SUMMARY

This position is primarily responsible for leading and directing the maintenance staff to provide world class service to our residents, keeping our communities in the top-notch condition our residents have come to expect by providing prompt service to the residents by performing the following duties.

ESSENTIAL DUTIES AND RESPONSIBILITIES:

Core duties and responsibilities include the following. Other duties may be assigned. Keeps up to date about the status of work orders.

Orders supplies and keeps an inventory. Coordinates all maintenance personnel assignments.

Trains and supervises all maintenance and grounds personnel.

Hires and terminates maintenance and grounds employees with the approval of the manager. Completes and/or assigns each work order request as efficiently and rapidly as possible.

Indicates what work/parts were required and advises the manager of the same, upon completion.

Maintains an accurate maintenance shop inventory and keeps track of maintenance parts and supplies on hand at all times.

Prepares maintenance supply orders and provides list with total price and breakdown by chart of accounts to the manager.

Checks the property for major repairs and reports suggestions and cost to the manager. Inspects entire grounds daily.

Coordinates time-off, vacation, sickness and early leave of maintenance personnel so that the property is always covered.

Schedules on-call coverage for emergencies.

Establishes and sets up preventive maintenance schedule to include changing filters and oiling all fan motors and other types of pumps and motors on a regular basis.

Maintains program for servicing smoke/fire alarms regularly.

Maintains accurate records by apartment for replacement of parts, appliances, and periodic maintenance.

Prepares and completes all maintenance on each vacancy prior to occupancy.

Checks all appliances, heating, air conditioning, and all fixtures in a given apartment prior to it being occupied.

Maintains swimming pools if applicable.

Maintains and repairs general plumbing, general carpentry, and appliances. Repairs or replaces electric motors, controls, and auxiliary equipment.

Repairs and maintains central air conditioning equipment including draining, cleaning and filling cooling towers, pumps, fans, and controls.

Maintains neat, orderly, and safe workshop and storage areas. Develops and maintains safe working conditions.

ATTENDANCE:

Must be punctual and timely in meeting all requirements of performance, including, but not limited to, attendance standards and work deadlines; beginning and ending assignments on time; and scheduled work breaks; where applicable.

COMPETENCIES:

To perform the job successfully, an individual should demonstrate the following competencies:

Intellectual

• Analytical - Synthesizes complex or diverse information; Collects and researches data; Uses intuition and experience to complement data; Designs work flows and procedures.
• Design - Generates creative solutions; Translates concepts and information into images; Uses feedback to modify designs; Applies design principles; Demonstrates attention to detail.
• Problem Solving - Identifies and resolves problems in a timely manner; Gathers and analyzes information skillfully; Develops alternative solutions; Works well in group problem solving situations.
• Project Management - Develops project plans; Coordinates projects; Communicates changes and progress; Completes projects on time and budget; Manages project team activities.

• Technical Skills - Assesses own strengths and weaknesses; Pursues training and development opportunities; Strives to continuously build knowledge and skills; Shares expertise with others.

Interpersonal

• Customer Service - Manages difficult or emotional customer situations; Responds promptly to customer needs; Solicits customer feedback to improve service; Responds to requests for service and assistance; Meets commitments.
• External Working Relationships – Develops and maintains courteous and effective working relationships with clients, vendors and/or any other representatives of external organizations.

Leadership

• Change Management - Develops workable implementation plans; Communicates changes effectively; Builds commitment and overcomes resistance; Prepares and supports those affected by change; Monitors transition and evaluates results.
• Delegation - Delegates work assignments; Matches the responsibility to the person; Gives authority to work independently; Sets expectations and monitors delegated activities; Provides recognition for results.
• Managing People - Includes staff in planning, decision-making, facilitating and process improvement; Takes responsibility for subordinates' activities; Makes self-available to staff; Provides regular performance feedback; Develops subordinates' skills and encourages growth; Solicits and applies customer feedback (internal and external); Fosters quality focus in others; Improves processes, products and services.; Continually works to improve supervisory skills.

