Maintenance Supervisor

JOB PURPOSE:

The Maintenance Supervisor has primary responsibility for the physical integrity of each community and proper maintenance and oversight. The majority of a Maintenance Supervisor’s time is involved in the scheduling of work orders, the preparation of new apartments for occupancy, and completion of on-going maintenance projects on each community.

PRIMARY DUTIES & RESPONSIBILITIES:

Will always include those specifically assigned by the Community Manager.

· Providing excellent service to residents, guests, employees and contractors.

· Overseeing the maintenance staff for the community.

· Providing training to all maintenance staff members to be able to fill-in as necessary.

· Scheduling work orders.

· Maintaining the community effectively while following budget guidelines.

· Overseeing the completion of routine service requests within 24 hours.

· Completing service request records and informing the Community Manager of any resident maintenance issues.

· Developing maintenance and cleaning schedule for all areas of the community including common areas, amenities, breezeways, parking lots and entrance areas.

· Keeping maintenance shop in an organized and clean condition.

· Purchasing all maintenance supplies in accordance with budget guidelines.

· Adhering to all government policies including OSHA and EPA guidelines.

· Reviewing work with all outside contractors prior to completion.

· Maintaining operations and response plans for issues such as asbestos lead and mold.

Specific Responsibilities:

Daily/Weekly

· Daily Community Manager Meetings: Meet with Community Manager at beginning and end of each day to review maintenance issues and make-ready status. Communicate all

maintenance concerns and plans of corrective action. On at least a weekly basis,

discuss status of maintenance budget.

· Common Area Inspection: Walk Common areas daily, before 10 am.

· Grounds Inspection: On peak days (i.e. Mondays), ensure that all areas of property are inspected by entire maintenance staff. Segment out the property for trash pick-up.

· Maintenance Staff Meeting: Enforce uniform standard and nametags. Schedule/organize technicians and groundskeeper. Review cleanliness of shop and supplies status (Daily).

· Schedule: Ensure maintenance coverage during all operating hours.

· Make-Ready Preparation: Get make-ready report on a daily basis, schedule turns accordingly. Ensure vendor locks are installed (if utilized).

· Make-Ready Board: Update make-ready board and make-ready schedule in the CSR. (Daily)

· Workorders: Schedule workorders and complete workorders as necessary. Ensure 24-hour response policy. (Daily)

· Move-Outs: After Community Manager inspection, walk all move-outs prior to make-ready to determine whether touch ups can be done or full paint is needed. (daily/as needed)

· Key Log: Check key log daily. Ensure all keys are accounted for at end of day. If office is open late, ensure office staff knows to check prior to close.

· On Call: Provide on call coverage during non business hours. On larger properties, schedule maintenance on call amongst maintenance staff. Ensure all weekends are covered appropriately.

· Breezeway Cleanliness: Enforce trash standards on property. Put out trash notices. (Daily)

· Logs: Maintain MSDS/OSHA/EPA logs in shop and office (Daily). Keep office staff and maintenance staff informed at weekly meetings of changes in MSDS sheets.

· Community Service Register (CSR): Ensure CSR is updated and properly utilized for maintenance functions. Maintain Preventative Maintenance Schedules as detailed in CSR.

· Irrigation: Check on a weekly basis. Refer to preventative service schedule within CSR.

· Trash compactor oversight: Ensure coverage on weekends or in supervisor’s absence. (Weekly)

· Overtime Review: Enforce overtime policy. Ensure no overtime during week if possible. Communicate overtime status every Monday to Community Manager. (Weekly)

· Maintenance Inventory: Check inventory on a weekly basis. Order supplies as needed. Utilize approved vendors (i.e. Century Supply) where possible and minimize retail purchases (i.e. Ace and Home Depot).

· Common Areas: Ensure maintenance of common areas on weekends and Saturday afternoon cleans. (Weekly)

· Pool maintenance: Ensure weekly maintenance and coverage on weekends during season.

Monthly

· Car Check: Walk entire property for car check on a monthly basis. Delegate car check to maintenance staff on a weekly basis. Communicate issues to Community Manager for follow-up.

· Inspections: Perform all required inspections as detailed in the CSR. Inspect all

breezeways monthly.

· Landscapin