Maintenance Technician III

Job Description

Job Description

Position Summary

The Maintenance Technician III is a senior, multi-trade technician who performs advanced maintenance and repair work across rental units, residential common areas, leasing and management offices, grounds, and parking areas at the assigned Horning property. Working under the direction of the Maintenance Supervisor, this role independently resolves complex multi-trade repairs, contributes to preventive maintenance program design, mentors and trains Maintenance Technician I and II team members, and may serve as the supervisor's working backup during turn pushes, vacations, and emergencies.

The Maintenance Technician III is performing well when complex work is resolved without escalation, junior technicians are visibly developing under their guidance, the property's PM and turn programs are running on schedule, and resident interactions reflect Horning's customer-service standards.

Key ResponsibilitiesA. Advanced Multi-Trade Repairs and Complex Work

• Independently diagnose and complete advanced repairs across multiple trades, including appliances, carpentry, hardware and accessories, masonry, painting, electrical, plumbing, and HVAC.
• Tackle complex multi-trade work that other technicians escalate; serve as the property's go-to senior technician for difficult or unusual repairs.
• Document repairs accurately and promptly in the work order system, including parts used, labor, root cause, and any follow-up required.

B. Vacant Unit Turn Leadership

• Lead vacant unit turn cycles for assigned units; ensure quality, completeness, and adherence to Horning turn standards and timelines.
• Inspect turn-ready units before sign-off and coach junior technicians on turn quality standards.

C. Preventive Maintenance Program Ownership

• Own assigned portions of the property preventive maintenance program; design and refine PM routines in partnership with the Maintenance Supervisor.
• Execute preventive maintenance work orders, building and safety inspections, and annual unit inspections; document findings accurately.
• Support seasonal maintenance activities, including HVAC changeovers, weatherization, and pre-winter readiness across the property.

D. Tech I and Tech II Mentorship and Training

• Mentor and train Maintenance Technician I and II staff through on-the-job partnership, quality reviews, and informal coaching.
• Model professional craftsmanship, safe practices, and resident-facing conduct that junior technicians can learn from.

E. Vendor Coordination and Quality Oversight

• Coordinate vendor work for assigned projects; inspect vendor work for quality before sign-off.
• Identify and recommend property improvements, vendor changes, and process enhancements based on field experience.

F. Working Lead Responsibilities

• Serve as a working lead in the Maintenance Supervisor's absence (PTO, training, emergencies); assign work and oversee day-to-day operations as needed.
• Maintain a clean, organized, and safely stocked maintenance shop, supply rooms, and parts inventory.

G. Resident Communication and Safety

• Communicate professionally with residents, vendors, and team members at all times; lead resident communications during complex or extended repairs.
• Adhere to all OSHA, Fair Housing, EPA, and Horning safety, compliance, and PPE requirements at all times.
• Report any safety, maintenance, or compliance concerns to the Maintenance Supervisor immediately.

H. On-Call and Continued Development

• Participate in the on-call rotation and serve as a primary responder for after-hours emergencies.
• Continue building skills across all maintenance trades through on-the-job training, vendor partnerships, and continuing education.
• Perform other duties as assigned by the Maintenance Supervisor or Property Manager.

Required Qualifications

• High school diploma or GED with five (5) or more years of related multifamily, residential, or commercial maintenance experience, or an advanced trade credential with a minimum of three (3) years of related experience.
• Demonstrated multi-trade mastery across electrical, plumbing, HVAC, appliance repair, and carpentry.
• EPA Section 608 Universal certification.
• Demonstrated experience mentoring or training junior technicians.
• Strong customer-service orientation and the ability to communicate effectively in writing and verbally.
• Ability to be flexible and adapt to changing priorities, weather conditions, and emergencies.
• Ability to work both independently and collaboratively in a team-driven environment.
• Reliable transportation to and from the worksite.
• Ability and willingness to work overtime on occasion based on operational and emergency needs.
• Ability to participate in on-call rotation, including nights, weekends, and holidays.
• Working proficiency with property management and workforce systems used at Horning, including Yardi, AppWork, ADP, and Microsoft Outlook.

Preferred Qualifications

• CAMT (Certified Apartment Maintenance Technician) credential.
• CPO (Certified Pool Operator) certification, if applicable to property amenities.
• CFC Universal certification.
• Experience working with asbestos and lead-based paint protocols, which are common in pre-1980 DC residential properties.
• Experience training or leading junior technicians in a multifamily setting.
• Bilingual (English / Spanish) a plus.

Software & Systems

• Yardi Voyager for property records and work order context
• AppWork for work order intake, status, and completion
• ADP for time and attendance, payroll, and HR records
• Microsoft Outlook for email and team communication

Physical Demands & Work Conditions

• Frequently positions self (kneel, crawl, crouch) and walks the property to perform repairs (more than half the time).
• Frequently uses hands, fingers, and wrists to operate tools and equipment.
• Works outdoors in varying weather (more than half the time); occasional exposure to heat, cold, dust, and chemicals.
• Must distinguish between colors at all times (wiring, labels, paint).
• Must be able to lift, carry, and maneuver 40 to 75 pounds.
• Limited time spent at a computer (less than half the time).
• Operates light machinery; occasional use of heavier equipment with appropriate training.
• Exposure to hazardous or chemical materials less than half of the time, with required PPE.

Travel & On-Call

• Limited travel between Horning properties or the main office as needed.
• On-call and emergency response travel may be required for 50 to 75 percent of scheduled rotations.

Horning is an equal opportunity employer. All qualified applicants will receive consideration for employment without regard to without regard to race, religion, color, national origin, sex, age, status as a protected veteran, status as a qualified individual with disability, or any other characteristic protected by applicable federal, state or local laws and ordinances.