Property Superintendent

Job Description

Job Description

We are seeking an experienced Superintendent to serve as the senior on-site manager of maintenance operations for a senior housing community. The Superintendent’s primary duty is managing the maintenance function, including staff leadership, work prioritization, vendor oversight, inspection readiness, preventive-maintenance planning, and operational risk management. The role also provides technical direction and may perform limited hands-on work when necessary to evaluate conditions, address emergencies, or support operations.

MANAGEMENT AND SUPERVISORY RESPONSIBILITIES

• Manage the property’s maintenance function and customarily and regularly direct the work of at least two full-time maintenance employees or their equivalent.
• Establish daily and weekly priorities; assign and monitor work; allocate labor and vendor resources; inspect completed work; and hold staff and contractors accountable for safety, quality, timeliness, documentation, and resident service.
• Schedule staff and on-call coverage; approve work assignments within delegated authority; monitor attendance and capacity; and adjust resources before service levels are affected.
• Lead maintenance meetings and communicate staffing, safety, property-condition, inspection, vendor, budget, and operational risks to the Property Manager and Regional Manager.
• Exercise independent judgment within established authority and elevate capital needs, material compliance concerns, and matters exceeding approved budgets or delegated authority.
• Interview and help select candidates; train, coach, and evaluate employees; document performance and conduct concerns; recommend discipline, promotion, compensation, transfer, or termination; and provide recommendations that management gives particular weight.
  

OPERATIONAL RESPONSIBILITIES

• Develop and manage preventive-maintenance plans for boilers, heating and hot-water systems, pumps, HVAC equipment, generators, fire and life-safety systems, elevators, laundry equipment, lighting, common areas, and other building systems.
• Oversee resident work orders, unit turns, building and grounds inspections, snow and ice response, inventory, tools, supplies, and contractor activity. Determine whether work should be assigned internally or referred to a licensed trade or approved vendor.
• Review recurring failures and property conditions; develop durable corrective recommendations; prepare scopes of work; support vendor selection; and provide input on capital priorities and operating budgets.
• Maintain accurate, inspection-ready work orders, preventive-maintenance logs, equipment and life-safety records, water-temperature logs, certifications, inspection reports, photographs, and corrective-action documentation.
• Lead maintenance preparation for New Jersey DCA, Bureau of Housing Inspection, fire, municipal, insurance, and other authorized inspections; assign corrective work and verify timely completion.
• Ensure compliance with Company policies, OSHA requirements, applicable codes, Fair Housing and accessibility requirements, resident-access and privacy procedures, environmental protocols, and emergency-response standards.
• Respond to or direct the response to significant emergencies, including leaks, sewer backups, power loss, elevator events, fire alarms, heating failures, hot-water interruptions, severe weather, and other urgent building conditions.
• Interact professionally and respectfully with senior residents, applicants, guests, vendors, and employees; refer accommodation, modification, assistance-animal, accessibility, or communication-assistance requests to the Property Manager.

QUALIFICATIONS

• High school diploma or GED and at least five years of progressively responsible multifamily or comparable building-maintenance experience, including substantial responsibility for managing staff, vendors, property-wide priorities, and inspection readiness.
• Current New Jersey Black Seal low-pressure boiler operator license preferred.
• Valid driver’s license and ability to travel between assigned properties and respond to emergency calls, as required for the position.
• Demonstrated ability to manage employees, exercise independent judgment, diagnose complex maintenance issues, distinguish operating repairs from capital or licensed-trade work, and communicate material risks and recommendations to management.
• Working knowledge of plumbing, HVAC, electrical work within authorized scope, carpentry, appliances, preventive maintenance, life-safety practices, housing inspections, and electronic work order and timekeeping systems.
  

SCHEDULE AND ON-CALL RESPONSIBILITIES

This salaried management position requires sufficient flexibility to fulfill the role’s responsibilities and participates in rotating on-call coverage that may include evenings, weekends, holidays, emergencies, severe weather, and snow or ice response. The Superintendent must maintain reliable communication during assigned coverage and direct or provide an appropriate response under established procedures. 

Starting salary will be based on relevant management experience, qualifications, licenses, certifications, skills, internal equity, market conditions, and business needs. Position includes a 2 Bedroom Rent Free Apartment

PHYSICAL REQUIREMENTS

The position requires movement through occupied buildings, vacant units, grounds, mechanical areas, and exterior locations; indoor and outdoor work; climbing stairs and ladders when safe and authorized; and occasional hands-on use of tools or equipment. The employee may be required to bend, kneel, crouch, reach, push, pull, and lift, carry, push, or pull up to 50 pounds, with team lifting or mechanical assistance when appropriate. Reasonable accommodations may be made for qualified individuals with disabilities.

EQUAL EMPLOYMENT OPPORTUNITY

Moderate Income Management Company is an Equal Opportunity Employer. Employment decisions are made without regard to race, color, religion, sex, pregnancy, national origin, age, disability, genetic information, veteran or military status, sexual orientation, gender identity or expression, marital status, civil union status, domestic partnership status, or any other status protected by applicable federal, state, or local law. The Company provides reasonable accommodations to qualified applicants and employees with disabilities consistent with applicable law. Applicants who need an accommodation during the application process may contact the Company through the designated hiring contact.