Job Title: Maintenance Superintendent 461 Apartments Lowell/Tyngsboro
Reports To: Regional Community Manager
FLSA Status: Exempt
Location: 727 Princeton Blvd, Lowell,Hallmark Village Office
Schedule: Monday-Friday 40 hours/week Office Hours 8:30 AM -5 PM

• *With on-call assistance provided to technicians, as needed.

Date: April 2022
Summary: The Maintenance Superintendent plays a key role in property management, including budget control, resident retention, and owner satisfaction. They ensure the efficient operation of assigned properties by working within established financial guidelines and budget, meets established property standards, and taking required action while responding to resident requests in a timely, efficient, and courteous manner. Works independently to supervise and coordinate all site management related issues.
Properties:

• Hallmark Village 168 units
• Northwood Common 60 units
• Embassy House 36 units
• Wilder Ridge 30 units
• Edgewood Gardens 23 units
• Brettonwood Estates 48 units
• River Crossing 96 units
• Meadow Lane Apartments 126 units

Supervision Exercised: Supervises Maintenance Technicians and Sub Contractors in conjunction with the Regional Community Manager.
Essential Duties and Responsibilities: ( Any one position may not include all the duties listed, nor do the listed examples include all that may be found in positions of this class.)

• Develops and maintains all property management related programs, policies, procedures, contracts and agreements for staff and buildings. Enforces company policies, rules, and regulations.
• Issues Purchase Orders as authorized. Approves invoices for all maintenance related purchases.
• Handles issues with residents relating to maintenance.
• Schedules, coordinates, and inspects daily operations such as, service orders, turnovers, repaints/re-carpets, preventative maintenance inspections, etc.
• Responsible for assigning and following up on all work orders completed by employees and meeting timelines for turnovers of vacant apartments.
• Reviews and tracks progress of work orders in Yardi.
• Completes workers comp report forms when an employee is injured.
• Ensures completion of all work orders within 24-48 hours. Accomplishes company goal of timely work order completion each month and turnovers completed within 14 days of move out.
• Conducts property inspections to include plumbing, heating, electrical components, laundry rooms, and common areas of assigned buildings. Inspects gutters, downspouts, decks, roofs, windows, HVAC units, fire detection equipment and schedules repairs as necessary.
• Ensures areas such as hallways, stairwells, lobbies, parking lots, lawns, and dumpsters are clean of debris and trash. Changes light bulbs in common hallways and exterior walls of the buildings.
• Schedules capital improvements and oversees subcontractors working on-site.
• Works with Regional Community Manager on preventive maintenance schedule and tasks.
• Responsible for all stock, inventory, materials, and supply orders - in conjunction with the Assistant Community Manager - organized and clean shops.
• Available by phone 24/7/365, enters on-call rotation if rotation goes down to 3 or less Technicians.
• Responds to emergency maintenance repairs after working hours when escalation is necessary
• Hires and fires all maintenance personnel. Responsible for interviewing. As well as overseeing the onboarding process or termination process.
• Trains and supports new Maintenance Technicians. Ensures an understanding of HP's policies, protocols & procedures.
• Oversees all paperwork daily relative to the Maintenance Department to include: work orders, turnover paperwork, purchase orders, order forms, packing slips, purchase receipts, etc.
  • Provides all paperwork to ACM to manage daily including: completed work order, turnover paperwork, purchase orders, order forms, packing slips, receipts, etc. - If ACM is unavailable for an extended amount of time Super or CM will handle these admin duties.
• Preserves and respects confidentiality of resident information.
• Provides direction, guidance, training, supervision, and accountability to all maintenance staff.
• Conducts daily staff meetings.
• Ensures all maintenance personnel maintain required inventory levels on supplies, tools, etc.
• Arranges and obtains training and certification required by OSHA or any other governmental agency
• Maintains property vehicles including: preventive care, repairs and stock.
• Attends staff and monthly budget meetings. Prepares Monthly Management Reports.
• Communicates with Regional Community Manager and Assistant Community Manager on a regular basis.
• Performs Maintenance Tech performance evaluations.
• Solicits all bids for major repairs, purchases, or contracts. Creates contracts and oversees the work.
• Prepares and oversees budget.
• Coordinates Fire Protection
• Responsible for key and lock inventory, organization, and procedures.
• Helps meets property goal of positive NOI each month for each property.
• Attends meetings or seminars as requested by Regional Property Manager, COO, VP, or President.
• Keeps abreast of new governmental regulations and restrictions concerning maintenance procedures and/or health, safety, and environment.
• Assists leasing & management staff as necessary during emergency situations.
• Fills in for maintenance techs as necessary to complete job duties.
• Other duties as assigned.

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 & Experience: High School diploma, college degree preferred. Minimum of five years maintenance or construction experience required. Three or more years of prior supervisory experience required.

• Ability to travel between properties as needed.
• Valid driver's license.
• Ability to read and write English language.
• Ability to use electronic devices such as smartphones.
• Ability to communicate and correspond through email and other electronic avenues.

Required Skills, Knowledge & Abilities: Familiarity with housing management, budgeting, and housing regulations. Knowledge of maintenance systems, including inventory control, preventative maintenance and work order record keeping. Understanding of mechanical systems and equipment including HVAC, landscaping, carpentry, painting, and electric motors. Proficiency in electrical troubleshooting of high and low voltage and the use of diagnostic equipment, including volt/ohm meters. Proficiency in plumbing repairs and troubleshooting. Ability to works patiently, professionally, and cooperatively with residents and staff. Demonstrated leadership and management skills as well as administrative skills. Excellent verbal and written communication skills. Must be self-motivated, flexible, creative and detail oriented. Possess a positive, innovative approach to problem solving. Ability to present ideas in a clear, concise, understandable, and organized manner. Comfortable negotiating and persuading, in order to reach the goals/objectives of the organization. Ability to set priorities and cope with competing demands. Demonstrated ability to work as a critical member of a team. Solid knowledge of Microsoft Word, Excel, and databases. Ability to multitask, handle and excel in a busy environment, and possess strong organization and time management skills.
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.)

• Must be able to lift between 50 pounds, climb and work on ladders, work with arms raised over head, stand/walk for extended periods of time, climb stairs, bend at waist and knees to lift boxes, appliances, furniture, shovel snow, etc.
• Must be able to regularly use hands and fingers to handle, feel or operate objects, tools or controls, and reach with hands and arms. Frequently needs to walk, stand, sit, climb, balance, stoop, kneel, crouch, crawl, smell, talk, hear, read, and write.
• Ability to perform other physically demanding duties as directed.

Benefits:

• Paid Time Off - including holidays and your birthday!
• 401(k) & 401(k) matching (up to 4%)
• LTD & Life Insurance (Employer-Funded)
• Medical (Blue Cross Blue Shield) & Dental (Altus Dental)
• Professional Development Assistance
• Employee Assistance Program
• Access to Financial Advisor

Heritage Properties is proud to practice Equal Employment Opportunity and Affirmative Action (EEO/AA). All employment is decided on the basis of qualifications, merit, and business need.