Organization

• Business Acumen - Demonstrates knowledge of market and competition; Aligns work with strategic goals; Analyzes market and completion and adapts strategy to changing conditions.
• Cost Consciousness - Works within approved budget; Develops and implements cost saving measures.
• Business Necessity – The needs of the employer may be dependent on responding to and anticipating rapidly changing external and internal demands in all aspects of how business is conducted. This may include, but is not limited to, organization structure, finances goals, personnel, work processes, technology, and customer demands. Therefore, it may become necessary to make modifications to how business is conducted and work is accomplished, with minimal or no advance notice to employees. Accordingly the employees must be capable of adapting, with minimal or no advantage notice, to changes in how business is conducted and work is accomplished, with no diminishment in work performance.
• Safety and Security –All employees are responsible for observing safety and security procedures as applicable and reporting potentially unsafe conditions to management.

SUPERVISORY RESPONSIBILITIES:

Supervisory responsibilities may vary which may include but not limited to, carrying out supervisory responsibilities in accordance with the organization's policies and applicable laws. Responsibilities include interviewing, hiring, and training employees; planning, assigning, and directing work; appraising performance; rewarding and disciplining employees; addressing complaints and resolving problems.

QUALIFICATIONS:

To perform this job successfully, an individual must be able to perform each essential duty satisfactorily. The requirements listed below are representative of the knowledge, skill, and/or ability required. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions.

EDUCATION AND/OR EXPERIENCE:

High school diploma or general education degree (GED); or three to five years’ experience in apartment maintenance and/or training; or equivalent combination of education and experience.

LANGUAGE SKILLS:

Ability to read and interpret documents such as safety rules, operating and maintenance instructions, and procedure manuals. Ability to write routine reports and correspondence. Ability to speak effectively before groups of customers or employees of organization.

COMPUTER SKILLS:

No Computer Skills Required.

CERTIFICATES, LICENSES, REGISTRATIONS:

• Must be HVAC certified to perform duties.
• OSHA certification a plus.
• Valid driver's license

OTHER SKILLS, ABILITIES, AND QUALIFICATIONS:

• Must have experience scheduling turns.
• Experience managing Purchase Orders (POs) and Work Orders.
• Painting and all basic service requests.
• Excellent verbal and written communication skills.
• Professional approach and excellent customer service skills.
• Demonstrates strong leadership abilities and organizational skills.
• May be required to work weekend and holiday work.
• Experience working with hand and power tools.
• Excellent mechanical aptitude.
• Adhere to safe work rules, behavior and protocol.
• Must be able to read Work Orders/Service Requests.
• Knowledge of landscaping and grounds keeping practices and operations.
• Understanding of regulations and safety precautions related to the use and application of pesticides and herbicides is preferred.
• Meet schedules and time lines.

• Oral Communication - Speaks clearly and persuasively in positive or negative situations; listens and gets clarification; Responds well to questions; Demonstrates group presentation skills; Participates in meetings.
• Written Communication - Writes clearly and informatively; Edits work for spelling and grammar; Varies writing style to meet needs; Presents numerical data effectively; Able to read and interpret written information.

PHYSICAL DEMANDS:

The physical demands described here are representative of those that must be met by an employee to successfully perform the essential functions of this job. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions.

Heavy physical labor; bending at the waist; walking over rough or uneven surfaces to monitor projects; lifting, pushing, pulling, lifting and carrying heavy objects up to 50 pounds; standing and walking for extended periods of time; dexterity of hands and fingers to operate specialized gardening and heavy equipment, hand and power tools; ability to operate a vehicle to conduct work.

Specific vision abilities required by the job include close vision, distance vision, color vision, peripheral vision, depth perception, and the ability to adjust focus.

WORK ENVIRONMENT:

The work environment characteristics described here are representative of those an employee encounters while performing the essential functions of this job. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions.

While performing the duties of this job, the employee is regularly exposed to extreme temperatures during the summer and winter months; subject to driving a vehicle to conduct work; dust dirt and pollen; exposure to pesticide and herbicide chemicals; fumes and noise from vehicle and equipment operation; working with or around machinery with moving parts.

Mainly outdoors and may be exposed to extreme temperatures in the summer and winter months. The noise level in the work environment is usually moderate.