Job purpose

The building Superintendent is to maintain the physical integrity of the property. This involves insuring a safe,

secure and comfortable living environment for residents, visitors and staff. The building Superintendent will carry

out assigned duties in a safe manner and other duties as requested by the Property Manager.

Duties and Responsibilities

A building Superintendent must possess a variety of skills encompassing most of the construction trades,

including: basic skills as an electrician, carpenter, plumber, mechanic, painter, HVAC technician and roofer, as

well as be able to perform all the responsibilities of a porter, should the situation warrant. The building

Superintendent must always remain aware of their limitations and request the services of a professional when the

worker’s lack of expertise requires it. The building Superintendent might touch up paint in the lobby, repair a

faulty house lock, troubleshoot an open electrical short and replace a faucet, carry an extension ladder and use a

14-pound sledge hammer, all in the same day. The work involves building management, project management,

report production, and using state of the art property management software to achieve results at the residential

building. 

• Plumbing: includes the repair, replacement or installation of faucets, pipes, toilets, garbage disposals,

dishwashers, water-dispensing refrigerators, and washing machines.

• Electrical: includes the troubleshooting, repair, replacement or installation of power switches, fuses, wall

sockets, ceiling lights, and ceiling fans,.

• Drywall/Plaster repair: includes filling in small holes caused by nails and minor dings from normal wear

and tear most commonly performed between the time a tenant vacates a unit and a new renter assumes

occupancy.

• Painting: includes minor touch-ups following damage repair and new coats of paint applied to unit walls

between the time a tenant vacates a unit and a new renter assumes occupancy.

• Appliance repair: includes the repair, replacement or installation of major household appliances, such as

refrigerators, dishwashers, range ovens, washers and dryers, and air conditioners.

• Grounds keeping: includes mowing grass, pulling weeds, trimming and pruning trees and shrubs,

watering lawns and plants, replacing light bulbs along pathways and parking areas, sweeping or raking

leaves, and tidying up bark or other ground covering.

• Cleaning/housekeeping: includes maintaining a tidy appearance in shared community locations, such

as the leasing office lobby, clubhouses, and fitness or recreational areas. Also includes cleaning fixtures,

floors and other surfaces in vacated units before new renters assume occupancy.

• Snow removal: includes shoveling, blowing or plowing snow away from covered walkways and

driveways, and laying down rock salt atop icy surfaces to prevent slipping.

• Customer service: includes professional, prompt and courteous correspondence with renters when

scheduling and providing maintenance services, and with contracted vendors that provide additional

facility services.

• Time management: includes maintaining an organized scheduling and tracking system, usually on a

computer, to effectively complete all maintenance requests in a timely manner and in the order by which

they were received or by level of urgency.

• Represent K&Q in a professional manner as reflected by personal appearance, attention to detail,

jobsite cleanliness, customer service and safety.

• Document and record all work, purchases, deliveries, accidents, and any other related items in a timely,

professional manner.

• Respond to emergencies as needed including nights and weekends, being on-call with a cell phone. 

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• Record all inspections and related maintenance on appropriate forms in an accurate and timely

manner. 

• Prioritize all work to minimize vacancy loss, prevent property damage, and provide service to residents.

• Inventory Control: Be knowledgeable of inventory levels of spare parts and supplies and inform the

Superintendent of shortages.

• Mechanical systems: Inspect and maintain boilers, pumps & other mechanical systems.

• Supervise: May be responsible for supervision of building staff (Security Guards / Handymen / Porters) 

• Identify: Responsible to identify any building work that is required and communicate it to the Property

Manager. 

• Vendor Management: Responsible to supervise any contractor work in the building. 

• Compliance: Responsible to ensure overall compliance of all equipment and systems. 

• Service Contracts: Responsible for monitoring & managing all service contracts for the building. 

• Cleanliness / Curb Appeal: Responsible for cleanliness & appearance of the building. 

• Inventory: Responsible for inventory management of all cleaning supplies & materials. 

• Service Requests: Responsible for the timely completion of all tenant service requests.

• Apartment Turnover: Responsible for the timely preparation of apartment turn-over.

Qualifications

Qualifications include:

• Appearance: Neat, clean well groomed appearance

• Education: College degree in Engineering or related studies or equivalent - a plus 

• Proficient knowledge: Knowledge of carpentry and building maintenance, safe operation of basic hand

and power tools, oil burner systems, heating and ventilation systems, electrical systems, appliance

maintenance and maintenance, workplace safety and safe lifting and handling procedures, as well as the

knowledge of when to contact qualified service personnel.

• Skills: An employee in this position must be knowledgeable and skilled in a variety of trades:

- Working knowledge of boilers and building systems 

- Working knowledge of mechanical systems 

- Working knowledge of general plumbing 

- Working knowledge of electricity and electrical systems 

- Working knowledge of carpentry 

- Working knowledge of DHCR rules and regulations

• Abilities: Applicant must have the physical strength to lift cleaning materials and heavy equipment,

physical stamina for being on their feet all day

• Professional Certification: FDNY certificates of fitness for operating a low pressure boiler and

residential sprinkler systems.

• Experience: 5 to 8 years of experience as a building Superintendant.

• Manage Staff: 3 to 5 year experience supervising a diverse staff.

• Interpersonal & Communication: Excellent verbal & written communication and interpersonal skill

including conflict resolution necessary for working with staff and coworkers.

• Diversity: Experience working with people of different income levels and ethnic backgrounds.

• Organization: Proficient in the use of paper and software organizational systems.

• Computer Skills: Must be proficient and comfortable using the computer and a full suite of software

programs. 

General Requirements

• Must be able to work effectively in a fast paced, dynamic environment 

• Must be able to quickly organize and shift priorities 

• Must be able to meet tight deadlines with quality work 

• Must have a strong & committed work ethic 

• Bi-lingual or Tri-lingual - a plus 

• Must pass criminal background check and drug screening test.

Physical Requirements

The Building Superintendent has a physically strenuous and demanding job. He/she will be lifting, pulling and

managing heavy equipment and objects. The Building Superintendent will have to work in all weather conditions,

and must be prepared for both extreme heat and cold.

• Must be able to operate a high speed buffer or burnisher to polish common area corridor floors up to 25%

of the time.

• 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

• Must be able to operate an outdoor broom or sweeping equipment daily to maintain the outdoor

appearance of property.

• 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 – 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

• 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.

• 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. 

Speaking Requirements

• Constant need (66% to 100% of the time) to verbally communicate with assistants, staff, peers,

supervisors, vendors and residents. 

Working Environment

• Indoors (66% to 100% of the time). Frequently outdoors (33% to 66% of the time), all conditions, often for

extended periods.

• Occasional exposure (1% to 33% of time) to paint fumes, solvents, adhesives, etc. Example: Apartments

during/after make-ready.

• Frequent need (33% to 66% of the time) to work in awkward and confining positions. 

Reasoning Development

Must be able to apply principles of logical thinking to a variety of practical situations and accurately follow

standardized procedures that may occasionally involve minor deviations. Needs ability to think rationally beyond a

specific set of instructions and problem solve.

In order to achieve success the Management team must embrace certain core principles and values.

• Honesty

• Integrity

• Competence

• Tenacity & Enthusiasm

• Creativity

• Professionalism 

This job description in no way states or implies that these are the only duties to be performed by the employee(s)/

incumbent in this position. Employee(s) will be required to follow any other job-related instructions and to perform

any other job-related duties requested by any person authorized to give instructions or assignments.

This document does not create an employment contract, implied or otherwise, other than an "at will"

relationship. The organization is an equal opportunity employer.