Director of Maintenance

Director Of Maintenance

The Director of Maintenance is responsible for the overall performance, standards, and strategic direction of maintenance operations across Carlisle's managed portfolio. This role ensures consistent execution of maintenance service levels — including work order and make-ready turnaround — drives the hiring, training, and development of maintenance personnel companywide, oversees maintenance and capital budgets, manages master service agreements (MSAs) related to capital expenditures and maintenance, and supports Carlisle's project management service offering for clients. The Director of Maintenance partners closely with the VP of Property Management, Regional Vice Presidents, and site teams to drive operational excellence, asset preservation, and resident satisfaction across all communities.

Key Responsibilities

Service Level & Performance Standards

•Ensure resident and standard work orders are completed within a 2-day (48-hour) turnaround across the portfolio.

•Ensure unit make-readies are completed within a 5-day turnaround, supporting leasing and occupancy goals.

•Establish and monitor portfolio-wide maintenance KPIs (work order completion time, make-ready timelines, preventive maintenance compliance, cost per unit, etc.) and report performance trends to leadership.

•Partner with RVPs and Community Managers to diagnose and correct sites falling short of service level standards, including root-cause analysis and corrective action plans.

•Develop and maintain standardized maintenance processes, checklists, and best practices to be deployed consistently across all communities.

Talent & Training

•Support the hiring process for all maintenance positions companywide, including Maintenance Supervisors, Technicians, and Porters, partnering with RVPs and HR on selection and onboarding.

•Build and monitor a companywide maintenance training program covering technical skills, safety, compliance, and customer service standards.

•Track training completion and skill development for maintenance staff, identifying gaps and coordinating additional training or certification as needed.

•Help develop career pathing and succession planning for maintenance staff to support retention and internal promotion.

Budgets & Financial Oversight

•Assist RVPs and site teams with the preparation and management of maintenance and capital expenditure budgets.

•Monitor maintenance spend against budget across the portfolio and identify opportunities for cost savings and efficiency.

•Provide input on capital planning, useful life projections, and major repair/replacement forecasting for portfolio assets.

Vendor & Contract Management

•Own and manage companywide Master Service Agreements (MSAs) related to capital expenditures and maintenance services (e.g., roofing, paving, HVAC, plumbing, landscaping, make-ready services, etc.).

•Source, negotiate, and evaluate vendor and contractor relationships to ensure quality, pricing, and reliability standards are met.

•Monitor vendor performance against contract terms and service levels, and manage renewals, escalations, and replacements as needed.

Project Management (Client Service Offering)

•Support delivery of project management as an add-on service to clients, including capital improvement projects, renovations, and unit turn/rehab initiatives.

•Scope, schedule, and oversee capital and construction-related projects on behalf of clients, coordinating with vendors, contractors, and site teams.

•Track project budgets, timelines, and deliverables, providing regular status updates to clients and Carlisle leadership.

Systems & Reporting

•Utilize Yardi to track, audit, and report on work order and make-ready performance, maintenance spend, and vendor activity.

•Prepare regular reporting for the VP of Property Management and ownership on maintenance performance, budget status, and key initiatives.

Qualifications

•10+ years of maintenance experience in multifamily property management or a related field (progressive experience acceptable).

•Prior experience overseeing maintenance operations across a portfolio of properties, including staff hiring, training, and performance management.

•Strong working knowledge of budgeting, capital planning, and vendor/contract management (MSAs).

•Yardi experience strongly preferred.

•Demonstrated project management experience, including scoping, scheduling, and budget oversight of capital or renovation projects.

•Strong leadership, communication, and organizational skills, with the ability to influence and drive standards across a decentralized, multi-site team.

•Relevant technical certifications (HVAC, EPA, CPO, etc.) a plus.

•Ability to travel across the portfolio as needed.

Reporting Relationship

This position reports to the VP of Property Management and works in close coordination with Regional Vice Presidents and site-level maintenance leadership across the portfolio.

Please visit our careers page to see more job opportunities.