MAINTENANCE MANAGER
Company: NEW ADC LLC
Location: Dearborn
Posted on: June 23, 2022
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 service
- preserve the asset by a systematic program of preventive
maintenance
- promote safe work practices and reduce potential liability
- administer routine maintenance contracts
- Achieve 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 hours
- Achieve 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
FUNCTIONSAttendance
- Position 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.Equipment
- Position 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.General
- Ensure 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 Management
- Identify 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 FUNCTIONS
- Handle all maintenance-related resident problems.
- All other tasks as assigned by your supervisor.
Requirements:
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 appliances
- HVAC
- Basic-Intermediate plumbing
- Basic-Intermediate electrical (when no license required)
- Sheetrock
- General carpentry
- Pool care (if required by property)
- Pest control (if required by property)
- Roofs and gutters
- Wallpaper/painting
- Foundation/sidewalk
- Water irrigation systems
- Door and postal box locksIn addition, the position requires the
following skills:
- Ability to organize, lead and motivate others to achieve stated
objectives
- Ability 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 skills
- Ability 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
II
- EPA Certification
- Drivers 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.PI181916818
Keywords: NEW ADC LLC, Dearborn , MAINTENANCE MANAGER, Executive , Dearborn, Michigan
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