Apartment Maintenance Manager

Job Description

Job Description

The Willows of West Hills is seeking an experienced Apartment Maintenance Manager to lead the maintenance operations of our 250-unit garden-style apartment community in West Knoxville.

The Maintenance Manager is responsible for leading the onsite maintenance team, directing daily operations, managing service-request performance, overseeing unit turns and preventive maintenance, coordinating contractors, controlling maintenance expenses, and ensuring the community is maintained to Kibo’s standards.

While the Maintenance Manager should possess strong technical knowledge and be able to assist the team when necessary, the primary focus of this role is leadership, planning, delegation, oversight, accountability, and property performance.

What You’ll Do

Team Leadership

• Hire, onboard, train, supervise, coach, and manage the onsite maintenance team.
• Direct the daily work of maintenance technicians and groundskeeping employees.
• Prepare schedules and assign service requests, unit turns, inspections, preventive maintenance, and property projects.
• Monitor team workload and adjust assignments throughout the day to ensure work is completed timely and efficiently.
• Review and approve employee timecards and address attendance, scheduling, and performance concerns.
• Provide regular feedback, establish clear expectations, and hold team members accountable for performance.
• Partner with the Human Resources and property leadership on hiring, employee development, performance management, and other personnel decisions.
• Foster a positive, collaborative, safe, and accountable work environment.

Maintenance Operations

• Oversee all maintenance operations for the apartment community.
• Review, prioritize, assign, and monitor resident service requests.
• Identify emergency and resident-impacting maintenance issues and ensure they receive immediate attention.
• Establish and oversee preventive maintenance schedules for building systems, equipment, apartments, and common areas.
• Manage the unit-turn process and ensure vacant apartments are completed on schedule and meet company standards.
• Conduct regular property inspections and site walks from an owner, resident, safety, and curb-appeal perspective.
• Track maintenance performance, recurring issues, outstanding service requests, unit-turn timelines, and departmental priorities.
• Ensure the maintenance team maintains accurate work-order and inspection documentation.
• Provide occasional hands-on technical support when needed to address emergencies, unusual problems, staffing shortages, or workload demands.

Vendors, Projects, and Financial Oversight

• Identify when work should be completed internally and when an outside contractor is appropriate.
• Obtain and evaluate contractor proposals and competitive bids.
• Schedule and oversee vendor and contractor work.
• Confirm that contracted work is completed properly, timely, and within the approved scope.
• Manage maintenance purchasing, supplies, inventory, and departmental expenses.
• Operate the maintenance department within the property’s approved budget.
• Assist with planning and coordinating capital projects and larger property improvements.
• Identify potential building, equipment, safety, and financial risks and communicate recommendations to property leadership.

Property Standards and Compliance

• Partner closely with the Community Manager to maintain the physical condition and appearance of the community.
• Ensure resident service requests are completed professionally and within established performance standards.
• Maintain strong curb appeal throughout the property.
• Promote and enforce safe work practices.
• Ensure compliance with company policies, Fair Housing requirements, applicable safety standards, and local building requirements.
• Participate in the emergency on-call rotation approximately one week every four weeks. Additional compensation is provided during assigned on-call weeks.

What We’re Looking For

Required Qualifications

• At least five years of experience in multifamily, residential property, facilities, construction, or comparable building maintenance.
• At least three years of experience leading or supervising maintenance employees.
• Demonstrated experience assigning work, managing employee performance, coordinating vendors, and overseeing maintenance operations.
• Strong technical knowledge of HVAC, plumbing, electrical systems, appliance repair, carpentry, and general property maintenance.
• Current EPA Section 608 certification.
• Ability to evaluate maintenance issues, establish priorities, delegate responsibilities, and verify completion.
• Experience obtaining bids, reviewing proposals, and coordinating contractors.
• Strong organizational, leadership, communication, and problem-solving skills.
• Ability to use property-management software, electronic work-order systems, email, and basic computer programs.
• Valid and current driver’s license with an acceptable driving record.
• High school diploma or equivalent.

Preferred Qualifications

• Previous experience managing maintenance operations for a multifamily apartment community.
• Experience overseeing a community of 200 or more apartment homes.
• EPA Universal certification.
• Certified Pool Operator certification or comparable pool-maintenance experience.
• Experience managing departmental budgets, purchasing, inventory, and capital projects.
• Experience with property-management or electronic work-order software.

Schedule and Work Environment

This is a full-time, salaried, exempt, on-site management position.

The regular schedule is primarily during normal weekday business hours.

The Maintenance Manager must also be available to respond to significant property emergencies.

Physical Requirements

Although this position primarily manages and oversees maintenance operations, the Maintenance Manager must be able to inspect the property, evaluate building conditions, and provide hands-on support when necessary.

The employee must be able to:

• Regularly walk and inspect the apartment community.
• Navigate stairs, ladders, uneven surfaces, mechanical areas, and apartment interiors.
• Work indoors and outdoors in varying weather conditions.
• Bend, kneel, crouch, reach, push, and pull when inspecting or assisting with repairs.
• Lift and move up to 50 pounds without assistance.
• Safely operate standard maintenance tools and equipment when needed.
• Use a computer, tablet, and mobile device for communication, scheduling, work orders, approvals, and documentation.

Benefits

Kibo Property Management offers:

• Performance bonus opportunity.
• Additional compensation for emergency work orders. 
• Company-sponsored medical and other health benefit plans.
• Paid time off.
• Apartment housing discounts.
• Cell-phone reimbursement.
  

Employment is contingent upon satisfactory completion of a background check, drug screening, and motor vehicle record review.

Fair Housing training will be provided and must be completed within the first 30 days of employment.

Kibo Property Management is an equal opportunity employer. Qualified applicants will be considered without regard to race, color, religion, sex, pregnancy, national origin, age, disability, genetic information, veteran status, or any other status protected by applicable law.