Maintenance Supervisor

Job Description

Job Description:\n\nDescription:\nReports To: Property Manager\nThe purpose of this job description is to communicate the responsibilities and duties associated with the position of MAINTENANCE SUPERVISOR. While the following information should be considered a comprehensive description of this position, it should also be noted that some responsibilities and duties may not be specifically addressed.\nThe company embraces an “all hands on deck” philosophy - every person is expected to perform any reasonable task or request that is consistent with fulfilling company objectives. It is imperative that you review these duties, skills, and physical requirements closely and that you understand that by signing the Job Description Acknowledgement, you are verifying that you can perform all the duties, have the skills and possess the physical abilities that are necessary to perform the job as described.\nJOB SUMMARY\nThe MAINTENANCE SUPERVISOR is responsible for maintaining the physical integrity of the community at all times. This involves ensuring a safe, secure, and comfortable environment for residents, visitors, and staff. The job is physically demanding, ever-changing, and requires reporting to work “after-hours” and on the weekends on an on-call basis, or during emergencies (e.g., during inclement weather situations). It is the MAINTENANCE SUPERVISOR’S duty to anticipate, identify and correct potential issues involving the property and to implement procedures that will prevent such problems. An effective program of maintenance is essential in order to:\n\n Maintain a safe environment.\n Cultivate resident satisfaction.\n Protect the investment of the property owners.\n\nEMPLOYEE CLASSIFICATION / WORK HOURS\n\n Full time / Hourly / Non-Exempt (eligible for overtime).\n Essential. As an essential employee, the Maintenance Supervisor may be required to report to the property during an emergency in order to meet business requirements; even when other business sectors and/or federal, state, or local government offices may be closed.\n 40+ hours per week (some overtime and weekend hours; rotating on-call schedule).\n\nWORK LOCATION: ONSITE ONLY (NOT ELIGIBLE FOR REMOTE WORK)\nDaily onsite attendance is an essential function of this position. This role does not permit remote work or telecommuting. Employees are expected to be physically present at the workplace during scheduled work hours.\n\nREPRESENTATIVE DUTIES AND RESPONSIBILITIES\nThe duties outlined below are typical for the position but may not be all-encompassing. Additional or different duties may be required to address business needs and changing business practices.\nGeneral\n\n Ensure grounds are inspected daily to maintain the overall appearance and curb appeal of the property (keeping grounds neat and free of litter and pet waste).\n Inspect buildings, electrical systems, and equipment to ensure safe, well-maintained conditions, identify hazards, defects, and the need for adjustment or repair. \n Perform troubleshooting and repairs (e.g., HVAC system, appliances, equipment, doors, locks, windows, etc.); replace light bulbs, ballasts and fuses; install or replace plugs, switches, outlets; change locks and makes keys.\n Identify and perform basic service and repair on plumbing fixtures; open clogged lines and drains.\n Schedule and oversee preventive maintenance program.\n Ensures all make-ready repairs and services are performed correctly and on-schedule.\n Operate a variety of machinery, equipment, and tools including saws, routers, drills, sanders, planers, drill presses, and various hand tools.\n Manage and ensure appropriate inventory of tools, supplies, and equipment.\n Assist with the cleaning of breezeways and maintenance shop.\n Assist with moving, loading, unloading, storing, and/or discarding appliances, equipment, supplies, and abandoned furniture, etc. as the circumstances may warrant.\n Responsible for snow removal throughout the community (incl. pretreating property, shoveling sidewalks/steps using a snowblower, and plowing roads).\n Performs additional duties assigned by the Property Manager and corporate office.\n Manages maintenance budget and reports all unbudgeted major repairs and requisitions to Property Manager prior to any expenditure of funds.\n\nResident Service\n\n Performs maintenance tasks personally or delegates to assistants. Oversees and inspects work performed by maintenance personnel, as needed.\n Manages system for handling resident service requests. Corrects situations within 24 hours when possible.\n 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.\n\nPreventive Maintenance/Safety\n\n Conducts regularly scheduled safety meetings with entire staff; maintains and communicates HAZCOM standards. Keeps MSDS sheets current and readily accessible.\n Trains and assists in the development of all subordinate maintenance staff. Instills a "safety first" attitude not only with maintenance technicians but with all staff.\n 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.\n Must wear proper protective equipment (PPE) while performing job duties. Instructs staff on proper use and guidelines for wearing PPE.\n Maintains accurate records regarding preventive maintenance, service requests (received and completed), expenditures, apartment make-ready status, work-in-progress, etc.\n Schedules and performs minor and routine maintenance on all appropriate equipment regularly. Inspects and maintains all tools in excellent condition.\n Must know the location of all utility meter cut-offs, apartment and fixture cut-offs, sewer cleanouts; ensure such is correctly indicated on property maps.\n Must be aware of the condition of physical property throughout the community and immediately correct unsafe conditions; e.g., broken gates leading to the pool, broken steps, open holes, broken/burned out exterior lights, etc.\n Must be familiar with all safety features or equipment, machinery, or materials encompassed by job duties.\n Must perform work area clean-up and safety-related duties upon completion of work task.\n Must ensure that storage areas remain locked when not in use.\n\nOther\n\n Communicate effectively in a professional, tactful and courteous manner with residents, colleagues, vendors, and the general public.\n Perform assigned responsibilities, duties, and tasks according to established practices, procedures, techniques, and standards in a safe manner and with minimal supervision.\n Must be able to read, interpret and work from blueprints, schematics, and drawings.\n Must be available for rotating 24-hour emergency on-call schedule.\n Must be flexible. Adjustment of hours, occasional overtime, and/or weekend work may be required.\n\nStart-up Requirements\nDuring the start-up of a new property, ALL employees are expected to assist with all aspects of the startup and may perform tasks that will later be transitioned to outside vendors or other employees.