Service Manager (Residential)

POSITION PURPOSE

The Service Manager is responsible for directing building maintenance operations and maintaining the buildings' mechanical systems according to CIM Group's operating and safety standards. This position will, under the direction of the Property Manager, identify all building equipment systems and create a preventive maintenance program for each building, supervise turnover work and seek to complete as much of the unit repairs in house as possible.


ESSENTIAL FUNCTIONS:

• Ensure scheduled preventive maintenance tasks are completed in accordance with the monthly maintenance calendar and direct either CIM maintenance technicians or third-party vendors to complete the necessary preventive maintenance work as scheduled or budgeted.
• This position is responsible for oversight of the maintenance team's efforts in completing each building's preventive maintenance schedule which will include inspecting HVAC, refrigerator, sinks, washer/dryers, and others as directed by the Property Manager.
• Work closely with the Property Manager in completing common area and/or exterior preventive maintenance such as roofs, exterior doors, windows, drain lines and others as directed by the Property Manager.
• Closely track, monitor and follow up on residents' work orders and schedule work using a third-party vendor with Property Manager's approval for work that cannot be completed by the CIM maintenance team.
• Responsible for adhering to the approved operating budget for all repair and maintenance expenses and provide the following operating cost estimates for budgeting purposes: (i) turn over, (ii) plumbing, (iii) electrical, (iii) HVAC and boiler, (iv) building RM, and (v) preventive maintenance work.
• Meet with the Assistant Property Manager on a weekly basis to ensure all work orders are responded to within 24 hours, maintain a binder with tabs for each unit, including ground floor and management office and print out each tenant work order. Meet on Monday to review the printed work orders and the following Friday to confirm status of completed work orders.
• Responsible for inventory control of all appliances, tools, supplies and equipment related to repairs and maintenance.
• Direct maintenance operations for upkeep of the apartment units by the minimum repair standards Including but not limited to:

• • Doors re-key, hang, paint and replace door and test door closings.
  • Attach window blinds, hang furniture.
  • Appliances replace filters, check drain lines and pans and know how to operate all systems including high end models in order to assist residents as required.
  • HVAC replace filters, wet vac condensation pans, verify thermostat settings and know how to operate the unit in order to assist residents as required.
  • Plumbing snake and clear blockages up to 25 feet.
  • Replace electrical sockets, switches, bulbs and check breakers.
  • Flooring re-attach thresholds, re-tack carpet, and replace missing wood or tile flooring.
  • Walls repair drywall, mud, tape and paint or wall paper as required.
  • Ceiling repair drywall, mud, tape and paint.

• Maintain engineering office with tools organized, supplies inventoried and neatly stacked or organized and maintain maintenance files as requested or required by the Property Manager and/or CIM standards.
• Identify appliances that need to be replaced and with the Property Manager's approval ensure all appliances are properly disposed off and only removed from the building with prior written approval.
• Required to repair and/or maintain items to the standards identified as they pertain to each building or property, including but not limited to:

• • Doors re-key, hang and adjust as required.
  • Fix irrigation leaks as they occur.
  • Replace burnt out bulbs.
  • Work with Property Manager to ensure central plant equipment is under contract and properly maintained.
  • Windows are re-caulked as required.
  • Work with Property Manager to ensure the roofs are inspected twice a year and adequately maintained.
  • Work with Property Manager to ensure all equipment related to access devices is under contract and properly maintained.
  • Work the Property Manager to ensure parking equipment is under contract and properly maintained.

SUPERVISORY RESPONSIBILITIES:

• Manage the maintenance team members.
• Manage third party vendors (as required) who maintain access equipment (elevators/ escalators), central plant and other building equipment.
• Ensure all vendors sign in and out of the property and control access to the roof and mechanical rooms.
• Set performance goals for each member of the team and review their performance on an ongoing basis.

EDUCATION/EXPERIENCE REQUIREMENTS: (including certification, licenses, etc.)

• High school/GED or 3-5 years in a comparable position.
• At least three years of demonstrated experience working in apartment buildings' maintenance and two years' experience as a lead and/or maintenance supervisor.
• Must possess a valid state-issued driver's license.
• EPA certification Type I and II (as required).
• MS Office including Excel, Word, Outlook.
• Experience with HVAC systems' maintenance and repair.
• Experience with plumbing and electrical system maintenance and repair.
• Other general maintenance experience such as carpentry, painting and drywall repairs, appliance maintenance and keying and/or replacing unit doors.

KNOWLEDGE, SKILLS AND ABILITIES:

• Read and interpret documents such as new appliance maintenance manual, company policies and procedures documents.
• Ability to write correspondence and/or reports accurately in a concise and detail manner.
• Ability to respond to common inquiries or complaints from tenants, regulatory agencies, other areas of the company, and/or members of the business community.
• Ability to effectively present information to management, tenants and others.
• Ability to apply common-sense understanding to carry out instructions.
• Ability to solve practical problems.
• Ability to define problems, collect data, establish facts and draw valid conclusions.

PERFORMANCE METRICS:

• Meet stated Investments approved operating budgets based on leasing objectives, cost control and annual NOI.
• Manage each buildings preventive maintenance calendar and schedule with a goal to minimize use of third-party vendors.
• Tenant questionnaires and corporate surveys.

WHAT CIM OFFERS:
At CIM, we believe our success stems from our collective efforts, and we are committed to providing well-rounded support and resources for our employees. In addition to a competitive compensation plan, CIM offers a comprehensive benefits program for employees to thrive both inside and outside of work. Eligible employees can enjoy a wide range of benefits, including:

• A variety of Medical, dental, and vision benefit plans
• Health Savings Account with a generous employer contribution
• Company paid life and disability insurance
• 401(k) savings plan, with company match
• Comprehensive paid time off, including: vacation days, 10 designated holidays, sick time, and bereavement leave
• Up to 16 hours of volunteer time off
• Up to 16 weeks of Paid Parental Leave
• Ongoing professional development programs
• Wellness program, including monthly and quarterly prizes
• And more!

Actual base salary considers several factors including but not limited to geography, job-related knowledge, experience, and budget. The start of the salary range is typically associated with the minimum experience required. The role is considered non-exempt so will be eligible for overtime pay in accordance with federal and state law. At CIM, this role has the potential to receive a discretionary bonus in addition to base salary. The anticipated base pay range for the position in West Hollywood, CA is $38.46 - $52.88 per hour.


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