Assistant Maintenance Manager

JOB BRIEF:

The Assistant Maintenance Manager is responsible for assisting in the maintenance of the physical integrity of the community at all times. This involves insuring a safe and secure living environment for residents, visitors, and staff. It is the Assistant Maintenance Manager’s duty to help anticipate, identify, and correct any problems involving the property and to assist in implementing procedures that will prevent such problems. An effective program of maintenance is essential to:

• Maintain a safe environment,
• Cultivate resident satisfaction.
• Protect the investment of the apartment property owner.

Conduct all business in accordance with company policies and procedures, state, and federal laws, e.g., OSHA, ADA, Fair Housing, etc.

It is expected that the Assistant Maintenance Manager will be able to perform all the duties of the Maintenance Manager when the Maintenance Manager is not available. This includes but is not limited to keeping the Property Management Software system up to date, scheduling turns, scheduling vendors, placing orders, creating purchase orders, supervising, and training staff.

DUTIES AND RESPONSIBILITIES :

Resident Service

Performs maintenance tasks personally or delegates them to other personnel. Oversees and occasionally inspects work performed by others.

Assisting in the oversight of our resident service request system. Correct situations within 24 hours when possible.

Schedules maintenance personnel in conjunction with the Manager, when the Maintenance Manager is out, so that emergency maintenance is available 24 hours a day, seven days a week.

Preventative Maintenance

Available to conduct regularly scheduled safety meetings with entire staff; understands and helps to maintain HAZCOM standards. Keeps MSDS sheets current and readily accessible. Maintains thorough knowledge of pertinent laws and EPA and OSHA regulations governing property storage and management of hazardous materials, including solvents, flammables, caustics, and refrigerants.

Must be aware of the condition of physical property throughout the community and immediately correct unsafe conditions, e.g. broken gates leading to the pool, broken steps, open holes, and broken/burned out exterior lights.

Assists in the maintenance of accurate records regarding preventative maintenance, service requests (received and completed), expenditures, apartment make-ready status, work-in-progress, etc.

Schedules and performs minor and routine maintenance on all appropriate equipment on a regular basis. Inspects and maintains all tools in excellent condition.

Indoctrinates and assists in the development of all subordinate maintenance staff. Instills a “safety first” attitude not only with maintenance assistants but with all staff. Instructs staff on proper use and guidelines for wearing safety items.

General

1. Diagnoses and performs minor and routine maintenance/repair involving the following on a daily basis.
2. Electrical and plumbing (including water lines)
3. A/C and heating systems
4. Appliances (when applicable)
5. Water irrigation systems
6. Stairs, gates, fences, patios, railings
7. Tile, carpet, flooring
8. Roofing, gutters, fasteners
9. Interior/exterior lights
10. Fireplaces, ceiling fans
11. Gas fixtures and appliances (where applicable)
12. Shutters, doors, cabinets, windows, sliding glass doors
13. Boiler, gas, and electric
14. Door locks, P.O. boxes, and locks
15. Security systems (where applicable)
16. Ceiling leaks
17. Walls
18. Pool areas, tile, spa, pool furniture
19. Ensures that all make-ready repairs and services are completed correctly and on schedule, in coordination with the Maintenance Manager.
20. Reports all major repairs and requisitions to the Maintenance Manager prior to any expenditure of funds.
21. Changes door locks and makes keys.
22. Removes and transfers heavy appliances and equipment from storage area to apartment (or vice versa) as circumstances warrant. Assists in moving abandoned furniture, appliances, etc., to a dumpster when necessary.
23. Maintains adequate inventory of spare parts and maintenance materials to handle most common repairs and situations, in coordination with the Maintenance Manager.
24. Identifies all utility meter cut-offs, apartment and fixture cut-offs, and sewer cleanouts, and prepares maps indicating the same.
25. Maintains organized workshop and storage areas. Performs work area clean-up and safety-related duties. Ensures that storage areas remain locked when not in use.
26. Inventory and maintain all property-owned equipment.
27. Assists in keeping grounds neat and free of litter. Rakes, sweeps, shovels as circumstances warrant.
28. Inspects vendor work for completion and professionalism in coordination with the Maintenance Manager.
29. Performs any additional duties as assigned by the Maintenance Manager or Property Manager.

