifts serve all floors. This enhances compliance with EN 81-70 accessibility guidance and improves fire evacuation requirements.  

Rather than treating compliance as a box-ticking exercise, many providers choose to future-proof their vertical transportation assets by upgrading lifts to meet the latest standards, so far as practicable within the existing building design.  

Best practice for lift procurement and contractor management

How modernisation works are specified has a material impact on outcomes. Ambiguous scopes often lead to variations during delivery and cost overruns.  

Best practices in procurement include:  

• Objective specifications: Use performance requirements rather than brand-prescriptive language to avoid "closed protocol" technology.
• Like-for-like comparison: Ensure a consistent technical scope for tender submissions.
• Structured evaluation: Balance cost with compliance, quality, and serviceability.
• Public procurement compliance: Ensure transparency to avoid commercial challenges.

Frequently asked questions (FAQ)

Q: Why is an independent survey necessary?

A: It provides an objective analysis that supports better decision-making and aligns technical requirements with your wider organisational goals.  

Q: What are the benefits of a strategic approach?

A: It improves the resident experience, reduces risk, and provides greater certainty around capital expenditure.  

Q: What services does Cundall provide for Housing Associations?

A: We offer lift condition surveys, modernisation design, traffic calculations, maintenance audits, and assistance with Principal Designer services for the Building Safety Act.  

Contact Cundall’s vertical transportation team to discuss how we can customise our service to make managing your lift portfolio less stressful for you and your residents.