Description

Position Summary

The Maintenance Technician assists the Maintenance Lead in maintaining the physical integrity of the community at all times. This involves ensuring a safe and secure living environment for residents, visitors, and staff. The maintenance HVAC technician will carry out assigned duties in a safe manner and other duties as requested by the maintenance lead. In the absence of the Maintenance Lead, the Maintenance Technician will assume all maintenance responsibilities.

Primary Accountabilities

Achieve Results

1. Manages and ensures all repairs and maintenance work is completed within budget targets.

Operational Excellence

2. Install, maintain, and repair HVAC systems

 Manage and ensure all properties, tools, and assets under management are properly maintained and operating at their highest capacity and efficiency.

3. Must be aware of the condition of physical property throughout the community and immediately initiate action to correct unsafe conditions (for example, broken gates leading to the pool, broken steps, open holes, broken/burned-out exterior lights, etc.)

4. Schedules and performs routine preventative maintenance on all appropriate equipment as directed by the Maintenance Lead and Property Manager;

a. Must be aware of all utility meter cut-offs, apartment and fixture cut-offs, and sewer cleanouts

b. Performs work area cleanup and safety-related duties

5. Ensures that all administrative functions are completed promptly and accurately. Such functions include, but are not limited to; a. Submits required reports to home office on a weekly and monthly basis b. Maintains records of all aspects of management activity on a daily, weekly, and monthly basis

6. Ensure all property under management achieves satisfactory ratings from all local code or housing authority agencies.

7. Ensure all properties are managed and compliant with all local, state, and federal codes, laws, rules, and regulations, including, but not limited to, the Fair Housing Act, the Americans with Disabilities Act, the Fair Credit Reporting Act, OSHA, and corresponding local or state-level requirements.

8. Ensure all residents enjoy the benefits of living in a property community that is maintained in a professional, timely, and high-quality manner at all times.

Relationship Management

9. Establish effective communication and favorable relationships with all residents, contractors, and staff working on the property.

10. Develop and maintain positive, favorable relationships with all other company staff and departments.

11. Develop and maintain effective relationships with all third-party contractors, vendors, and related partners.

12. Develop and maintain effective relationships with all city, county, and state-level agencies, safety personnel, housing authorities, and related community partners.

Leadership/Stewardship

13. Represent the organization in a highly professional manner and uphold its mission and policies at all times.

14. Manage and ensure the hiring and development of a high-performing staff team.

15. Ensure the safety and well-being of all residents and staff on the property at all times.

a. Reports all liability and property incidents to the home office immediately

b. Ensure that all workers’ compensation claims are reported and proper paperwork is completed

16. Ensure all staff are managed consistently and compliant with all local, state, and federal laws, rules, and regulations.

17. Ensure all company resources are property protected, safeguarded against loss, and utilized in a manner consistent with their intended purposes.

Essential Functions

1. Physically walk and inspect the property on a regular basis
2. Diagnoses and performs on a daily basis minor or routine maintenance and repair involving the following:

a. Electrical and plumbing (including water lines)

b. A/C and heating systems

c. Appliances (when applicable)

d. Water irrigation systems

e. Stairs, gates, fences, patios, railings

f. Tile, carpet, flooring

g. Roofing, gutters, fasteners

h. Interior/exterior lights

i. Fireplaces, ceiling fans

j. Gas fixtures and appliances (where applicable)

k. Shutters, doors, cabinets, windows, sliding glass doors

l. Boilers, gas and electric

m. Door locks, P.O. boxes and locks

n. Security systems (where applicable)

o. Ceiling leaks

p. Walls

q. Pool areas, tile, hot tub/spa, pool furniture

r. Elevator

s. Flooring

t. Grounds

3. Inspects and helps coordinate all needed make-ready repairs and services and assists make-ready staff as required to meet deadlines

4. Reports all major repairs and requisitions to Maintenance Lead or Property manager prior to any expenditure of funds

5. Changes locks and makes keys

6. Removes and transfers heavy appliances and equipment from storage area to apartment (or vice versa) as circumstances warrant

7. Assists in moving abandoned furniture, appliances, etc., to dumpster when necessary

8. Must be knowledgeable of inventory levels of spare parts, maintenance materials and supplies; informs Maintenance Lead of shortages

9. Assists in keeping grounds neat and free of litter, which involves raking, sweeping, and shoveling as circumstances warrant

10. Monitors and schedules all maintenance activities

11. Makes periodic inspections with residents of move-in/move-outs

12. Attends scheduled corporate management meetings

13. Maintains records of all aspects of management activity on a daily, weekly, and monthly basis

14. Submits required reports to home office on a weekly and monthly basis

Requirements

Qualifications

Experience/ Knowledge

• The position requires at least one year of experience in property maintenance.
•  HVAC Certified 
• Maintain thorough knowledge of pertinent laws and EPA and OSHA regulations governing property storage and management of hazardous materials, including solvents, flammables, caustics, and refrigerants.

Work Hours

• The position requires a minimum of 40 hours per week, weekends as circumstances warrant, and rotating on-call shifts for emergencies.

Equipment/Machinery/Tools

• An associate in this position must be knowledgeable and skilled in the safe use and maintenance of the following tools:
• Hand Tools: Various wrenches, hammers, grips, saws, sledgehammers, 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 and double ladders
• Mechanical Equipment: Motors, pumps, compressors, blowers, electric and hand power augers, etc
• Measuring Devices: Calipers, voltmeters, ohmmeters, testing meters, PH tests, gauges, etc

Education

• High School Diploma (preferred)

Physical Requirements

• Constant need (66% to 100% of the time) to be on feet
• Have a constant need (66% to 100% of the time) to perform the following physical activities:

Bend/Stoop/Squat - Perform routine maintenance/repairs; Pick up tools and needed equipment

Climb Stairs - Service requests and make-ready needs for 2nd and 3rd floor apartments

Push or Pull - Move equipment and 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; Always have someone stabilize the ladder whenever going over 4 ft.

Grasp/Grip/Turning - Handle tools and equipment; Perform routine maintenance/repairs

Finger Dexterity - Handle tools and equipment; Perform routine maintenance/repairs

Writing - Inventory maintenance; Requisition requests; Required maintenance reports

Lifting/Carrying (supplies, replacement parts, ladders, etc.):

Over 150 lbs. - Rare need (less than 1% of the time)

75 lbs. – 150 lbs. - Occasional need (1% to 33% of the time)

25 lbs. – 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 to be 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

• Constant need (66% to 100% of the time) to document maintenance and complete forms, review manuals and operating instructions, read cautionary labels and respond to written instruction from staff and residents
• Constant need to see small detail when performing routine maintenance duties
• 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

• 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.

Driving Requirements

• Frequent need (33% to 66% of the time) to utilize personal transportation to pick up replacement parts and supplies from vendors
• Rotating “on call” status may occasionally require expedient travel to assigned property at a moment’s notice
• Pick up and deliveries to the corporate office
• Must have valid driver's license and automobile insurance

Working Environment

• Indoors (66% to 100% of the time); frequently outdoors, all conditions, often for extended periods
• Occasional exposure (1% to 33% of the time) to caustics, solvents, oils, fumes, flammables, pesticides, etc.; for example, in apartments during or after they are made ready for move-in
• Frequent need (33% to 66% of the time) to work in awkward and confining positions