Facilities Maintenance Technician (CA)

Facilities Maintenance

Seabreeze Management Company is a full-service property management firm with a diverse management portfolio of over 150,000 residential and commercial properties. Based in Aliso Viejo, California, Seabreeze has offered an unrivaled client experience to commercial common-interest developments and homeowners' associations for over 30 years. With offices throughout California and Nevada, Seabreeze has expanded its mission to be a trusted advisor and collaborative partner with developments to build thriving associations through superior service and integrity.

At Seabreeze, people are at the heart of what we do. Our philosophy, "Passion when combined with commitment, makes anyone unstoppable" is carried out by enthusiastic and customer-centric teams who serve the communities where we work and live.

The Facilities Maintenance is a hands-on facilities professional dedicated to Westchester Bay Homeowners Association, Seagate Lagoons Association, Wharfage Association, and Association common facilities. Under the General Manager's direction, the position performs routine repairs, preventive maintenance, inspections, work-order response, and operational support.

The technician begins and ends the workday at the Association property, records actual onsite hours, and uses tools and materials stored onsite whenever practical. During scheduled hours, the position is dedicated to this community and may not be redirected elsewhere without the General Manager's advance written authorization.

Performance Expectations

• Report to the Association property on time and accurately record start time, meal period, end time, approved overtime, and authorized work-related trips.
• Take ownership of assigned work orders from initial inspection through safe, documented completion or referral to a qualified vendor.
• Prioritize emergencies, safety hazards, water intrusion, security concerns, and conditions likely to worsen before routine or aesthetic work.
• Maintain steady onsite productivity and perform scheduled preventive maintenance when no urgent work order is pending.
• Protect Association property, tools, materials, warranties, keys, access devices, and confidential information.
• Communicate professionally with residents, management, vendors, Board members, and staff and promptly report delays or conditions outside the position's authority.

Essential Duties and Responsibilities

Work Orders, Inspections, and Safety Response

• Complete assigned work orders in management-established priority order and update the status before the end of each shift.
• Conduct routine common-area inspections for hazards, leaks, damaged components, lighting failures, unsecured gates, vandalism, trip hazards, and deteriorating building conditions.
• Immediately isolate or secure unsafe areas when reasonably possible and notify management of conditions requiring emergency response, a licensed specialist, or Board direction.
• Confirm that requested work is an Association responsibility before beginning; do not perform owner-responsibility improvements or private side work while on duty.

Building, Carpentry, and Surface Maintenance

• Perform minor, nonstructural repair or replacement of trim, fascia, siding, fencing, shelving, baseboards, thresholds, weatherstripping, and similar components.
• Repair and adjust doors, jambs, locks, hinges, closers, latches, gates, handrails, signs, and related hardware.
• Patch minor drywall, stucco, concrete, and wood deterioration; caulk minor gaps; prepare, prime, and paint approved common-area surfaces.
• Remove graffiti and pressure-wash appropriate durable surfaces using approved products and methods that protect coatings and surrounding property.

Basic Electrical and Plumbing Maintenance

• Replace lamps, approved light fixtures, photocells, switches, receptacle covers, and similar components only when legally permitted and within the technician's training.
• Troubleshoot and report basic lighting or low-voltage issues; refer panels, circuits, high-voltage, code, or permit work to a licensed electrician.
• Perform minor fixture repairs involving faucets, toilets, supply lines, traps, and accessible shutoff components; refer main-line, sewer, backflow, fire-sprinkler, gas, and concealed plumbing work to qualified vendors.

Common Facilities, Amenities, and Waterfront Areas

• Maintain clubhouses, restrooms, pool-deck components, common garages, mailboxes, trash enclosures, storage areas, gates, walkways, docks, and other Association-maintained property.
• Perform visual checks of docks, railings, headwalks, ladders, lagoon edges, pump-room conditions, and other waterfront components and immediately report structural, electrical, mechanical, or water-safety concerns.
• Support scheduled community events, inspections, projects, emergency access, and vendor site visits as directed by management.

Preventive Maintenance

• Complete daily checks of urgent work orders, active work areas, common restrooms, gates, reported leaks, and outages.
• Complete weekly checks of common lighting, door and gate hardware, handrails, trip hazards, signs, trash areas, visible dock conditions, and clubhouse issues.
• Complete monthly inspections of building exteriors from ground level, drains and visible roof edges, common doors, storage inventory, tools, ladders, PPE, and first-aid supplies.
• Maintain quarterly and seasonal checklists for recurring repairs, caulking, painting, pressure washing, water-intrusion indicators, service dates, weather preparation, and reserve-project support.

Tools, Materials, Purchasing, and Cost Control

• Inventory and secure Association-owned tools, equipment, keys, supplies, and materials onsite so productive work can begin promptly at the scheduled start time.
• Use Association inventory responsibly and pay only the actual approved cost of materials; no handling percentage or internal material markup applies to this employee position.
• Obtain prior written management approval for any single purchase or project expected to exceed $250, or a lower threshold established by Association policy.
• Submit itemized receipts, work-order or project references, and returned-item credits no later than the next business day.
• Do not sign contracts, authorize change orders, open vendor accounts, or commit Association funds without written delegated authority.

Documentation and Communication

• Maintain a daily log showing clock-in/out time, meal period, work-order number, location, work performed, materials used, authorized supply/vendor trips, and unresolved conditions.
• Attach before-and-after photographs when useful or required and update each work order as completed, awaiting material, referred to vendor, owner responsibility, or pending direction.
• Provide a weekly summary of completed work, open safety or urgent items, material purchases, vendor follow-up, and the following week's priorities.
• Provide a monthly report showing attendance, regular and overtime hours, work orders opened and closed, preventive tasks completed, spending, recurring issues, and recommended projects.
• Communicate respectfully with residents and vendors but do not promise approvals, interpret governing documents, accept private work, or debate enforcement matters.

Vendor and Project Support

• Provide site access, field information, photographs, measurements, and routine coordination for approved vendors and Association projects as directed.
• Observe and document apparent progress or deficiencies but do not direct a contractor's means and methods, accept capital work, or approve invoices or change orders unless expressly delegated.
• Promptly report delays, unsafe conditions, suspected warranty issues, scope changes, additional-cost requests, or contractor performance concerns to the General Manager.

Authority and Escalation

The Facilities Maintenance may independently perform routine handyman-level work within this job description, approved work orders, training, legal limits, and management direction. The technician must stop work, protect the area when practical, and promptly refer the following matters to the General Manager:

• Structural framing, foundations, balconies, beams, major siding repairs, roof replacement, major roof repair, waterproofing-system work, or destructive testing.
• Asbestos, lead, mold, chemical exposure, or other suspected hazardous-material disturbance or remediation.
• Electrical panels, new circuits, high voltage, service equipment, complex troubleshooting, permit work, or any work legally requiring a licensed electrician.
• Main water or sewer lines, gas systems, backflow devices, fire sprinklers, underground leaks, concealed plumbing, permit work, or work requiring a licensed plumber.
• Pool or spa chemical treatment or mechanical repair unless properly certified and assigned; lagoon pumps and other specialized mechanical systems.
• Tree work, confined-space entry, energized work,