Maintenance Director

ESSENTIAL FUNCTIONS, DUTIES AND RESPONSIBLITIES

The essential duties and responsibilities described below are representative of those an employee encounters while performing the basic functions of the position. While every effort has been made to identify the essential functions of the position, it in no way states or implies that these are the only duties you will be required to perform. The omission of specific statements of duties does not exclude them from the position if the work is similar, related or is an essential function of the position. Reasonable accommodation may be made to enable qualified individuals with disabilities to perform the essential functions of the position.

1. Hire, evaluate, coordinate, motivate, monitor performance, schedule and supervise department staff in accordance with company policy and state law. Make recommendations to the Executive Director with respect to staff evaluations, merit pay increases, reprimands, disciplinary actions and termination.
2. Coordinate maintenance and housekeeping services and activities with other departments.
3. Clean entire common area of the property to assure that the building and grounds are clean at all times, including floors, to include sweeping, dusting, damp/wet mopping, stripping, waxing, buffing, disinfecting, etc. (NOTE: Ensure that the appropriate caution/safety signs are properly set up prior to performing such duties); carpets, to include vacuuming, shampooing, deodorizing, and disinfecting; walls and ceilings by washing, wiping, dusting, spot cleaning, disinfecting, deodorizing, etc.; remove dirt, dust, grease, film, etc., from surfaces using proper cleaning and disinfecting solutions; hallways, stairways and elevators.

1. Capable of finishing work completely on a timely basis, including priority jobs that must be completed within assigned time frame.
2. Flexibility to remain on-call 24 hours per day, including evenings and weekends to respond to emergencies if needed.
3. Ensure the accurate and timely completion of all maintenance, housekeeping, and laundry tasks. This may require personal completion of duties in the event of staff call-offs or periods of high volume.
4. Work within legal scope of local and state codes.
5. ELECTRICAL DUTIES: Must be knowledgeable and capable of self-teaching involving troubleshooting, identifying problem and obtaining materials to fully repair all electrical difficulties to include but not limited to: wall switches, interior/exterior lighting, cover plates, receptacles, loose wiring, resident call systems, control devices, laundry and kitchen equipment.
6. STRUCTURAL DUTIES: Must be knowledgeable and capable of self-teaching regarding planning, ordering and installing cabinets for remodeling of apartments. Performing all carpentry duties such as repairing or replacing sheet rock, plywood and/or structural materials. Repairing resident furniture.
7. PAINTING DUTIES: Must be knowledgeable and capable of self-teaching to include but not limited to planning, ordering, and performing all painting requirements (interior/exterior) of the entire complex. Work to be completed in a timely and professional manner. Properly dispose of materials (paint thinner, lacquer, etc.) ensuring compliance with local state and federal EPA guidelines.
8. PLUMBING DUTIES: Must be knowledgeable and capable of self-teaching regarding planning, ordering and performing minor plumbing problems to include but not limited to repairing faucets, showers, drains, and any other type of plumbing related problem.
9. GROUNDS DUTIES: Must be knowledgeable and capable of self-teaching regarding planning, ordering and performing grounds related tasks to include but not limited to: cutting, edging and fertilizing all lawn areas; pruning and fertilizing trees. Maintaining pool and spa to include but not limited to taking and recording daily readings insuring compliance with all local, state and federal requirements. Determine/add proper amounts of chemicals required. Performing minor repairs to pool, spa or equipment to ensure it is fully operational.
10. HVAC DUTIES: Must be knowledgeable and capable of self-teaching regarding troubleshooting, identifying problem and obtaining materials to fully repair minor HVAC difficulties to include but not limited to: T-stats, heating elements, resistors, fuses, circuit breakers, low on freon, filters, etc.
11. Participate in property surveys (inspections) made by authorized government agencies. Maintain positive communications with local fire marshal, building inspector, state elevator inspector, and any other jurisdiction governing the property.
12. Conduct daily inspection of property's outside grounds. Immediately correct any needed items to assure property is always tour-ready.

