Machine room-less (MRL) lifts have become increasingly popular across Australia over the past two decades. Praised for their space-saving design and energy efficiency, they are often specified for low- to mid-rise residential and commercial developments. However, when it comes to high-rise buildings, the suitability of MRL lifts becomes a more nuanced discussion.
With developers under pressure to maximise lettable floor area and reduce construction costs, and building owners seeking long-term reliability and ease of maintenance, the question is not simply whether MRL lifts can be used in high-rise buildings — but whether they should be.
What’s an MRL Lift?
An MRL lift is a traction lift system that eliminates the need for a separate machine room. Instead, the motor and control equipment are installed within the lift shaft itself, typically at the top of the hoistway. This design reduces the building footprint required for lift infrastructure and simplifies architectural planning.
The appeal is obvious:
- Less structural space required
- Lower construction costs
- Reduced energy consumption
- Modern, compact engineering
For low- and medium-rise applications — typically up to 8–12 storeys — MRL systems often represent a highly efficient solution.
The High-Rise Question
High-rise buildings introduce a different set of operational demands. Greater travel heights, higher passenger volumes, faster speeds and stricter performance expectations place additional strain on lift systems. Traditional high-rise lift installations have relied on dedicated machine rooms because they offer:
- Easier access for maintenance technicians
- Greater flexibility for larger motors
- Improved cooling and ventilation
- More robust system configurations
While modern MRL technology has evolved significantly, it still presents certain limitations in very tall buildings.
Performance Considerations in High-Rise Environments
- Travel Height and Speed
MRL lifts are generally best suited to moderate travel distances. In high-rise towers, lifts must travel longer distances at higher speeds to maintain acceptable waiting times. Although some advanced MRL systems can achieve impressive performance metrics, conventional machine-room traction systems often remain the preferred solution for towers exceeding 15–20 storeys.
- Heat Management
In traditional systems, machinery housed in a dedicated room benefits from controlled ventilation. In MRL installations, components are integrated within the shaft, where managing heat dissipation can be more complex. In high-rise buildings with heavy traffic, this can influence long-term reliability.
- Maintenance Access
High-rise buildings require consistent, efficient servicing. Machine-room systems offer technicians clearer access to motors and controllers. While MRL systems are designed for safe access, maintenance can be more constrained, particularly in taller shafts. For building owners already operating ageing lift systems, a more practical strategy may sometimes be to improve all-round performance in older lifts through targeted upgrades, rather than replacing entire installations with MRL technology.
Where MRL Lifts Do Work in Taller Buildings
It’s important to note that “high-rise” is not a fixed definition. In many Australian metropolitan contexts, residential buildings between 12 and 18 storeys are considered mid- to high-rise. In these cases, MRL lifts can absolutely be viable — particularly when:
- Passenger volumes are moderate
- Speed requirements are not extreme
- Energy efficiency is a priority
- Space constraints limit the feasibility of a machine room
Modern gearless MRL traction systems have improved ride quality, noise reduction and energy efficiency considerably. For boutique apartment buildings or office developments in this height range, they can strike an effective balance between performance and cost.
Lifecycle Costs vs Initial Savings
One of the most important considerations for developers and strata committees is long-term lifecycle cost. While MRL systems may reduce upfront construction expenditure, high-rise buildings place heavy daily demand on lift infrastructure. When evaluating suitability, key questions include:
- What is the projected daily passenger load?
- What speed is required to maintain acceptable wait times?
- How critical is rapid maintenance access?
- What is the long-term servicing strategy?
In true high-rise towers — particularly premium residential, commercial or mixed-use developments exceeding 20 storeys — traditional machine-room traction lifts often remain the gold standard for durability and performance.
The Hybrid Reality
The lift industry is continuously evolving. Some contemporary high-rise buildings now incorporate a hybrid approach:
- MRL lifts for lower-rise sections or service lifts
- Conventional machine-room systems for primary passenger banks
This allows developers to balance spatial efficiency with operational robustness.
So, Are MRL Lifts Suitable for High-Rise Buildings?
The answer is: it depends on the height, usage profile and performance expectations of the building.
For low- to mid-rise developments, MRL lifts are an excellent solution. For taller buildings approaching genuine high-rise scale, careful engineering assessment is essential. In many cases, traditional machine-room systems still offer superior performance margins, easier maintenance access and greater long-term reliability.
Rather than applying a one-size-fits-all approach, developers, building managers and strata committees should seek expert advice early in the planning or upgrade process. The right solution will balance space efficiency, passenger comfort, compliance requirements and whole-of-life costs.
In high-rise construction, lift infrastructure is not merely a convenience — it is critical vertical transport. Selecting the appropriate system ensures smooth daily operations, protects asset value and supports the long-term performance of the building itself.
