Maintenance Manager

Summary The Maintenance Manager reports directly to the Community Manager and indirectly to the Regional Maintenance Manager and Regional Community Manager during the time he/she is assigned to a community. He/She is responsible for ensuring that the physical aspect of the apartment community meets the company’s standards and applicable laws in the areas of inspection, maintenance, and repair. The manager directly supervises on‑site maintenance staff and leads the team in diagnosing and repairing issues in HVAC, electrical, plumbing, pool, carpentry, drywall, exterior structure, painting, appliances, and cleaning. The manager schedules, inspects, and oversees the apartment turn‑over process and, together with the Community Manager, oversees contractors working at the community. Housing Benefits 100% Housing Available Essential Duties and Responsibilities Other duties may be assigned. The following are core responsibilities: Ensure property completion of work orders consistently within 1 business day of submission. Ensure property completion of apartment turns consistently within 6 days of move‑out. Ensure completion of preventative maintenance inspections and repairs consistently as scheduled. Manage vendors. Manage apartment turn process. Submit and manage expenses. Manage preventative maintenance program. Manage team schedules, on‑call rotation schedules, etc. Manage budget variances and PO logs in collaboration with the Community Manager. Meet or exceed Quarterly Excellence Inspection score KPI. Maintain company records per policy (work order documentation, time worked and completion via mobile app, preventative maintenance forms, bi‑weekly excellence inspection forms, inventory lists, incident reports, Yardi Marketplace, purchase orders, vendor records and receipts, BVR explanations and PO log explanations as needed, missed punch and on‑call punch forms, timecards, etc.). Additional Duties Perform routine repairs and maintenance, and give recommendations for high‑level repairs if, and when required, if work cannot be performed by the Supervisor and internal staff. Direct painters and workers engaged in structural repairs to masonry, woodwork, furnishings of buildings, and mechanics on HVAC repairs. Work with the Community Manager in scheduling the make‑ready maintenance of all vacant units. Direct workers engaged in ground maintenance activities such as mowing lawns, trimming hedges, removing weeds, and raking and disposing of leaves and refuse, and inspect/monitor progress. Direct workers engaged in general cleaning and maintenance of buildings, including dusting, sweeping, mopping, vacuuming, washing windows, and inspect/monitor progress. Regularly inspect and ensure that units are secure, lights and air conditioning are off, and that heat is maintained at the lowest possible setting. Direct and assist workers storing supplies and inspect/monitor progress. Supervise all maintenance contractors on the property. During winter storms, be on call at short notice and plan for snow removal. The position requires snow removal and salting. Adhere to all safety policies and procedures. Plan the inspection of the property daily for trash, debris, safety hazards, and disabled cars and report any dubious activities to the Community Manager. Ensure security measures are always adhered to. Manage and organize the inventory of all maintenance materials to include tools, equipment, and supplies and look at employing cost‑effective ways of ordering supplies and exploring best value for price. Be responsible for documenting, reviewing, and executing an emergency plan if, and when required. Confere with the Community Manager and Maintenance Technicians to coordinate and review work orders and cleaning schedules. Inspect completed work for conformance to specifications and standards. Be responsible for keeping the maintenance shop clean and orderly and ensuring co‑workers are also maintaining cleanliness, safety and hygiene. Study production schedules and estimate worker hour requirements for completion of job assignment. Interpret general company policies to workers and enforce safety regulations as described in the manual. Establish or adjust work procedures to meet production schedules. Work to inspire "team spirit" in staff and resolve work problems or assist workers in solving work issues. Update weekly reports, as directed. Be responsible for on‑the‑job training of new maintenance staff. Be responsible for ordering parts, soliciting bids and negotiating projects. Report potential unsafe conditions to the Community Manager. Other duties as assigned. Supervisory Responsibilities Directly supervise maintenance employees in the Maintenance Department. Carry out supervisory responsibilities in accordance with the organization’s policies and applicable laws. Responsibilities include interviewing, hiring, training employees; planning, assigning, and directing work; appraising performance; rewarding and disciplining employees; and addressing complaints and resolving problems. Competencies To perform the job successfully, an individual should demonstrate the following competencies: Cost consciousness – works within approved budget; develops and implements cost‑saving measures; conserves organizational resources. Diversity – shows respect and sensitivity for cultural differences; educates others on the value of diversity; promotes a harassment‑free environment; builds a diverse workforce. Ethics – treats people with respect; keeps commitments; works with integrity and ethics; upholds the mission and vision of the company. Organizational support – follows policies and procedures; completes administrative tasks correctly and on time; supports organization’s goals and values; benefits organization through outside activities. Judgment – displays willingness to make decisions; exhibits sound and accurate judgment; supports and explains reasoning for decisions; includes appropriate people in decision‑making; makes timely decisions. Motivation – sets and achieves challenging goals. Planning and organizing – prioritizes and plans work activities; uses time efficiently; plans for additional resources; sets goals and objectives; organizes or schedules other people and their tasks. Professionalism – reacts well under pressure; treats others with respect and consideration regardless of status or position. Quality – looks for ways to improve and promote quality. Quantity – completes work in a timely manner. Safety and security – observes safety and security procedures; determines appropriate action beyond guidelines. Adaptability – adapts to changes in the work environment. Attendance and punctuality – consistently at work and on time; ensures work responsibilities are covered when absent; arrives at meetings and appointments on time. Dependability – takes responsibility for own actions. Initiative – volunteers readily; undertakes self‑development activities; seeks increased responsibilities. Innovation – displays original thinking and creativity. Technical – demonstrates ability to repair and maintain items related to plumbing, electrical, carpentry, drywall, flooring, grounds/landscaping, and HVAC, and the ability to teach others in these areas. Administration – demonstrates ability to use technology, analyze production, plan and schedule team and contractors. 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 External Hire: Minimum 5 years of industry experience managing a team of 2 or more technicians; HVAC certification required (EPA). Internal Hire: Minimum 2 years in a Maintenance Supervisor role; HVAC certification required (EPA); 90‑day step‑up program in place. #J-18808-Ljbffr