1. upervise safety and fire protection and prevention programs by inspecting work areas and equipment regularly.
2. Schedule and oversee quarterly fire drills and semi-annual disaster drills. Act as safety coordinator and attends meeting of quality Assurance/Safety/Infection Control Committees.
3. Ensure compliance with policies and procedures to identify appropriate safety precautions and equipment to use when performing tasks that could result in bodily injury.
4. Perform all of the duties of the property's Hazard Communication Program including oversight that all personnel wear and/or use safety equipment and supplies (e.g., back brace, mechanical lifts, etc.) when lifting or moving heavy objects.
5. Ensure that containers of hazardous chemicals in the department are properly labeled and stored.
6. Ensure that all necessary MSDS sheets are obtained, maintained and stored in areas accessible to all employees.
7. Responsible for implementation of all OSHA polices.
8. Assist in establishing an effective preventive maintenance program of cleaning, painting, maintaining equipment, etc., as necessary and approved.
9. Monitor and maintain high levels of cleanliness in apartments, storage areas, laundry, restrooms and public areas.
10. Check the maintenance requests daily. Coordinate maintenance requests by residents for items needing repair in their apartments, including repairing plumbing, electrical, heating and replacing light bulbs. Repairs should be made promptly.
11. Maintain scheduled maintenance on: H.V.A.C., elevator, fire-equipment, sprinkler equipment, generator, landscape, kitchen equipment, and emergency pull-cord equipment. Replaces filters in air conditioning units on a regular basis, tests the emergency lighting equipment, fire sprinkler device, smoke detectors and other equipment as required, and participate in emergency drills. Maintain the preventative maintenance binder reflecting completed work.
12. Maintain a current list of emergency vendors and their telephone numbers so other facility personnel can affect repairs when the supervisor is not on-site.
13. Keeps maintenance room clean at all times. Responsible for tool organization and organization of assigned storage areas.
14. Coordinates repair of walls, floor coverings, doors and wood work in the common areas of the property; assess all plumbing and electrical problems within the property and determines the best course of action to take to correct the problem. Work within legal scope of local and state codes.
15. Repair resident's furniture as needed.
16. Work with Activity Director to ensure community vehicles are maintained properly and kept in good working condition. Drive the community's vehicles as directed.

1. Coordinates with outside contractors in securing bids and scheduling needed work on special projects. Tracks all maintenance procedures and expenditures.
2. Prepare an annual budget request for needed supplies, equipment, and personnel requirements. Ensure monthly purchases and staffing patterns are in accordance with approved budget.
3. Demonstrate mechanical ability and/or capability of self-teaching to work on equipment such as washer/extractors and dryers; refrigeration and heating units; ice machines; minor plumbing; minor electrical difficulties such as replacement of wall switches, receptacles, loose wiring and resident call devices; carpentry and painting.
4. Participate in daily "Stand-Up" meetings to communicate key issues within the department.
5. Understand and ensure compliance with all Federal (Title 22) and state regulations concerning the department.
6. Aid in community marketing effort through demonstrated proficiency and willingness to conduct community tours, participation in all required marketing events and through positive/friendly interaction with all potential residents, family members and referral sources.
7. Arrange for coverage of job duties within the department during employee absences either through delegation or personal completion of duties.
8. Display tact and friendliness when dealing with residents, families and visitors.
9. Maintain a safe and secure environment for all staff, residents and guests, following established safety standards.
10. Encourage teamwork through cooperative interactions with co-workers and other departments.
11. Support a positive and professional image through actions and dress.
12. Performs other duties consistent with the position as assigned by the Executive Director.

MINIMUM QUALIFICATIONS

Education:


Must have a high school diploma or equivalent.


Experience:


Preferably two (2) years supervisory experience in building industry, maintenance and/or housekeeping handling the upkeep, repair and maintenance of electrical, plumbing and structural


matters. Possess knowledge of building construction types.


Mathematical


Skills:


Ability to perform simple mathematical problems.


Reasoning Skills:


Ability to understand and follow directions.


Ability to analyze and solve building maintenance problems.


Oral/Written Communication Skills


Ability to explain work duties to staff.


Ability to effectively interact with residents, families, employees, visitors, co-workers and government agencies.


Equipment Used:


Ability to safely operate a wide variety of equipment and tools


throughout the facility.

Physical Effort:


Ability to perform manual tasks daily. Be mobile and able to perform physical requirements of the job. Good physical health verified by a health screening, including a chest x-ray or an intradermal test result not more than 6 months prior or seven (7) days after employment.


Personal Characteristics:


Displays sincere compassion towards older adults.


Demonstrates genuine concern for the physical and emotional needs of older people and their families.


Working Conditions:


Inside: air-conditioned, well lighted health care environment


Outside: Local weather climate


Other:


(As required by Title 22)


Employee must pass a criminal record clearance prior to


beginning work in the community.