QUALIFICATIONS:

The position requires at least one (1) year of experience in property maintenance or equivalent field.

Moderate computer skills and technical experience required. Assistant Maintenance Managers are expected to be proficient in the use of our Property Management Software, Outlook, Word, and web-based ordering sites/systems. Moderate Excel skills are also required.

Equipment Requirements – Wear goggles when working with specific equipment, wear masks and gloves, and other safety equipment as tasks dictate. Back support belts are optional and provided at employee request.

Work Hours – Forty (40) hours per week are required. Weekends as circumstances warrant; on-call on a rotating basis and for emergencies.

Knowledgeable and skilled in the safe use and maintenance of the following tools:

• Hand Tools – Various wrenches, hammers, grips, saws, sledgehammers, snips, posthole diggers, etc.
• Power Tools – Wrenches, grinders, sanders, drills, saws, etc.
• User-Moved Aids – Wheelbarrows, dollies, hand trucks, buckets, hoists, jacks, step ladders, full ladders, double ladders.
• Mechanical Equipment – Motors, pumps, compressors, blowers, electric and hand power augers, etc.
• Measuring Devices – Calipers, voltmeters, ohmmeters, testing meters, PH tests, gauges, etc.

PHYSICAL REQUIREMENTS:

Constant need to be on feet.

Have constant need to perform the following activities:

• Bend/Stoop/Squat/Kneel – Perform routine maintenance/repairs, and pick up tools and needed equipment.
• Climb Stairs – Service requests, make-ready needs for 2nd and 3rd floor apartments.
• Push or Pull – Move equipment, and appliances, open and close doors, etc.
• Reach Above Shoulder – Perform routine maintenance/paint/repairs, stock and remove equipment, parts, etc.
• Climb Ladders – Perform routine maintenance/repairs.
• Grasp/Grip/Turning – Handle tools and equipment, perform routine maintenance/repairs.
• Finger Dexterity – Handle tools and equipment, and performs routine maintenance/repairs.

The constant need to perform the following physical activities:

• Writing – Inventory maintenance, requisition requests, required maintenance reports.
• Lifting/carrying (supplies, replacement parts, ladders, etc.) – Lifting and carrying weights exceeding 50 lbs. is often accomplished with assistance from one or more persons. Examples of heaviest items lifted include washer/dryer, refrigerators, A/C units, abandoned sofas, etc.

VISION REQUIREMENTS:

• The constant need to document maintenance and complete forms, review manuals, and operating instructions, read cautionary labels, and respond to written instructions from staff and residents.
• The constant need to see small detail when performing routine maintenance duties.
• Frequent need to see things clearly beyond arm’s reach (oversee assistants, observe problems throughout the property).

HEARING REQUIREMENTS:

• The constant need to communicate with assistants, resident staff, vendors, and residents. Must use listening skills to diagnose needed repairs, etc.

SPEAKING REQUIREMENTS:

• • Constant need to verbally communicate with assistants, resident staff, vendors, and residents.

DRIVING/TRAVELING REQUIREMENTS:

• Frequent need to utilize personal transportation to pick up replacement parts and supplies from vendors. Rotation “on call” status may occasionally require expedient travel to assigned property at a moment’s notice. Pick up and deliver to the Corporate Office.
• Must have a valid driver’s license and automobile insurance coverage.

WORKING ENVIRONMENT:

• Indoors. Frequently outdoors, under all conditions, often for extended periods.
• Occasional exposure to paint fumes, solvents, adhesives, etc. Example: Apartments during/after make-ready.
• Frequent need to work in awkward and confining positions.

REASONING DEVELOPMENT:

• HIGH. Must be able to apply principles of logical thinking to define problems, collect pertinent data, establish facts, draw valid conclusions, and initiate an appropriate course of action. Must effectively convey ideas, images, and goals to a diverse group of personalities.