Maintenance III

Maintenance III

This position is primarily responsible for maintaining the physical integrity of the community at all times. This involves ensuring a safe and secure living environment for residents, visitors and staff. This position is also responsible for anticipating, identifying and correcting any and all problems involving the property and to implement procedures that will prevent such problems by performing the following duties.

Core duties and responsibilities include the following. Other duties may be assigned.

• Performs maintenance and repair tasks personally or delegate to maintenance and/or janitorial staff.
• Oversees and occasionally inspects work performed by staff.
• Manages the work order system for handling resident service requests. Corrects situations within 24 hours when possible.
• Ensures that all make-ready repairs and services are completed correctly and on schedule.
• Schedules maintenance personnel in conjunction with the Property Manager so that maintenance is available for emergency purposes, 24 hours a day, seven days a week.
• Trouble-shoots maintenance problems and make recommendations for correction.
• Procures bids for outside contractors or repair vendors and monitor the work completed.
• Assigns and properly documents resolutions to work orders.
• Provides information to be used in work order status reports, documentation of capital improvements and major repairs.
• Reviews maintenance related contracts with the Property Manager and provides information in order to maintain a record of contract dates and cancellation requirements.
• Reports all major repairs and requisitions to the Property Manager prior to any expenditure of funds.
• Assists in keeping grounds neat and free of litter. Rake, sweep, shovel as circumstances warrant.
• Remains aware of the condition of physical property throughout the community and immediately correct any unsafe conditions; e.g., broken gates leading to the pool, broken steps, open holes, broken/burned out exterior lights.
• Maintains accurate records regarding preventive maintenance, work orders (received and completed), expenditures, apartment make-ready status, work-in-progress, etc.
• Reviews and makes recommendations to revise routine and preventative maintenance schedules.
• Schedules and performs minor and routine maintenance on all appropriate equipment on a regular basis.
• Inspects and maintains all tools in excellent condition and ensure an adequate inventory of spare parts and maintenance materials.
• Conducts regularly scheduled safety meetings with entire staff; maintains and communicates HAZCOM standards. Keeps MSDS sheets current and readily accessible.
• Maintains thorough knowledge of pertinent laws and EPA and OSHA regulations governing property storage and management of hazardous materials, including solvents, flammables, caustics and refrigerants.
• Assists FMCS in monitoring and coordinating efforts regarding safety hazards, including LBP, asbestos, radon, hazardous spills and workplace safety.
• Instills a "safety first" attitude not only with maintenance staff but with all employees.
• Instructs staff on proper use and guidelines for wearing/using safety items and ensures that all equipment is used consistently and appropriately.
• Performs work area clean-up and safety related duties.
• Coordinates with the Property Manager to hire/terminate, supervise, coach and conduct disciplinary action (as needed) of maintenance and/or janitorial staff according to Company policies and procedures.
• Conducts new hire orientation for maintenance and/or janitorial staff and facilitate on-going development and training.
• Establishes expectations and goals for staff and evaluates performance.
• Ensures proper maintenance staffing or coverage of the site at all times by preparing a schedule.
• Coordinates all site specific aspects of payroll for the maintenance and/or janitorial staff including the management of employee timecards.
• Assists the Property Manager in implementing, communicating, and/or enforcing all Human Resources related tasks and policies.

Attendance:

Must be punctual and timely in meeting all requirements of performance, including, but not limited to, attendance standards and work deadlines; beginning and ending assignments on time; and scheduled work breaks; where applicable.

Competencies:

• Intellectual: Problem Solving - Identifies and resolves problems in a timely manner; Gathers and analyzes information skillfully; Develops alternative solutions; Works well in group problem solving situations.
• Technical Skills - Assesses own strengths and weaknesses; Pursues training and development opportunities; Strives to continuously build knowledge and skills; Shares expertise with others.
• Interpersonal: Customer Service - Manages difficult or emotional customer situations; Responds promptly to customer needs; Solicits customer feedback to improve service; Responds to requests for service and assistance; Meets commitments.
• Organization: Business Acumen - Demonstrates knowledge of market and competition; Aligns work with strategic goals; Analyzes market and completion and adapts strategy to changing conditions.
• Cost Consciousness - Works within approved budget; Develops and implements cost saving measures.
• Safety and Security All employees are responsible for observing safety and security procedures as applicable and reporting potentially unsafe conditions to management.

Supervisory Responsibilities:

Directly supervises all Maintenance and Janitorial staff. Carries out supervisory responsibilities in accordance with the organization's policies and applicable laws. Responsibilities include interviewing, hiring, and training employees; planning, assigning, and directing work; appraising performance; rewarding and disciplining employees; addressing complaints and resolving problems.

Qualifications:

To perform this job successfully, an individual must be able to perform each essential duty satisfactorily. The requirements listed below are representative of the knowledge, skill, and/or ability required. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions.

Education and/or Experience:

High school diploma or general education degree (GED); and three to five years related experience and/or training; or equivalent combination of education and experience.

Language Skills:

Ability to read and interpret documents such as safety rules, operating and maintenance instructions, and procedure manuals. Ability to write routine reports and correspondence. Ability to speak effectively before groups of customers or employees of organization.

Computer Skills:

No Computer Skills Needed.

Certificates, Licenses, Registrations:

• Trade school certificate(s) in HVAC, electrical and plumbing
• Certified Apartment Maintenance Technician (CAMT)
• Must have valid and appropriate state driver's license and automobile insurance coverage

Other Skills, Abilities, and Qualifications:

• Ability to perform duties under pressure and meet deadlines in a timely manner.
• Ability to effectively communicate with residents (handle concerns, complaints and issues); vendors; and staff being supervised.
• Ability to inspect property, grounds and apartments.
• Must be able to work in a fast-paced, multi-faceted and customer service-oriented environment.
• Must be able to work as a team, interact with others in a professional/pleasant manner and exercise problem-solving skills.
• Must be able to apply principles of logical thinking or define problems, collect pertinent data, establish facts, draw valid conclusions and initiate appropriate course of action.
• Not less than 3 years experience in similar positions of supervising maintenance and/or janitorial staff and managing the property maintenance processes.
• More than 5 years experience in similar positions of supervising maintenance and/or janitorial staff and managing the property maintenance processes.
• Frequent need to utilize personal transportation to pick up replacement parts and supplies from vendors. Rotation "on call" status may occasionally require expedient travel to assigned property at moments notice.
• Must be available for on-call services on a rotating basis, weekends and/or emergencies as circumstances warrant
• The employee must be capable of adapting, with minimal or no advance notice, to changes in how business is conducted and work is accomplished, with no diminishment in work performance.
• Oral Communication - Speaks clearly and persuasively in positive or negative situations; listens and gets clarification; Responds well to questions; Demonstrates group presentation skills; Participates in meetings.
• Written Communication - Writes clearly and informatively; Edits work for spelling and grammar; Varies writing style to meet needs; Presents numerical data effectively; Able to read and interpret written information.
• Must be knowledgeable and skilled in the safe use and maintenance of the following tools:
• Hand Tools: Various wrenches, hammer, grips, saws, sledgehammer, snips, posthole diggers, etc.
• Power Tools: Wrenches, grinders, sanders, drills, saws, etc.
• User-Moved Aids