Proprietary vs. Non-Proprietary Elevator Equipment: What Chicago Building Owners Need to Know

If your elevator was installed by a major national manufacturer, there’s a good chance you have proprietary equipment — and paying more than you should for service, parts, and repairs. Understanding the difference between proprietary and non-proprietary elevator systems is one of the most important decisions you can make as a building owner or property manager.

Chicago Elevator exclusively uses non-proprietary elevator equipment. That means you stay in control of your building — not a manufacturer.

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What Is Proprietary Elevator Equipment?

Proprietary elevator equipment is manufactured, serviced, and parts-controlled by a single original equipment manufacturer (OEM). When your elevator uses proprietary components, that manufacturer is the only company authorized (or practically able) to service it, which means you’ll face limitations in serving your elevator. Special diagnostic tools, restricted parts distribution, and locked software all mean that independent elevator companies often cannot work on proprietary equipment at all.

When microchip-based control systems took over in the 1980s, manufacturers began embedding their service tools and diagnostic software in ways that locked out competitors. The result: building owners lost the freedom to choose who maintains their equipment.

Today, most major elevator OEMs still operate this way. If your building uses a Otis, KONE, Schindler, or TK Elevator system, you may be subject to proprietary restrictions.

What Is Non-Proprietary Elevator Equipment?

Non-proprietary elevator equipment is designed to be serviced and maintained by any qualified elevator contractor, not just the original manufacturer. These types of elevators have diagnostic tools built into the system and parts are available through open distribution channels. This all means technical documentation and job drawings are accessible.

Chicago Elevator installs and services non-proprietary systems, most notably Motion Control Engineering (MCE) controls, precisely because it gives building owners long-term flexibility, competitive pricing, and real choices.

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The Real Cost of Proprietary Elevator Equipment

The ability to hire any company at any point in the life-cycle to service your elevator system is just one limitation of using proprietary technology. Here are other real costs to consider:

Higher Parts & Repair Costs

OEM manufacturers control the entire supply chain for proprietary parts. When a component is discontinued, which can happen after as few as three years, the replacement costs can be dramatically higher because the only option is another proprietary component from the same manufacturer.

Limited Competition Means Less Leverage

When only one company can service your elevator early in the life-cycle, you have no negotiating power, so maintenance fees and emergency repair rates reflect that monopoly. Independent elevator companies, which are often faster and more cost-effective, simply cannot step in and help you out.

Longer Wait Times During Breakdowns

National OEM service networks are large, but they’re also stretched. When your elevator goes down, waiting two to four weeks for an authorized technician, or paying substantial overtime premiums to move up in the queue, is a real possibility to get your work done ASAP.

Loss of Control Over Your Building

Proprietary systems effectively transfer control of a critical building system from you to a manufacturer. When elevator performance suffers, your options are limited. Tenant frustration, operational slowdowns, and compliance risk often follow.

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The Advantage of Non-Proprietary Elevator Systems

Freedom to Choose Your Service Provider

With non-proprietary equipment, any qualified elevator company can service your system. That competition drives better pricing, faster response times, and a higher standard of service, because your contractor has to earn your business every year.

Open Parts Availability

Non-proprietary components are available through multiple distributors, which keeps parts costs stable and predictable, even as equipment ages. You won’t be forced into an expensive modernization simply because a manufacturer discontinued a part.

Built-In Diagnostics, No Special Tools Required

Modern non-proprietary control systems, including MCE, have diagnostics built directly into the system. There’s no need for a proprietary service tool. Any trained technician can access the system’s status, troubleshoot faults, and make adjustments.

Long-Term Capital Planning

Since non-proprietary systems use open-market components, building owners can plan maintenance and modernization investments on their own timeline, not a manufacturer’s. Chicago Elevator helps clients develop capital plans and asset management strategies that align with their building’s needs and budget.

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Signs Your Building May Have Proprietary Elevator Equipment

If any of the following sound familiar, your building may already be affected by proprietary restrictions:

Your current elevator contractor is the same company that manufactured or originally installed your elevator
You’ve received repair quotes that feel unusually high, with few alternatives
Independent elevator companies have told you they “can’t work on” your system
You’ve been told parts are backordered for weeks or months
Routine maintenance costs have increased without clear explanation
You’ve been pressured to modernize before you feel the equipment has reached end of life

Chicago Elevator can evaluate your existing system and give you an honest assessment of your options, including whether a modernization with non-proprietary controls could save you money over time.

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How the Transition to Non-Proprietary Equipment Works

Moving away from proprietary elevator equipment is more achievable than many building owners realize. Chicago Elevator can guide you through every step.

Step 1: System Evaluation

Our technicians inspect your existing equipment, review maintenance history, and assess whether your current system can be maintained cost-effectively, or whether a modernization makes more financial sense.

Step 2: Honest Recommendation

We don’t push unnecessary modernizations. If your current equipment can be maintained well, we’ll tell you. If transitioning to non-proprietary controls would reduce long-term costs, we’ll show you the numbers.

Step 3: Modernization Planning

If a modernization is the right path, we work with your budget and timeline. Our team can phase the work, coordinate with inspectors, and handle all code compliance requirements.

Step 4: Ongoing Maintenance

After modernization, your elevator operates on non-proprietary equipment, giving you the freedom to choose any qualified contractor going forward. Chicago Elevator offers full-service maintenance agreements to keep your system running reliably.

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Frequently Asked Questions

Is all elevator equipment technically proprietary?

In a loose sense, all elevator equipment has proprietary elements by virtue of its design. The meaningful distinction is the degree of proprietary restraint; specifically, whether other qualified service companies can maintain, troubleshoot, and repair the system without manufacturer-specific tools or access restrictions. Non-proprietary equipment, by design, removes those restrictions.

Can Chicago Elevator work on my existing proprietary elevator?

In many cases, yes. Our mechanics are experienced with a wide range of equipment. However, if your system requires OEM-specific diagnostic tools or discontinued proprietary parts, there may be limits to what any independent company can do. That’s exactly why we advocate for non-proprietary systems from the start.

Does non-proprietary equipment cost more upfront?

Usually not, and the long-term savings in service costs, parts availability, and competitive maintenance pricing typically more than offset any initial difference. OEMs often install proprietary equipment at a discounted rate precisely because they plan to recover margin through locked-in service contracts for years afterward.

What happens if I stay with my current OEM?

You may continue to receive adequate service, until parts are discontinued, technician availability slips, or costs increase. At that point, your options narrow. Building owners who transition to non-proprietary equipment earlier tend to have more choices, lower costs, and fewer emergencies.

Request a Free Equipment Evaluation

If you’re not sure whether your elevator uses proprietary equipment or if you’re ready to explore alternatives, Chicago Elevator is here to help. Our team will evaluate your system, answer your questions honestly, and give you a clear picture of your options.

We serve building owners and property managers throughout Chicago, the North Shore, Northwest Indiana, and Northern Illinois.

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