POSITION OF: MAINTENANCE SUPERVISOR
REPORTS TO: COMMUNITY DIRECTOR
The MAINTENANCE SUPERVISOR position is: NON-EXEMPT (hourly).
The purpose of this job description is to communicate the responsibilities and duties associated with this position. Our company emphasizes a TEAM APPROACH and expects every person to perform any reasonable task or request that is consistent with fulfilling company objectives.
It is imperative that you review these duties, skills and physical requirements closely and that you understand that, by signing the Job Description, you are verifying that you can perform all the duties, have the skills and possess the physical abilities that are necessary to perform the job as described.
DUTIES AND RESPONSIBILITIES
The MAINTENANCE SUPERVISOR will conduct all business in accordance with company policies and procedures, state and federal laws; e.g., OSHA, ADA, Fair Housing, etc. The MAINTENANCE SUPERVISOR is responsible for maintaining the physical integrity of the community at all times. This involves insuring a safe and secure living environment for residents, visitors and staff. It is the MAINTENANCE SUPERVISOR’S duty to anticipate, identify and correct any and all problems involving the property and to implement procedures that will prevent such problems. An effective program of maintenance is essential in order to:
1. Maintain a safe environment.
2. Cultivate resident satisfaction.
3. Protect the investment of the apartment property owner.
RESIDENT SERVICE
1. Performs maintenance tasks personally or delegates to assistants. Oversees and occasionally inspects work performed by assistants.
2. Institutes and manages system for handling resident service requests. Corrects situations within 24 hours.
3. Schedules maintenance personnel in conjunction with Community Director so that maintenance is available for emergency purposes, 24 hours a day, seven days a week.
PREVENTIVE MAINTENANCE/SAFETY
1. Conducts regularly scheduled safety meetings with entire staff. Keeps MSDS sheets current and readily accessible. Maintains thorough knowledge of pertinent laws and EPA and OSHA regulations governing property storage and management of hazardous materials, including solvents, flammables, caustics and refrigerants.
2. Must be aware of the condition of physical property throughout the community and immediately correct unsafe conditions; e.g., broken gates leading to the pool, broken steps, open holes, broken/burned out exterior lights, etc.
3. Maintains accurate records regarding preventive maintenance, service requests (received and completed), expenditures, apartment make-ready status, work-in-progress, etc.
4. Schedules and performs minor and routine maintenance on all appropriate equipment on a regular basis. Inspects and maintains all tools in excellent condition.
5. Indoctrinates and assists in development of all subordinate maintenance staff. Instills a “safety first” attitude not only with maintenance technicians but also with all staff.
6. Instructs staff on proper use and guidelines for wearing safety items.
GENERAL
Diagnoses and performs minor and routine maintenance/repair involving the following on a daily basis:
1. Electrical and plumbing (including water lines).
2. A/C and heating systems.
3. Appliances.
4. Water irrigation systems.
5. Stairs, gates, fences, patios, railings.
6. Tile, carpet, flooring.
7. Roofing, gutters, fasteners.
8. Interior/exterior lights.
9. Fireplaces, ceiling fans.
10. Gas fixtures and appliances.
11. Shutters, doors, cabinets, windows, sliding glass doors.
12. Boiler, gas and electric.
13. Door locks, P.O. boxes and locks.
14. Security systems.
15. Ceiling leaks.
16. Walls.
17. Pool areas, tile, jacuzzi, pool furniture.
18. Ensures that all make-ready repairs and services are completed correctly and on schedule.
19. Reports all major repairs and requisitions to Community Director prior to any expenditure of funds.
20. Change locks and make keys.
21. 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.
22. Maintains adequate inventory of spare parts and maintenance materials to handle most common repairs and situations.
23. Identifies all utility meter cut-offs, apartment and fixture cut-offs, sewer cleanouts and prepares maps indicating same.
