JOB PURPOSE:

Depending on the size of a community, the community may have an Assistant Maintenance Supervisor who oversees the Maintenance Technicians, assists the Maintenance Supervisor with administration, and also performs maintenance work orders. On smaller communities, the Maintenance Supervisors may oversee Maintenance Technicians directly. Maintenance Technicians perform a variety of responsibilities, including work orders, grounds and common area clean up and maintenance, and maintaining good resident relations.

PRIMARY DUTIES & RESPONSIBILITIES: will always include those specifically assigned by the immediate supervisor.

Providing excellent service to residents, guests, employees and contractors.
Completing all routine service requests within 24 hours at the direction of Maintenance Supervisor.
Ensuring the clean condition of the community at all times.
Maintaining the maintenance shop according to policy.
Reporting maintenance issues to the Maintenance Supervisor and Community Manager for review.
Assisting in other tasks as directed by the Maintenance Supervisor.
Spot cleaning the model and vacant units on a daily basis.

Daily/Weekly:

Meetings: Meet with Maintenance Supervisor daily to review work orders and assignments. Communicate all maintenance concerns. Expect to receive a daily list of assignments and direction from Maintenance Supervisor.
Timekeeping: Keep a record of hours utilizing company provided forms. Obtain authorization to work overtime from Maintenance Supervisor or Community Manager.
Common Area Inspection/Pick-up: Walk Common areas daily, before 9 am. Always be diligent to look for maintenance issues.
Peak Day Trash Pickup: At direction of Maintenance Supervisor, inspect all grounds and ensure cleanliness.
Make-Ready Preparation: Per the turn schedule provided by the Maintenance Supervisor, complete turns:
1. Install Vendor Lock on unit within 24 hours of receiving keys from resident.
2. Communicate any vendor make-ready issues to Maintenance Supervisor.3
3. Ensure that Maintenance Supervisor has walked unit and has approved all work to be done prior to start.
4. Complete a turnkey checklist for each unit as work is completed. Obtain Maintenance Supervisor signature on form once work is finalized.

Workorders: Complete workorders as directed. Ensure 24-hour response policy. (Daily)
Key Change-Outs: At direction of Maintenance Supervisor, change out vendor lock for newly keyed lock once a unit has been leased and move-in is scheduled. Document in CSR.
On Call: Provide on call coverage during non business hours, as directed by Maintenance Supervisor. On larger properties, on call duties are rotated amongst all maintenance staff.
Breezeway Cleanliness: Enforce trash standards on property. Report violations to Maintenance Supervisor so notices to residents can be issued. (Daily)
Pool Maintenance: At the direction of Maintenance Supervisor, log and maintain pool chemicals daily, according to local code.
Logs: At direction of Maintenance Supervisor, maintain MSDS/OSHA/EPA logs in shop and office (Daily). Keep abreast of changes to MSDS sheets.
Maintenance Inventory: Inform Maintenance Supervisor of supplies needed.
Weekend Coverage: Per schedule provided by Maintenance Supervisor, provide coverage of common areas on weekends and Saturday afternoon cleans. (Weekly)

Monthly

Scheduled Inspections: Review Preventative Maintenance Calendar on monthly basis. At the Direction of the Maintenance Supervisor, perform following duties on a monthly basis:
1. Car Checks
2. Breezeway Inspections
3. Safety and Trip Hazard Inspections
Monthly Safety Meeting: Attend a monthly safety meeting to stay informed of safety regulations and changes. Utilize meeting to communicate problems and get direction on better ways of doing things and improved cost control.

Quarterly/Ongoing

Quarterly Unit Inspections: At the direction of the Maintenance Supervisor, replace filters on a quarterly basis and inspect units for mold and other problems during filter installs. Place notice in each unit reiterating community policies regarding trash, recycling and proper HVAC operation (standard letter).
Equipment Inventory: Ensure proper equipment is kept in inventory. Report missing/broken equipment immediately to Maintenance Supervisor. Assist in the verification of inventory as directed. Advise Maintenance Supervisor of any needed equipment/supplies.
Education: Keep Maintenance Supervisor updated on education and certification needs. Ensure and required licenses and certifications are kept current.

Move-Out/Move-In

Vendor Assistance: Work with vendors during process and provide input to Maintenance Supervisor regarding venders’ status and adherence to schedule.
Unit Punch: Complete unit punch at the direction of Maintenance Supervisor.

Qualifications:

Working knowledge of electric, plumbing, HVAC and basic construction.
A general mechanical aptitude combined with a willingness and desire to learn.
Ability to read and comprehend simple instructions, short correspondence, and memos. Ability to write simple correspondence. Ability to effectively present information in one-on-one and small group situations to customers, clients, and other employees of the organization.
Ability to add, subtract, multiply, and divide in all units of measure, using whole numbers, common fractions, and decimals.
Ability to apply common sense understanding to carry out instructions furnished in written, oral, or diagram form.
Professional demeanor resulting from previous maintenance experience
Excellent customer service skills
Good communication and listening skills
Able to be an effective team player and interact well with others
Organized and detail-oriented
Patient, even-tempered and works well under pressure
Effective time management skills
Able to maintain confidentiality
Able to follow directions from a supervisor
Able to understand and follow posted work rules and procedures
Able to accept constructive criticism
Must have own tools
Able to climb and work from ladders and the ability to lift and carry heavy loads
Able to work weekends or overtime as job requires
Able to be “on call” weekends and after hours

Education and Experience :

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

Certifications/ Licenses:

Certified HVAC as required.
Valid driver’s license and proof of insurance.

JOB PERFORMANCE AND SUCCESS FACTOR REQUIREMENTS: (These are the quantitative and qualitative measures that this role will be evaluated and held accountable for).

Cooperation, Influence, Teamwork & Business Relationships – 25%

Collaboration & Teamwork – 20%
Cooperation – 20%
Customer Service – 20%
Influence – 20%
Internal/External Relationships – 20%

Decision Making/Initiative – 25%

Analytical & Problem Solving – 16.67%
- Decisive – 16.67%
- Practical Judgment – 16.67%
  - Action-Oriented – 16.67%
  - Confidence & Risk Taking – 16.67%
  - Effort & Self Development – 16.67%

Job Knowledge and/or Job Specific Skills – 25%

Job Knowledge – 16.67%
Reporting – 16.67%
- Multi-Tasking – 16.67%
  - Work Quality – 16.67%
  - Work Quantity – 16.67%
    - Creativity & Productivity – 16.67%

Professional/Technical/Communication Skills – 25%

Ethics & Values – 14.29%
Integrity – 14.29%
- Perseverance& Determination – 14.29%
  - Reliability & Punctuality – 14.29%
  - Time Management – 14.29%
  - Approachability & Composure – 14.29%
  - Verbal & Written Communication – 14.29%

Working environment and physical demands:

X Office environment X Outdoors environment

X Mechanical facility X Changing weather conditions

X Toxic or caustic chemicals X Odors or fumes

X Electrical current X Loud machine/Equipment noise

X Above ground level X Confining spaces

Physical Demands :

Over 2/3 Time	Between 1/3 and 2/3	Under 1/3
Walking	X
Sitting	X
Standing	X
Climb or balance	X
Lifting under 10 lbs.	X
Lifting over 10 lbs.	X
Reach with hands & arms	X
Stoop, kneel, crouch or crawl	X
Talk or hear X
Travel Outside the area	X