SUMMARY:

This position is responsible for all day-to-day operations of the property.

ESSENTIAL FUNCTIONS:

I. Leasing Activities

A. Presents the property and sample apartments in the best possible manner to prospective residents. Assures that the required paperwork is completed accurately. Selects residents based on the property’s resident selection guidelines. Processes applicants ahead by one month. Mails notifications to accepted and declined applicants on a timely basis.

B. Consults with RPM and\or Occupancy Specialists regarding clarification of company or regulatory agency policies.

C. Coordinates fully the Move-in process. Completes form PM-64 assuring for accuracy and completeness. Coordinates fully the Move-Out process. Completes form PM-65 assuring for accuracy and completeness.

D. Ensures that residents obey the various provisions of the lease. After consulting with residents in violation of the lease or preparing a resident referral if a RSC is on staff (if appropriate) initiates lease termination proceedings against residents who do not abide by the lease. Consults with RPM prior to starting lease termination proceedings.

E. Receives rent, security deposits, and other income from residents on behalf of the property. Prepares receipts for income, prepares deposit slips and deposits income daily in the proper accounts, and prepares copies and distributes copies to the main office daily.

F. Consistently bills residents for damages, late charges, NSF charges, and other miscellaneous charges due under the lease. Consults with RPM as needed.

G. Assures that only eligible (as specified by the regulatory agency occupancy guidelines) applicants are admitted as residents. Consults with RPM and/or Occupancy Specialist as needed.

H. Markets the property in accordance with Affirmative Fair Housing Marketing plan and the extent of the waiting list.

I. Performs interior unit inspections quarterly and informs RPM of needs and violations.

J. Assures turnover units are completely made ready for occupancy in not more that an average of five (5) days.

K. Recertifies/renews leases in accordance with company policy and/or regulatory agency guidelines.

II. Administrative Activities

A. Assures that maintaining a safe environment is a priority throughout the project. Assures that maintenance staff knows safety standards and follows the safety procedures. Advises residents of their need to notify management if safety hazards are present.

B. Maintains an adequate inventory of supplies and forms necessary to complete the administrative function. Obtains additional supplies and forms through approved vendors.

C. Assures that the required information and reports are completed and distributed in a timely manner.

D. Assures that the RPM and the Insurance Coordinator are notified immediately per phone and with a follow-up written incident report within 24 hours of:

• any fire or other causality which causes damage to any buildings, grounds, or equipment;
• any work-related injury to any employee;
• any damages or injuries suffered by a resident or any other person.

E. Assures that all performance is conducted in a professional manner and is within the limits of authority as specified in the Property Management Handbook.

F. Assures that a periodic newsletter is published and distributed to the residents. Presents “drafts” to the RPM on a timely basis. Receives the approved drafts, after publishing submits a final copy to the appropriate personnel on a timely basis.

G. Assures that a resident’s council exists and is monitored on a regular monthly basis. Consults with the Occupancy Specialist as needed.

H. Delivers one (1) Process Review for Improvement per month.

I. Assures that residents are involved in a neighborhood network.

J. Maintains resident files in accordance with company guidelines.

K. Verifies insurance and monitors performance on all contracted work, assuring that the work is in accordance with contract.

L. Assures that the property’s grounds are continuously maintained.

M. Assures that work orders are completed properly and in a timely and professional manner.

N. Prepares responses to regulatory agency inspections and audits and submits to RPM for approval.

O. Assures that the supervisory duties and responsibilities for subordinate staff are carried out in a timely and professional manner.

P. Assures that an effective “after hour” emergency system is in place.

III. Financial Activity:

A. Assures that the property operates within budget and meets or exceeds targets set during the budget process.

B. Prepares Budget Variance Explanation Report and submits to RPM according to schedule.

C. Maintains Budget Control Log and submits with Budget Variance Explanation Report.

D. Assures that all the required steps are followed to collect delinquent amounts for current and previous residents.

E. Assures that all purchasing for the property is within the approved budget. Prepares purchase orders at the time of ordering and transmits PO for payment within 24 hours of receipt of invoice. Receives approval for all purchases in excess of $500 limit in advance of actual purchase.

F. Actively participates in the budget development and approval process, provides facts, figures, and recommendations.

G. Initiates Reserve Withdrawals request on a quarterly basis.

ESSENTIAL FUNCTIONS

MAINTENANCE ACTIVITIES:

• • Makes vacant apartments ready for occupancy complying with make ready policy, completing the readying process on the average of not more than five days, maximizing efficiency of hours, materials and contractor costs.
  • Assures availability and maintains an on-call status on a 24-hour/day basis for emergency situations.
  • Assures that the contractor’s work is completed accurately and on a cost-effective basis.
  • Receives requests for services from site manager in a polite and professional manner.
  • Completes service requests in a timely manner, according to policy, assuring efficiency of hours, materials and contractor costs.
  • Assures that the highest standards of curb appeal for the property are maintained.
  • Walks the property daily removing rubbish, noting and removing safety hazards.
  • Maintains the grounds to standards. If a landscaping contract exists, maintain.

familiarity and advises site manager on a timely basis if variances occur.

• • Assures daily and/or as needed that the property common areas are clean.
  • Assures that landscaping and maintenance equipment under charge is maintained appropriately.
  • Ensures that proper safety precautions are maintained on all equipment.
  • Ensures and implements an effective program for preventive maintenance.

ADMINISTRATIVE ACTIVITIES:

• • Assists site manager according to policy in eviction proceedings.
  • Maintains thorough maintenance inventory control over appliances, equipment and materials.
  • Assures compliance with all maintenance standards set by the company.

• • Makes necessary repairs and/or determines that a contractor needs to be called in. Requests three (3) bids for work over $1,000 (verbal) and if over $5,000 (written).
  • Advises residents regarding maintenance procedures in a polite and professional manner.
  • Completes all scheduled unit inspections on a timely basis, assuring completeness and accuracy, assuring that proper notification is provided.
  • Change A/C filters quarterly.
  • Maintains a polite and professional relationship with all residents assuring that the

marketing efforts of the property are always supported.

• Follows established procedures in dealing with residents and their property.
  • Assures that each unit and the common areas are conserving energy.
  • Maintains SDS sheets on all required products in inventory.
  • Walks units with certified pest control technician per property schedule.

This job description in no way states or implies that these are the only duties to be performed by the employee occupying the position. Employees will be required to follow any other job-related instructions and to perform any other job-related duties requested by their supervisor; subject to reasonable accommodations.

KNOWLEDGE REQUIREMENTS:

• Completed high school or trade school equivalent
• 2-3 years maintenance experience
• General knowledge of HVAC, carpentry, plumbing, and electrical work
• Must know to use and how to use safety devices, including safety belts and glasses and lock-out systems
• Must attend required training