24. Performs work area clean-up and safety related duties.
25. Ensures that storage areas remain locked when not in use.
26. Assists in keeping grounds neat and free of litter.
27. Rakes, sweeps, shovels as circumstances warrant.
28. Performs any additional duties assigned by manager or property supervisor.
QUALIFICATIONS
Position requires at least 3 years experience in property maintenance or equivalent field. Must have current HVAC certification (EPA – Type II or better). Sites with 150 or more units, requires previous supervisory experience. Must score no less than a 75% on maintenance test. Must pass a pre-employment drug and alcohol screen. Gatehouse is a Drug Free Workplace and an Equal Opportunity Employer.
Equipment Requirement: Required to wear back support belt, wear goggles when working with specific equipment, wear masks and gloves and other safety equipment as tasks dictate.
Work Hours: 40 hours per week. Weekends as circumstances warrant; on-call on a rotating basis and 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, posthole diggers, etc.
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 Equip.: Motors, pumps, compressors, blowers, electric and hand power augers, etc.
Measuring Devices: Calipers, voltmeters, ohmmeters, testing meters, PH tests, gauges, etc.
PHYSICAL REQUIREMENTS
1. Constant need (66% to 100% of the time) to be on feet.
2. Have constant need (66% to 100% of the time) to perform the following physical activities:
Bend/Stoop/Squat/Kneel Perform routine maintenance/repairs, pick up tools and needed equipment.
Climb Stairs Service requests, make-ready needs for 2nd and 3rd floor apartments.
Push or Pull Move equipment, appliances, open and close doors, etc.
Reach Above Shoulder Perform routine maintenance/repairs, stock and remove equipment, parts, etc.
Climb Ladders Perform routine maintenance/repairs.
Grasp/Grip/Turning Handle tools and equipment, perform routine maintenance/repairs.
Finger Dexterity Handle tools and equipment, perform routine maintenance/repairs.
1. Constant need (66% to 100% of the time) to perform the following physical activities:
Writing Inventory maintenance, requisition requests, required maintenance reports.
2. Lifting/carrying (supplies, replacement parts, ladders, etc.):
Over 150 lbs. Rare need (less than 1% of the time)
75 – 150 lbs. Occasional need (1% to 33% of the time)
25 – 75 lbs. Frequent need (33% to 66% of the time)
1 – 25 lbs. Constant need (66% to 100% of the time)
NOTE: Lifting and carrying of weights exceeding 50 lbs. is often accomplished with assistance from one or more persons. Examples of heaviest items lifted include washer/dryers, refrigerators, A/C units, abandoned sofas, etc.
VISION REQUIREMENTS
3. Constant need (66% to 100% of the time) to document maintenance and complete forms, review manuals and operating instructions, read cautionary labels, respond to written instruction from staff and residents. Constant need to see small detail when performing routine maintenance duties.
4. Frequent need (33% to 60% of the time) to see things clearly beyond arm’s reach (oversee assistants, observe problems throughout the property).
HEARING REQUIREMENTS
1. Constant need (66% to 100% of the time) to communicate with assistants, resident staff, vendors and residents. Must use listening skills to diagnose needed repairs, etc.
SPEAKING REQUIREMENTS
2. Constant need (66% to 100% of the time) to verbally communicate with assistants, resident staff, vendors and residents.
TRAVEL/DRIVING REQUIREMENTS
3. Frequent need (33% to 66% of the time) to utilize personal transportation to pick up replacement parts and supplies from vendors. Rotation “on call” status may occasionally require expedient travel to assigned property at moments notice. Pick up and deliveries to the corporate office.
4. Must have valid driver’s license and automobile insurance coverage and be insurable under Gatehouse Management policy.
WORKING ENVIRONMENT
1. Indoors (66% to 100% of the time). Frequently outdoors (33% to 66% of the time), all conditions, often for extended periods.
2. Occasional exposure (1% to 33% of time) to paint fumes, solvents, adhesives, etc. Example: Apartments during/after make-ready.
3. Frequent need (33% to 66% of the time) to work in awkward and confining positions.
REASONING DEVELOPMENT
1. HIGH. Must be able to apply principles of logical thinking to define problems, collect pertinent data, establish facts, draw valid conclusions and initiate appropriate course of action. Must effectively convey ideas, images and goals to a diverse group of personalities.
