Maintenance Supervisor

Columbus OH

Description

The Maintenance Supervisor is responsible for maintaining the physical integrity of the community. This involves ensuring a safe and secure living environment for residents, visitors and staff. It is Maintenance Supervisor’s duty to anticipate, identify and correct all problems involving the property and to implement procedures that will prevent such problems. An effective program of maintenance is essential to: • Maintain a safe environment. • Cultivate resident satisfaction. • Protect the investment of the apartment property owner. The Maintenance Supervisor is also responsible to ensure that all maintenance employees are fully trained in their job duties and Alpha Capital Partners policies and procedures prior to them attending formal professional development courses. DUTIES AND RESPONSIBILITIES: • Conducts all business in accordance with company policies and procedures, state and federal laws; e.g., OSHA, ADA, Fair Housing laws, etc. • In conjunction with the Property Manager, the Maintenance Supervisor will assist in formulation of budgets for each upcoming calendar year about interior and exterior repairs and maintenance and replacement line items. The Maintenance Supervisor is responsible, with the Property Manager, for achieving the budgeted NOI objectives approved by the Owner. This is achieved by staying within the established budget guidelines for both income and expenses each month throughout the year. RESIDENT SERVICE/SATISFACTION • Performs maintenance tasks personally or delegates to maintenance staff. Oversees and occasionally inspects work performed by the maintenance team. Documents inventory used for maintenance tasks. • Institutes and manages a system for prioritizing/handling resident service requests and preventative maintenance. Corrects any maintenance situations within 24 hours when possible. • Schedules maintenance staff to be available for emergency purposes, 24 hours a day, seven days a week. PREVENTIVE MAINTENANCE/SAFETY • Ensures all direct reports have taken the required trainings timely as assigned. • Takes safety courses as assigned. • Maintains and communicates HAZCOM standards. • Keeps MSDS sheets current and readily accessible. Maintains thorough knowledge of pertinent laws, EPA and OSHA regulations governing property storage and management of hazardous materials, including solvents, flammables, caustics and refrigerants. • Maintains constant awareness of the condition of physical property throughout the community and immediately corrects unsafe conditions; e.g., broken gates leading to the pool, broken steps, open holes, broken/burned out exterior lights, etc. • Schedules and performs minor and routine maintenance on all appropriate equipment on a regular basis. Inspects and maintains all tools in safe condition. • Performs daily safety inspections of the property and maintenance shop. • Performs scheduled maintenance of all equipment based on the manufacturer's recommendation and operating manuals. • Performs all work with the goal of keeping the property and the residents’ apartments in such condition that they will excel during agency inspections and audits. • Provides maintenance orientation for new employees. • Instills a “Safety First” mentality with all staff. • Instructs staff on proper use and guidelines for using personal protective equipment (PPE) ADMINISTRATIVE • Maintains accurate records daily in the property management software system regarding preventive maintenance, service requests (received and completed), expenditures, apartment • Make ready status, work‐in‐progress, etc. • Orders and maintains maintenance supplies. • Maintains EPA required Freon log, MSDS log, Pool log, Capital Inventory Log and other logbooks as required by Property Manager. • Maintains organization of maintenance shop. • Coordinates pool maintenance to include cleaning and compliance with HRS standards. • Maintains on‐call report and log of service calls. GENERAL • Diagnoses and performs minor or routine maintenance or repair involving the following daily. o Electrical and plumbing (including water lines). o A/C and heating systems o Appliances (when applicable) o Water irrigation systems o Stairs, gates, fences, patios, railings. o Tile, carpet, flooring. o Roofing, gutters, fasteners. o Interior/exterior lights. o Fireplaces, ceiling fans. o Gas fixtures and appliances (where applicable). o Shutters, doors, cabinets, windows, sliding glass doors. o Boiler, gas and electric. o Door locks, P.O. boxes and locks. o Security systems (where applicable). o Water intrusion and mold remediation. o Walls o Pool areas, tile, hot tub/spa, pool furniture if applicable • Schedules make ready assignments with staff and vendors. • Performs all work with the residents’ satisfaction in mind, with a goal to ensure scores on resident satisfaction surveys above the industry index on move-ins, work orders, and pre-renewal surveys • Ensures that all make‐ready repairs and services are completed correctly and on schedule. • Monitors and schedules all maintenance activities. • Reports all major repairs and requisitions to the Property Manager prior to any expenditure of funds. • Changes apartment locks and makes replacement keys. • Removes and transfers heavy appliances and equipment from storage area to apartment (or vice versa) as circumstances warrant. Assists in moving abandoned furniture, appliances, etc., to dumpster when necessary. • Maintains adequate inventory of spare parts and maintenance materials in the maintenance shop to handle most common repairs and situations. • Identifies all utility meter cut‐offs, apartment and fixture cut‐offs, sewer cleanouts and prepares maps indicating same. • Performs work area clean‐up and safety related duties. • Ensures that storage areas remain locked when not in use. • Assists in keeping grounds neat and free of litter. Rakes, sweeps, shovels as circumstances warrant. • Performs any additional duties assigned by Property Manager or Regional Manager. • Schedules and assigns all service requests. • Promote culture of the company, ensuring that all personnel are aware of the importance of extending this philosophy to each other, the vendors and the residents. • Becomes familiar with the company’s strategic goals each year, striving to accomplish the goals at the site level. • Strives for superior customer service in all areas, including customer service within the company as well as outside the company with residents and vendors. QUALIFICATIONS • Position requires at least 3 years’ experience in property maintenance or equivalent field • Certified Apartment Maintenance Technician (CAMT) certification is preferred • Property Maintenance Craftsman (PMC) license is preferred • EPA Type II certification is preferred • Certified Pool Operator (CPO) license is a plus • Position requires working knowledge of electrical systems, appliances, plumbing, carpentry, plastering, pool systems, drywall repair, painting, and HVAC Equipment Requirements: • Required to wear back support belt, wear goggles when working with specific equipment, wear masks and gloves and other personal protective safety equipment as tasks dictate. • Work Hours: • Minimum of 40 hours per week. Weekends as circumstances warrant; on‐call for emergencies. • Equipment/Machinery/Tools: • An employee in this position must be knowledgeable and skilled in the safe use and maintenance of the following tools: • Hand Tools - Various wrenches, hammer, grips, saws, sledgehammer, snips, post hole diggers • Power Tools - Wrenches, grinders, sanders, drills, saws, etc. • User‐Moved Aids - Wheelbarrows, dollies, hand trucks, buckets, hoists, jacks, step-ladders, full ladders, double ladders. • Mechanical Equipment - Motors, pumps, compressors, blowers, electric and hand power augers, etc. • Measuring Devices - Calipers, voltmeters, ohmmeters, testing meters, PH tests, gauges, etc. Physical Requirements: • Constant need (66% - 100% of the time) to be on feet • Constant need (66% - 100% of the time) to perform the following physical activities: • Bend/Stoop/Squat • Climb Stairs/ladders • Perform Routine Maintenance/repairs • Pick up tools and equipment • Service Requests to all level units • Reach above shoulder • Grasp/grip/turning tools • Finger Dexterity • Lifting/Carrying needs: • Over 150lbs (less than 1%) • 75lbs – 150lbs (1% to 33% of the time) • 25lbs – 75lbs (33% - 66% of the time) • 1lb – 25lbs (66% to 100% of the time)