MAINTENANCE MANAGER

Company: NEW ADC LLC
Location: Lutz
Posted on: March 18, 2023

Job Description:

Description:Job Objective: Effectively manage the maintenance function at the property to:Maintain the property in a clean, neat condition and in a good state of repair-meeting or exceeding AMC quality standards of maintenance and resident servicepreserve the asset by a systematic program of preventive maintenancepromote safe work practices and reduce potential liabilityadminister routine maintenance contractsAchieve excellent, timely and responsive service for our residents. Under routine circumstances, emergencies should be resolved on the spot and non-emergency items should be resolved within 24 hoursAchieve fiscal responsibility and adherence to the Maintenance Budget while meeting current service requirements and necessary preventive maintenanceINTRODUCTION: The purpose of this position description is to communicate many of the responsibilities and duties associated with the position of Maintenance Manager. While the information is comprehensive, it is noted some of the responsibilities and duties may not be addressed. Altman Management Company operates with a Team Approach and fully expects every person to perform any reasonable task or request that is consistent with fulfilling company goals and objectives. As it is the Company's philosophy to promote from within whenever possible, it is recommended each associate familiarize themselves with the duties and responsibilities of those positions directly above and around their own. This position description does not constitute an employment contract between AMC and any associate.ESSENTIAL JOB FUNCTIONSAttendancePosition requires ability to work any of the seven days of the week, 52 weeks of the year (subject to earned vacation time). It is extremely critical that individuals possess the ability to work their scheduled hours plus any other hours necessary to complete the job. Position requires the ability to serve on-call, as scheduled or as necessary.EquipmentPosition requires individuals to furnish their own vehicle to transport tools and supplies around the property. Persons must be able to drive the vehicle without jeopardizing the safety of residents and fellow associates.Position requires individuals to be able to use general maintenance equipment including, but not limited to: hand tools, paint equipment, pool chemicals (where applicable), ice removal equipment (where required), ladders, freon recovery units, landscaping equipment, and required safety equipment.Position requires individuals to wear specified maintenance uniform apparel and safety equipment as required.Position requires the ability to answer telephones, clearly, respond to inquiries, and produce clear service requests and to utilize a computer and software programs used by the Company.GeneralEnsure that physical condition of the property is maintained according to company operating and safety standards. Ensure that service requests and repairs are made correctly and in a timely manner. Maintenance Managers will spend less than 40% of their time performing hands-on repairs/maintenance work. The remaining time will be spent supervising the work of other associates, outside contractors, and performing general management functions. Position requires ability to transport or move up to 60 pounds variable distances; 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 personally perform general maintenance repair tasks without endangering themselves, residents or fellow associates.Organize and prioritize service requests and general maintenance tasks and utilize a work order computer software program.Oversee turn-key operation. Ensure that vacant units are made rent-ready in a timely manner, with a minimum standard of 75% of vacants rent ready at all times. Perform turn-key work as required. Ensure all make-readies are inspected. Unless there are unusual circumstances, turns are expected to be done in 72 hours.Schedule and supervise other maintenance staff and the work performed by outside contractors.Maintain a proper inventory of supplies and tools sufficient for providing service and maintaining the property. All supply purchases are to be cost effective and in accordance with standard purchase order system and proper bidding procedures, using approved vendors, products and pricing.Prepare written staffing schedules to ensure work is completed in a timely manner while remaining within budgetary guidelines.Develop and maintain a preventive maintenance program that minimizes emergency repairs and service requests. The Company preventive maintenance program is to be modified, as necessary, to meet the unique requirements of the property. Know and adhere to the company's safety programs, policies and procedures. Maintain the hazard communications program. Teach and promote safe work practices among on-site staff.Participate in AMC training classes, meetings and activities, as required.Hire quality staff and develop, lead and manage them. Ensure staff is motivated, functions as an effective team and provides superior level of customer service. Responsible for maintenance department personnel management functions. Inspect grounds, buildings, and any other property features in accordance with the approved schedule of maintenance. Such schedule will include daily, weekly, monthly and other periodic tasks depending on the item/feature to be maintained.Maintain Company customer service standards to ensure the quality of service and maintenance as described herein and as outlined in the Company's Policies and Procedures Manual. Work with staff to respond to resident requests and work with residents and staff to ensure issues are resolved timely and properly.Clearly and effectively communicate