ALL MAINTENANCE ROLES

Maintenance Technician

Assisting residents and your maintenance team alike. All maintenance team members are responsible for providing exceptional customer service through the completion of service requests. Proactively point out potential liabilities and assist in correcting them.

Maintain the Physical Asset

• Perform and/or supervise maintenance and repair of buildings, apartment interiors, exteriors, common areas, amenities, and mechanical spaces.
• Complete work orders for common areas, occupied and vacant units, or anywhere on the property as directed.
• Inspect common areas, grounds, mechanical rooms, and the property on a regular (often daily) basis, proactively identifying potential liabilities, safety concerns, and maintenance needs.
• Communicate issues and concerns promptly to the Lead Maintenance Technician and/or Property Manager and correct deficiencies immediately when work can be completed in-house.
• Assist with and support major projects, capital repairs, and emergency situations as directed.
• Make recommendations for physical repairs, replacements, and improvements; assist with obtaining bids when requested.
• Ensure the maintenance shop is organized and not overstocked; monitor use of S2 equipment, materials, and parts to avoid waste, theft, or over-ordering, following S2's Maintenance Shop Policy.
• Perform preventative maintenance as required by S2, the Property Manager, and/or Asset Manager; maintain and record all preventative maintenance activities.

Property Maintenance, Grounds & Curb Appeal

• Replace burned-out, broken, or non-functional exterior light bulbs and fixtures immediately anywhere on the property, including but not limited to parking lots, carports, walkways, common areas, mail centers, laundry rooms, garages, and pool areas.
• Perform daily pickup of trash, debris, glass, furniture, and other items throughout assigned sections of the community.
• Identify and promptly report potential liabilities such as broken windows, damage, suspicious activity, safety hazards, or other areas of concern.
• Assist the maintenance team with additional tasks as assigned to support overall property upkeep and resident satisfaction

Pool & Irrigation Maintenance

• Perform routine pool care, including cleaning, chemical testing, adding chemicals, adjusting water levels, and organizing pool furniture and safety equipment.
• Ensure self-locking/latching gates are functioning properly; verify that pool signage is in good condition and clearly visible.
• Test 911 emergency phones where applicable and immediately notify the Lead Maintenance Technician of any liabilities or issues.
• Monitor the irrigation system to ensure it is in good working order; identify leaks, breaks, or malfunctions and report or repair as appropriate.
• In areas without irrigation (e.g., main ID, entry, leasing center, primary common areas, models, tour routes), ensure hand-watering or alternative watering methods are used as needed while complying with city-specific water restrictions.
• Adjust irrigation timers, especially during rainy or winter seasons, to prevent water waste or ice formation.
• Water plants or use soaker hoses as needed to maintain landscaping.

Unit Turns & Make-Ready

• Complete unit trash-outs and make-ready tasks for both renovated and unrenovated apartments.
• Coordinate and/or perform full trash-outs, including:
• Removal of all furniture, clothing, trash, debris, and personal items from the entire apartment.
• Clearing cabinets, drawers, closets, appliances, medicine cabinets, storage rooms, patios/balconies, areas outside the front door, and garages (where applicable).
• Fireplace cleaning (if applicable).
• Perform comprehensive make-ready inspections and repairs, including:
• Inspecting appliances and A/C system.
• Flushing toilets; turning on/off faucets and showers.
• Opening and closing closet doors, drawers, cabinets; checking shelves and under-sink areas.
• Testing lights, ceiling fans, switches, garbage disposals, and washer/dryer connections (if applicable).
• Inspecting door and window locks, weather stripping, blinds, floors, ceilings, and walls.
• Testing all safety devices (smoke alarms, carbon monoxide detectors, and fire extinguishers) and checking for missing breaker blanks.
• Identify parts, supplies, and materials needed to complete turns; gather supplies from the shop and bring them to assigned units.
• Complete unit turns within established timelines to ensure apartments are move-in ready.
• Change front door and mailbox locks prior to turning units over to the management and leasing team.
• Ensure all breakers are off except the one serving the refrigerator, set the A/C thermostat to 78 degrees (or property standard), close blinds, lock all windows and doors, and secure the unit before marking it complete.
• Immediately notify the Lead Maintenance Technician if you enter a unit that does not appear to be vacant.

Occupied Maintenance & Service Requests

• When entering occupied units, all maintenance team members must follow the same professional and safety-focused process:

1. Sign out keys and/or access codes with authorized leasing office personnel.
2. Knock before entering and clearly announce, "Maintenance."
3. Lock the apartment door while inside and remain aware of pets; ensure they do not escape.
4. Execute the required work order as instructed, following S2 standards.
5. Clean up thoroughly after completing the work. Do not use residents' personal cleaning supplies, trash cans/bags, paper towels, or other belongings.
6. Inspect all safety devices (smoke alarms, carbon monoxide detectors, and fire extinguishers, where applicable) to ensure they are operable during the visit.
7. Document completion details on the service request, including date, time, your name, notes on work performed, and confirmation that safety devices were checked.
8. Lock the door upon leaving and log keys back into the key tracking system, where applicable.

• Under no circumstances may maintenance team members allow anyone who is not an S2 employee to enter an apartment without a key or proper authorization.
• When communicating with residents, guests, occupants, invitees, or visitors, maintenance team members must remain courteous, friendly, helpful, and respectful at all times.

HVAC Repair & Preventative Maintenance (For HVAC-certified Maintenance Technicians and Lead Maintenance Technicians)

• Inspect, repair, modify, and install HVAC equipment, including refrigeration and air conditioning compressors, receivers, condensers, forced air units, pumps, valves, expansion devices, and capillary tubes.
• Conduct regular preventative maintenance inspections of refrigeration units, isolated heating and ventilating units, and electrically operated air-conditioning equipment; make necessary adjustments or repairs, including service to evaporative coolers where applicable.
• Troubleshoot, repair, or replace defective parts and controls, such as thermostats, automatic switches, fan controls, relays, belts, compressors, heat exchangers, high limit and pressure controls, louvers, and safety valves.
• Perform skilled electrical maintenance on HVAC components, timers, motors, and wiring systems as needed, including connecting motors to control panels.
• Maintain copies of required HVAC certifications at the property.
• Maintain accurate records of leak inspections, tests performed, and repairs completed for appliances containing 50 or more pounds of ozone-depleting refrigerant, including the amount of refrigerant added or recovered.
• Notify the Property Manager when work needed is outside the scope of expertise or licensing.

Team Leadership, Training & Vendor Relations (Primarily Lead Maintenance Technician; senior techs may assist or act in their absence)

• Supervise, schedule, and direct the maintenance team and any contract or temporary workers.
• Establish rotating schedules for after-hours emergency maintenance, vacation coverage, and catastrophic property events.
• Regularly follow up on work performed by onsite team members and contractors to ensure quality and compliance with S2 standards.
• Participate in interviewing and making recommendations for hiring maintenance team members.
• Coach, mentor, cross-train, and develop the team; provide feedback, participate in performance reviews, and recommend counseling or corrective action when necessary in coordination with the Property Manager and HR.