\nAdditional requirements of the job will include the below-listed examples. Since it is impossible to envision all scenarios, the list is just a sampling, and other tasks may be assigned:\n\n Landscape maintenance, including watering plants, mowing, and weeding.\n Make-ready apartments once turned-over by the construction company, including minor repairs and cleaning (dusting, vacuuming, wiping down counters, etc.).\n Collecting serial numbers of appliances and logging information into tracking software.\n Assist with cleaning of Club House, as needed, once turned-over by the construction company.\n Assist with the assembly of Leasing Office/Club House (Theater, Business Center, Theater, etc.) furniture and equipment, as needed.\n Assists with various repairs and tasks, as needed. \n\nRequirements:\nQUALIFICATIONS\nMust be able to prioritize and work effectively on multiple tasks in a sometimes fast-paced and demanding environment. Must be a self-starter, reliable and customer service oriented. Strives to be a contributor to the company’s continued success and possess a “can-do” attitude.\nEducation/Experience\n\n Certified Apartment Maintenance Technician (CAMT) desired.\n Position requires at least 3 years’ experience in property maintenance or equivalent field.\n\nKnowledge/Skills & Abilities\n\n Must be knowledgeable on proper safety techniques and procedures while using chemicals, power tools, hand tools, and equipment.\n Must have an understanding of methods, techniques, materials, tools, and equipment used in maintenance, repairs.\n Must be able to learn and/or follow procedures for installing, testing, operating, or repairing equipment.\n Must be knowledgeable of occupational hazards and standard safety practices and Safety Data Sheets.\n Must be able to provide direction and training to maintenance staff, and lead by example.\n Must be able to take instructions from supervisors.\n Must be able to understand and follow written and oral directions.\n Must be able to work as part of a team, as well as complete assignments independently.\n Must be able to work in a fast-paced and customer service-oriented environment.\n Must be able to perform duties under pressure and meet deadlines in a timely manner.\n Must have strong analytical and problem-solving skills.\n Must be able to interact with colleagues, supervisors, guests, and the public in a professional and pleasant manner.\n Must be able to use the following tools and equipment skillfully and safely:\n Hand Tools - Various wrenches, hammer, grips, saws, sledgehammer, snips, posthole diggers, etc.\n Power Tools - Wrenches, grinders, sanders, drills, saws, etc.\n User-Moved Aids - Wheelbarrows, dollies, hand trucks, hoists, buckets, hoists, jacks, step-ladders, full ladders, double ladders.\n Mechanical Equip. - Motors, pumps, compressors, blowers (snow, leaf, etc.), electric and hand power augers, etc.\n Measuring Devices - Calipers, voltmeters, ohmmeters, testing meters, PH tests, gauges, etc.\n\nWORKING ENVIRONMENT & PHYSICAL DEMANDS\nThe work environment and physical demands described here are representative of those an employee encounter while performing the essential functions of this job.\n\n This is a physically demanding job. Requires constant standing, walking, use of hands and fingers to handle or feel objects, tools, or controls. Frequently must squat, stoop, or kneel, reach above the head and reach forward, sometimes working in confined spaces. Uses hand strength to grasp tools, supplies, and equipment. Frequently climb ladders. Frequently lift and/or move up to 25 pounds, and occasionally lift and/or move up to 100 pounds.\n Daily work indoors and outdoors.\n Daily exposure to outside weather conditions; wet and/or humid conditions; extreme cold; extreme heat.\n Frequently work with electrical and mechanical equipment.\n Frequently work under time constraints and deadlines.\n Occasionally work with toxic or caustic chemicals such as petroleum products, degreasers, and sprays.\n\nNOTE: Lifting and carrying of weights exceeding 50 lbs. are to be accomplished with assistance from one or more persons. Examples of heaviest items lifted include washer/dryers, refrigerators, A/C units, abandoned sofas, etc. Proper lifting techniques must be followed at all times!\nVision / Hearing / Speaking Requirements\n\n Requires ability to see in the normal visual range with or without correction; sufficient document maintenance and complete forms, review manuals and operating instructions; read cautionary labels, respond to written instruction from staff and residents. A constant need to see small detail when performing routine maintenance duties. Must be able to determine colors properly.\n Requires ability to hear in the normal audio range with or without correction; need to communicate over the telephone and in-person; must use listening skills to diagnose needed repairs, etc.\n Requires ability to communicate over the telephone and in person.\n\nDriving/Traveling Requirements\n \n\n Must possess a valid driver’s license, automobile insurance coverage, and maintain a clean driving record that meets company standards for operating company vehicles. Employment is contingent upon verification of these qualifications and continued compliance with these requirements.\n "On-call" status may require expedient travel to assigned property at moment’s notice.\n Occasional need to pick up and/or make deliveries to other locations.\n Must be able to operate (or learn to operate) a UTV, golf cart, and truck with plow.\n\nADDITIONAL REQUIREMENTS\n\n All duties and responsibilities must be conducted in accordance with the Fair Housing Act; Americans with Disabilities Act; Fair Credit Reporting Act; OSHA, and all other federal, state, and/or local laws pertaining to multi-family property management.\n Employee must fulfill the performance standards of this position and comply with policies, rules, and procedures of the company, including those set out in the Employee Handbook, or otherwise communicated (verbally or in writing) to employees.\n This job description is intended to describe the general nature and work responsibilities of the position. This job description and the duties of this position are subject to change, modification, and addition as deemed necessary by the company. Employee is required to comply with supervisory instructions and perform other job duties, responsibilities, and assignments requested by supervisors, managers, or other company officials.\n This job description does not constitute an employment contract between the company and any employee.\n The job responsibilities of this position may include cross-training in other functions or positions to ensure satisfactory operation of the property or work area.