Maintenance Supervisor

Description

MAINTENANCE SUPERVISOR

JOB DESCRIPTION

Reports to: Community Manager

FLSA Status: Non-Exempt. Position is eligible for overtime.

The Maintenance Supervisor will receive general supervision and direction from the Community Manager. The Maintenance Supervisor will comply with established policies and procedures and not take action contrary to such guidelines without the Community Manager’s approval.  

Community Realty Management requires a background and drug screening as a condition of employment. 

Qualifications: 

1. Education: High School diploma or equivalent education required. 3-4 years of experience can offset minimum educational requirements for this position.
2. Experience: Previous experience in commercial or multi-unit residential property is desirable. Experience level may vary due to the special needs of the property. 
3. Skills: The position requires effective oral and written communication skills commensurate with the responsibilities of the position. Maintains current license/certificate and/or specialized skills in at least one (or more) of the following building trades: electrical, plumbing, carpentry, HVAC, fire protection or mechanical.

Attendance: Due to the property staffing limitations, it is extremely critical that the individual be able to work their scheduled hours plus any other hours necessary to complete the job.  

Maintenance Safety & Attire

Maintenance personnel are expected to adhere to all safety guidelines and must wear safety equipment as designated. Maintenance personnel are expected to know Company procedures including but not limited to: safety, record keeping, uniforms and payroll/benefits.

Maintenance personnel are expected to come to work in proper attire / uniform. Uniforms must be kept neat, clean and professional. Maintenance personnel are expected to wear their name badges at all times when on property.

Employees who are assigned duties that include maintenance, custodial, construction, alteration or repair of any kind, must wear safety toe shoes or boots at all times while on duty. Safety footwear must comply with American National Standards Institute (ANSI Z41-1991. Safety footwear must be maintained in good condition and must be replaced when damaged and/or the soles become worn and no longer provide slip resistance.

An employee arriving at work not in proper attire should be sent home without pay and change into proper attire before returning to work.

Discussing a person’s attire is always a difficult issue to address - let’s not make it an issue

that has to be addressed with you singularly.

Physical/Working Requirements:

1. Indoor/outdoor environment subject to changing conditions and temperatures exceeding 90 degrees at times.
2. Ability to lift 55 pounds independently and support team lift with reasonable accommodations.
3. This job involves walking and standing for long periods as well as stooping, squatting, lifting, carrying, pushing and climbing. Working on ladders at varying heights.
4. Possible contact with blood borne pathogens and /or bodily fluids.

Safety:

1. Possess a general understanding of OSHA, fire prevention, life and safety regulations
2. Ensures that unsafe conditions are corrected in a timely manner.
3. Learns and ensures compliance with all company, local, state and federal safety rules.
4. Immediately report all unsafe conditions to management.

In addition, the position requires the following: 

• Uphold all company policies, goals and values.
• Represent the community in a professional manner at all times-on/off property.
• Demonstrate good judgment, problem solving and decision making skills.
• Excellent communication skills and upbeat attitude
• Strong customer service orientation 
• Good organizational and time management skills 

The Maintenance Supervisor duties may include, but are not limited to the following:

1. Responsible for the implementation and close supervision of the preventive 

maintenance system, to insure preservation and upkeep of all buildings 

and equipment, property housekeeping, completion of resident maintenance 

requests, prompt vacancy preparation for re-rental and for the employment and 

training of qualified and competent Maintenance Technicians, when necessary.

2. Provide continuous coverage for emergency situations and coordinate all periods of absence from the property with the Community Manager.

3. Inspect buildings and grounds, noting deficiencies of any equipment and or machinery and any such deficiencies and or deferred maintenance will be communicated to the Community Manager.

4. Supervises all Maintenance Technicians and other employees in the maintenance department, providing direction and guidance

5. Ensures the prompt and proper completion of all repairs and work orders and follow- up by completing the work order on the master work order log

6. Inspects the grounds and public areas on a regular basis to verify employees are performing their assigned duties in maintaining adequate property cleanliness and upkeep of all public areas and grounds

7. Periodically reviews maintenance staff performance, informs staff of polices and procedures and schedules training programs, as needed.

8. Responsible for control, operation and organization of the maintenance shop, including all mechanical equipment and the project vehicle.

9. Purchase supplies, with the approval of the Community Manager, such as small tools and low-cost equipment utilizing purchase orders and competitive pricing as indicated in the Purchasing and Bill Approval Manual.

10. Maintains inventory for supplies and equipment in the maintenance shop.

11. Responsible for maintaining the project vehicle and monitoring daily mileage.

12. Responsible to appear in court on behalf of the owner, when required.

13. Assist Community Manager in the preparation of the annual budget and the Operating and Business Plan.

14. Prepare bid specifications and obtain competitive bids in accordance with Community Realty Management’s Contract Supervision Manual.  

15. Assist Community Manager with various inspections such as REAC, management reviews, annual unit inspections and local inspections and following through to make sure work orders are written and work gets completed in a timely manner.

16. Responsible for completion of any and all incident reports within 24 hours of occurrence (i.e. injuries, property damage, disturbances, etc.)

17. Assist Community Manager and or Assistant Community Manager in the orientation of new residents regarding the proper usage for the garbage disposal and appliances.

18. Responsible for maintaining control and security of apartment keys.

19. Communicate with office if any resident or guest is conducting illegal activities in their apartment or on the premises of the property.

20. Responsible for the proper completion of the Observation Checklists during visits of the exterminators and supervision of extermination procedures.

21. Assist Community Manager in the bid tabulation for hiring contractors and supervision of all contractors while on the property.

22. On-call responsibilities to address emergencies or other after hour duties can be mandatory as determined by the Community Manager. In this event, travel time to and from the site is included in the time worked.

NOTICE OF SERVICE PENDING

When inside a resident’s apartment, notice that maintenance is inside must be posted to the resident’s door. This is to prevent a possibly uncomfortable and potentially dangerous situation should the resident arrive home to find someone inside their home. Maintenance Door Hangers will state “Maintenance is currently inside your home working” and will be ordered by the corporate office. Each property should have at least two of these door hangers on hand or one door hanger per maintenance employee, whichever is greater.

Door hanger is to be placed on the primary entry door while working inside to alert the resident that service personnel are in their home.

ROUTINE MAINTENANCE REQUESTS

Requests for routine maintenance shall be accomplished during normal daily working

hours. Company expects to complete 85% of all work requests within 48 hours.

THIS JOB DESCRIPTION MAY NOT BE ALL-INCLUSIVE AND EMPLOYEES ARE EXPECTED TO PERFORM ALL OTHER DUTIES AS ASSIGNED AND DIRECTED BY MANAGEMENT. 

JOB DESCRIPTION AND DUTIES MAY BE MODIFIED WHEN DEEMED APPROPRIATE BY MANAGEMENT. 

This document does not create an employment contract, implied or otherwise, other than an “at will” relationship.