MAINTENANCE SUPERINTENDENT

Department:  Maintenance Reports to:  Community Mgr. or
                     Property Mgr.
Classification:  Exempt (Smaller properties
                          may result in Non-exempt
                          incumbents on occasion)		 Date: August 2005

Purpose: Manage and execute the maintenance activities in the most efficient and profitable manner
possible given existing physical and budget conditions, consistent with the goals of the company by
performing the following duties:

Duties & Responsibilities:

** Responsible for property maintenance activities including repairs, maintenance, turnovers, grounds, safety compliance and training, and related activities.
** Assures appropriate emergency response measures are in place, including incumbent's direct participation and review of any emergency matters that may arise.
** Continuous vigilance of all property areas, observing any issues affecting safety, appropriate maintenance measures, and curb appeal.
** Supervise subordinates and contractors to meet the needs of the property in all maintenance / turnover matters, including scheduling and counseling to meet property standards.
** Manages and responds service requests by prioritizing and organizing timely response (within 24 hours or per property policy). Ensures appropriate measures are implemented (within property policies), whether by property personnel or via support by contractors.
** Coordinates all activities associated with property turnovers, ensuring vacant units are made rent-ready in a timely and efficient manner. Responsible for final inspection of all turned units to ensure compliance with property standards.
** Prepares and submits for approval property expense budget associated with maintenance activities, including recommendations for capital improvements, as required.
** Directs property's maintenance operations within approved budget guidelines, seeking appropriate approvals for expanses that may vary from budget. Continuously evaluate processes, procedures, suppliers, etc in consideration of more efficiency and reduced cost of property's operations.
** Manages property in compliance with safety standards, including coordinating and chairing property's quarterly safety meetings, maintaining the property's Hazard Communication program, monitoring daily activities for safety compliance, recommending and implementing enhance safe practices, and training of personnel as required. As the maintenance Manager, performs and executes duties in a manner to promote safe work practices.
** Coordinates required technical training programs to maintain staff's skill level to meet the maintenance needs of property.
** Interviews and recommends contractors as required to meet the maintenance needs of the property, including negotiating of contract to include property standard form agreement terms (including compliance with insurance provisions), scheduling work to be completed, supervision of work performed, and final inspection of completed work prior to payment to contractor.
** Monitors property's tools, equipment, parts and supplies inventories, and coordinates purchasing within property's approved budget and policies, as needed.
** Manages all maintenance operations to include a high level of customer service, including effective and professional appropriate communication with residents, co-workers, suppliers, and contractors.
  Coordinates various projects under direction of Management to obtain competitive bids on special projects, explore alternative for major expenditures and improvements, assisting with maintenance related resident issues/complaints, and other non-routine activities may arise.
** Incumbent will perform various duties with subordinates to meet job requirements, including, but not limited to, serving on-call as necessary and extended working hours that are routinely necessary to meet the challenging and inconsistent demands of the property (such as seasonal issues such as snow removal, preparing recreational facilities, and high turnover periods).
** Incumbents of this position will direct staffs of various numbers that may also fluctuate according to season or demands of the property. Incumbent will routinely work with staff and perform similar duties to achieve maintenance objectives of the property.
  Other duties as necessary or assigned.

Essential Functions:    Duties and responsibilities noted with asterisks (**) are considered to be
the essential functions of the job description.

Supervision Provided: Immediate oversight over several employees, performing the same or directly related work most of the time as those led. Responsibility for costs, methods and personnel. Evaluates the performance of lower level positions. Duties include, but are not limited to:

  • Manage and execute all maintenance activities of property.
  • Implement the company's human resource policies and procedures consistently, properly documenting any counseling sessions.
  • Prepare staffing schedules.
  • Recruit and hire quality staff and recommend promotions and terminations when necessary.
  • Communicate and delegate duties to staff members.
  • Ensure all maintenance staff receive appropriate training.
  • Attention to detail while managing multiple competing tasks/demands within deadlines required.
  • Routinely follow up with residents concerning service call satisfaction.

QUALIFICATIONS:  To perform this position 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.

Education & Experience (minimum required to enter the position): A minimum of a high school education (or equivalent) is required. Minimum of three to five years of previous experience in property management maintenance, other building maintenance or related trade.

Required Skills or Knowledge: Must be able to diagnose problems with and repair the following:

  • Major appliances
  • HVAC (EPA Certification)
  • Basic - Intermediate plumbing
  • Basic - Intermediate electrical
  • Dry wall
  • General carpentry
  • Pool care
  • Roofs and gutters and other exterior repairs
  • Wallpaper/painting
  • Flooring repair (carpet, vinyl, and ceramic tile)

Technical Competencies: If applicable, valid Driver's License, current automobile insurance and acceptable driving record.
Language Skills: For safety and productivity reasons, this position requires the ability to read and write English or a supervisor must verify the understanding of direction by physical observation.
Mathematical Skills: Basic math skills
Reasoning Ability: Ability to apply common sense understanding to carry out simple one or two step instructions.

Physical Demands and Environmental Conditions: 

  • Spend 90% of time performing hands on tasks.
  • Ability to transport or move up to minimum 50 lbs. variable distances.
  • Possess the mobility and flexibility to use ladders and to access and work in confined spaces or at heights in excess of eight to nine feet.
  • Ability to work outdoors in temperatures exceeding 90 degrees or below 10 degrees.
  • Ability to personally perform general maintenance repair tasks without endangering themselves, residents, or co-workers.
Equipment Used: Ability to drive a vehicle without jeopardizing the safety of residents and fellow associates. Ability to use general maintenance equipment, including but not limited to: hand tools, ladders, landscaping equipment, blowers, power washer, pool chemicals, and required safety equipment. Requires individual to wear maintenance uniform and any necessary personal protective equipment (PPE).
Approval and Agreement of Position Understanding:

Manager's Signature: _____________________________________ Date: _____________


Employee's Signature: ____________________________________ Date: _____________