with residents, owner, other associates, vendors and supervisors in written and verbal form.Work with Property Manager to develop property budgets, marketing plans and re-forecasts.Work with Property Manager to identify and coordinate scheduling of needed capital improvements.General ManagementIdentify and analyze problems and develop and implement decisions that help the property achieve the owner's objectives and are consistent with the management company's policies and procedures.Effectively plan and organize present and forecasted workloads.Provide a full complement of high quality on-site staff through effective recruiting, training and other personnel management techniques. Effectively disseminate all information and instructions necessary for others, including supervisors, peers and subordinates, to do their work.Actively participate in budget forecasting and manage to the approved budget.Provide quality control of maintenance services provided to our residents and to the property itself. WORKING ENVIRONMENT:Frequently indoors (50% to 75% of time) Moderately outdoors, all conditions, often for extended periods (25% to 50% of time).Occasional exposure (1% to 25% of time) to paint fumes, cleaning chemicals, adhesives, etc. Example--apartment immediately after make-ready.Moderate need (25% to 50% of time) to work in awkward and confining positions.ADDITIONAL FUNCTIONSHandle all maintenance-related resident problems.All other tasks as assigned by your supervisor.PM23Requirements:EducationMinimum high school diploma or equivalent. For safety, productivity and service reasons the position requires the ability to speak, read and write English clearly and fluently. In addition, the position requires the ability to accurately perform basic to intermediate mathematical functions.ExperienceMinimum of three to four years previous experience in property management maintenance, other building maintenance or related trade. Older properties (5+ years) may also require previous renovation experience. Minimum of one year previous supervisory experience is required. SkillsMust be able to diagnose problems with and repair the following:Major appliancesHVACBasic-Intermediate plumbingBasic-Intermediate electrical (when no license required)SheetrockGeneral carpentryPool care (if required by property)Pest control (if required by property)Roofs and guttersWallpaper/paintingFoundation/sidewalkWater irrigation systemsDoor and postal box locksIn addition, the position requires the following skills:Ability to organize, lead and motivate others to achieve stated objectivesAbility to define problems, collect pertinent data, establish facts, draw valid conclusions, and initiate appropriate action.Effective, clear verbal and written communication skills.Superior customer service skillsAbility to read, write and speak English clearly and fluently.Ability to accurately perform basic to intermediate mathematical functions.Ability to function as a team player.Have a high degree of personal drive, focus and attention to detail to achieve high standards of performance.Ability to analyze and forecast maintenance operating budget requirements, and operate to the established budget.Ability to use a computer, utilize a computerized work order program and a parts inventory control program.Licenses:HVAC Refrigerant Transition and Recovery Certification, Type IIEPA CertificationDrivers license and valid insurance.Pest control (if done in-house).Other licenses and certifications as required by state law.PHYSICAL REQUIREMENTS Frequent need (50-75% of time) to be on feet. Frequent need (50-75% of time) to perform the following physical activities: Bend/stoop/squat/kneel Perform maintenance repairs, pick up tools and equipment Climb Stairs Establish make-ready needs, inspect completed service work in upper floor apartments Push or Pull Move equipment, appliances, open and close doors, etc. Reach above Shoulders Check stock supplies, remove equipment, parts, perform repairs. Climb ladders To perform routine maintenance/repairs Grasp/grip/turn Handle tools and equipment, telephone Finger dexterity Handle tools and equipment, perform maintenance and repair tasks Writing/typing Inventory maintenance, service and requisition requests, inter- office memos, maintenance reports Lifting/carrying (supplies, replacement parts, ladders, etc.) over 150 lb. Rare need (less than 1% of time) between 75-150 lb. Occasional Need (1% to 25% of time) between 25-75 lb. Moderate Need (25% to 50% of time) between 1-25 lb. Frequent need (50% to 75% of time)NOTE: Lifting and carrying of weights exceeding 50 lb. is often best accomplished with assistance from one or more persons. VISION REQUIREMENTS:Constant Need (75% to 100% of time) to document maintenance and complete forms, review manuals and operating instructions, read cautionary labels, respond to written instructions from staff and residents. Constant need to see small detail when performing routine maintenance duties.Frequent Need (50% to 75%) to see things clearly beyond arm's reach (oversee assistants, observe problems throughout property).HEARING REQUIREMENTS:Constant need (75% to 100% of time) to communicate with assistants, residents, vendors, and on-site staff. Must have listening skills to diagnose needed repairs, etc.SPEAKING REQUIREMENTS:Constant need (75% to 100% of time) to verbally communicate with assistants, residents, vendors, and resident staff.DRIVING REQUIREMENTS:Occasional need (1-25% of time) to utilize personal transportation to pick up replacement parts and supplies from vendors/suppliers. Rotating on-call status may occasionally require expedient travel to assigned property at a moment's notice.PI207687667

Keywords: NEW ADC LLC, Brandon , MAINTENANCE MANAGER, Professions , Lutz, Florida