Superintendent

Job Description

Job Description

General Summary

The building Superintendent is to maintain the physical integrity of the property. This involves insuring a safe, secure, and comfortable living environment for residents, visitors and staff.

Essential Job Functions/Responsibilities:

A building Superintendent must possess a variety of skills encompassing most of the construction trades, including basic skills as an electrician, carpenter, plumber, mechanic, painter, HVAC technician and roofer, as well as being able to perform all the responsibilities of a porter, should the situation warrant. The building Superintendent must always remain aware of their limitations and request the services of a professional when the worker’s lack of expertise requires it.  The building Superintendent will oversee or be involved with such items as touch up paint in the lobby, repair of a faulty house lock, troubleshooting an open electrical short, replacement of a faucet, proper handling of an extension ladder and inspection of resident issues all in the same day.     The work involves building management, project management, report production, and using state of the art property management software to achieve results at the residential building.

• Vacant Apartments: Daily inspections of all vacant apartments.     Direct staff accordingly to complete tasks in vacant apartments.   Ensure apartments labeled as ‘READY” are perfect on a daily basis. 
• Plumbing: includes the repair, replacement or installation of faucets, pipes, toilets, garbage disposals, dishwashers, water-dispensing refrigerators, and washing machines.
• Electrical: includes troubleshooting, repair, replacement or installation of power switches, fuses, wall sockets, ceiling lights and GFI receptacles.
• Painting: Oversee and schedule painting needs in common area and apartments
• Appliance repair: includes the repair, replacement, or installation of major household appliances, such as refrigerators, dishwashers, range ovens, washers and dryers, and air conditioners.
• Groundskeeping: maintain neat and safe conditions between weekly landscape contractor visits. Report 
• Cleaning/housekeeping includes supervision of staff to ensure we maintain a tidy appearance in shared community locations, such as the leasing office lobby, clubhouses, and fitness or recreational areas.  
• Snow removal: includes shoveling, blowing, or plowing snow away from covered walkways and driveways, and laying down rock salt/ice melt products atop icy surfaces to prevent slipping.
• Customer service: includes professional, prompt and courteous correspondence with residents when providing maintenance services, and with contracted vendors that provide additional facility services.
• Time management: includes maintaining an organized scheduling and tracking system, usually on a computer, to effectively complete all maintenance requests in a timely manner and in the order by which they were received or by level of urgency.
• Represent Gateway in a professional manner as reflected by personal appearance, attention to detail, jobsite cleanliness, customer service and safety.
• Document and record all work, purchases, deliveries, accidents, and any other related items in a timely, professional manner following company guidelines.
• Respond to emergencies as needed including nights and weekends, being on-call with a cell phone.
• Record all inspections and related maintenance on appropriate forms in an accurate and timely manner as per company guidelines. 
• Prioritize all work to minimize vacancy loss, prevent property damage, and provide a high level of service to the residents.
• Inventory Control: Be knowledgeable of inventory levels of spare parts and supplies and inform the Superintendent and/or management personnel of shortages.
• Mechanical systems: Inspect and maintain boilers, pumps & other mechanical systems. Report concerning issues to the superintendent or management personnel.
• Supervise: As part of a management team effort provide supervision of building staff (Security Guards / Handymen / Porters/ Doormen) 
• Identify:  Responsible for identifying any building work that is required and communicate it to the Sr. Superintendent /Property Manager. 
• Vendor Management:  Shared   responsibilities to supervise any contractor work in the building. 
• Compliance:  Shared responsibilities to ensure overall compliance of all equipment and systems. 
• Service Contracts:  Responsible for monitoring & managing all service contracts for the building. 
• Cleanliness / Curb Appeal:  Responsible for cleanliness & appearance of the building. 
• Inventory:  Responsible for inventory management of all cleaning supplies & materials. 
• Service Requests:  Responsible for the timely completion of all tenant service requests.
• Apartment Turnover: Responsible for the timely preparation of apartment turn-over process
• ADP Payroll & Union Staff Time Off Management – Work with Sr. Superintendent to ensure union payroll is completed as per deadlines. Manage union staff time off to make sure all positions are properly covered.

Qualifications:   

• Appearance: Neat , clean well-groomed appearance
• Education: College degree in Engineering or related studies or equivalent -   a plus 
• Proficient knowledge: Knowledge of carpentry and building maintenance, safe operation of basic hand and power tools, oil burner systems, heating and ventilation systems, electrical systems, appliance maintenance and maintenance, workplace safety and safe lifting and handling procedures, as well as the knowledge of when to contact qualified service personnel.
• Abilities:   Applicant must have the physical strength to lift cleaning materials and heavy equipment, physical stamina for being on their feet all day
• Professional Certification :  FDNY certificates of fitness for operating a low-pressure boiler and residential sprinkler systems.
• Experience: 5 to 8 years of experience as a building Superintendent.
• Manage Staff: 3-to-5-year experience supervising a diverse staff.
• Interpersonal & Communication:  Excellent verbal & written communication and interpersonal skill including conflict resolution necessary for working with staff and coworkers.
• Diversity:  Experience working with people of different income levels and ethnic backgrounds.
• Organization: Proficient in the use of paper and software organizational systems.
• Computer Skills: Must be proficient and comfortable using the computer and a full suite of software programs
• Must be able to work effectively in a fast paced, dynamic environment 
• Must be able to quickly organize and shift priorities 
• Must be able to meet tight deadlines with quality work 
• Must have a strong & committed work ethic 
• Bi-lingual or Tri-lingual -  a plus 

  Skills:

An employee in this position must be knowledgeable and skilled in a variety of trades:

• Working knowledge of boilers and building systems 
• Working knowledge of mechanical systems 
• Working knowledge of general plumbing 
• Working knowledge of electricity and electrical systems 
• Working knowledge of carpentry 
• Working knowledge of DHCR rules and regulations

  Requirements 

• Constant need (66% to 100% of the time) to document maintenance and complete forms, review manuals and operating instructions, read cautionary labels, respond to written instruction from staff and residents. Constant needs to see small detail when performing routine maintenance duties.
• Frequent need (33% to 60% of the time) to see things clearly beyond arm’s reach (oversee assistants, observe problems throughout the property).
• Constant need (66% to 100% of the time) to communicate with assistants, resident staff, vendors and residents. Must use listening skills to diagnose needed repairs, etc.
• Constant need (66% to 100% of the time) to verbally communicate with assistants, staff, peers, supervisors, vendors and residents.
• Indoors (66% to 100% of the time). Frequently outdoors (33% to 66% of the time), all conditions, often for extended periods.  
• Occasional exposure (1% to 33% of time) to paint fumes, solvents, adhesives, etc. Example:  Apartments during/after make-ready.
• Frequent need (33% to 66% of the time) to work in awkward and confining positions.

Reasoning Development

Must be able to apply principles of logical thinking to a variety of practical situations and accurately follow standardized procedures that may occasionally involve minor deviations. Needs ability to think rationally beyond a specific set of instructions and problem solve.

In order to achieve success, the Management team must embrace certain core principles and values.

• Honesty
• Integrity
• Competence
• Tenacity & Enthusiasm
• Creativity
• Professionalism

This job description in no way states or implies that these are the only duties to be performed by the employee(s)/ incumbent in this position. Employee(s) will be required to follow any other job-related instructions and to perform any other job-related duties requested by any person authorized to give instructions or assignments.   

This document does not create an employment contract, implied or otherwise, other than an "at will" relationship.  The organization is an equal opportunity employer.