Primary Purpose of Position:To be responsible for all aspects of property maintenance including curb appeal, service requests, apartment turnovers, preventative maintenance, and relations with associates, contractors, and team members. To direct and control all maintenance personnel and resources to the end that the property is always maintained in good physical condition and within all budgetary guidelines.

Liv in action! | Liv It:

Support Liv Communities’ Why, Promise, and Values. Incorporate the Liv It! concept and our core values of Liv empowered, Liv meaningfully, Liv simpler, Liv well and Liv with luv into strategy, daily decision making, and relationships.

Duties and Responsibilities:

• Oversees Maintenance Staff
  • Prioritizes workload (turnovers, services requests and other improvements or repairs), delegates tasks equally amongst self and team members and ensures that work is completed in a professional manner with the highest regard to quality workmanship.
  • Assists team members in their absence or failing to complete assigned work daily.
  • Adheres to and enforces Liv Communities SOP’s and related policies and procedures to complete work on-site.
  • Evaluates staff performance on a periodic basis.
  • Implements disciplinary action as necessary per company guidelines.
  • Hires, trains, and motivates team members.
  • Provides team members opportunities for field related education.
  • Monitors staff’s time and ensures accuracy of timesheets and on-call service requests.
  • Provides recognition to outstanding team members.
• Contractors
  • Prepares specifications and requests proposals from service contractors to make repairs or maintain the community and apartments.
  • Adheres to Liv Communities Contractor Hiring policy.
  • Evaluates contractor’s service and takes corrective action when contractor fails to perform by terms and conditions of the proposal or contract.
  • Oversees service to be completed.
• Purchasing
  • Periodically (usually monthly) evaluates inventory, prepares a request for supplies and places orders to replenish stock items.
  • Receives supplies and updates inventory.
• Service Requests
  • Adheres to SOP, Maintenance Service Response and Communication Protocol, when completing all service requests.
  • Prioritizes self directed service requests and makes quality workmanship repairs in a timely manner.
  • Reviews completed requests and follows up with a percentage (usually 10%) of services requests completed to ensure Resident’s satisfaction.
  • Communicates with Residents when service requests cannot be completed in a timely manner.
• Turnovers
  • Adheres to SOP, Turnover Policy.
  • Installs turnover lock on apartment.
  • Prepares or reviews the Turnover Checklist, prioritizes workload, obtains appropriate materials and tools from the maintenance shop and proceeds in completing or delegating the work within the given time.
  • Follows through to ensure that other specified contractors complete scheduled contracted work. Contacts specified contractors when contracted work is unsatisfactory or has not been completed in a timely manner.
  • Inspects the apartment after Turnover Checklist has been completed and takes care of any items that were overlooked
  • When the apartment is in ready condition, installs normal apartment lock.
  • Gathers or receives all keys, including the mailbox and garage keys, as well as the garage remote and completes a final inspection.
• Safety and Compliance
  • Follows regular safety procedures as stipulated by best practices, MSDS, and all company SOP and policies.
  • Ensures maintenance team members follow all safety guidelines and best practices in the field.
  • Serves as the program administrator for the respiratory compliance program, trains members on respiratory compliance, and ensures all members of this program comply with the policy as outlined.
  • Responsible for training team members and ensuring compliance with mold remediation policy.
  • Responsible for maintaining adequate first aid supplies at maintenance shop, office, and pool when applicable.
  • Responsible for keeping an up to date MSDS book and training personnel on use and location of the MSDS.
  • Contacts Human Resources Director and Maintenance Compliance Manager regarding any potential safety concerns.
  • Complies with the Liv Communities Employee Safety and Compliance manual.
• Daily Inspections
  • Inspects common areas and community amenities daily to ensure that these areas are in good condition.
  • Prepares appropriate service requests when areas need attention. If corrective action is minor and tools and/or material is in stock, proceeds with or delegates necessary work to be completed.
• Preventative or Seasonal Maintenance
  • Ensures that following maintenance is completed on a regular basis per requirements:
  • Prepares and follows though on applicable preventative maintenance schedule as outlined in Liv Communities SOP’s.
  • Performs start-up, regular maintenance, and winterization of irrigation system.
  • Completes or delegates swimming pool opening procedures, daily maintenance, and end of season close down procedures.
  • Installs, removes, and performs regular maintenance work on fountains.
  • Inspects and performs regular maintenance on building H.VA.C. systems.
  • Performs preventative maintenance in buildings and/or individuals apartments including, but not limited to, heating and air-conditioning systems, plumbing fixtures, sprinkler system, smoke detector and fire extinguishers.
• Administrative
  • Contacts Residents to communicate status of service requests or work in common areas.
  • Completes service requests and leaves a copy for the Resident and/or office.
  • Notes inventory checklist when material is removed for use in the community.
  • Completes time sheets.
  • Reviews monthly profit and loss statement and monitors maintenance expenses.
  • Assists Property Manager with the preparation of the annual budget regarding maintenance supplies and contractors.
• On-call Requests
  • Carries cellular phone 24 hours/day during the assigned on-call period.
  • Responds to all calls within 10 minutes of alert.
  • Contacts party requesting emergency service to assess situation, troubleshoot problem, advises on controlling damage, and provides Resident with an estimated arrival time.
  • Does not travel more than 30 minutes from the community during the assigned on-call period to ensure timely response in case of an emergency.
• Support
  • Mentors and provides training to co-workers on repairing of appliances, plumbing fixtures and other building systems.
  • Offers assistance as necessary to alleviate a team member’s workload.
• Reputation – Maintain a positive reputation in the Liv Communities properties
• Communication
  • Maintains a professional and friendly rapport with residents, team members and contractors.
  • Keeps Property Manager apprised of unhappy team members, angry Residents, complaints, alleged neighbor disputes or incidents believed to have violated a community policy or term of the Lease.

Job Qualifications:

• Skilled at a Maintenance III level.
• Minimum of two years apartment maintenance or related field maintenance experience.
• Type or Universal refrigerant certification or ability to obtain this certification within six months. Type I is also required at communities with wall air conditioning sleeve units.
• Completion of one approved fair housing seminar within one year, and every 2 years thereafter.
• High school diploma or equivalent GED preferred.

Scheduling Requirements:

• Required to maintain a regular schedule which may require working overtime, weekends, and some holidays as well as some afterhours resident events.
• May be required to be on-call and aid during staffing deficiencies on-site.

Physical Requirements:

• Ability to lift, push and pull up to 100 pounds.
• Ability to walk around the property several times daily - up 10 miles a day.
• Ability to walk on uneven surfaces.
• Ability to climb several flights of stairs several times daily.
• Hearing and visual ability to observe and detect signs of emergency required.
• Must be able to sit, stand, reach, bend and stoop for extended periods of time.
• Must be proficient in speaking, reading, and writing in English.

Liv will make reasonable accommodations to enable individuals with disabilities to perform the essential functions.

Environment

• Exposure to hot, cold, wet, humid, or windy conditions (temperatures may vary depending on the weather in the different regions).
• Exposure to noise, vibrations, atmospheric conditions, as well as working in confined or restricted spaces which may require the ability to wear a respirator and compliance with a facial hair policy.
• Potential exposure to chemicals, electrical shock, heights, mechanical parts or machines, and fire.

This job description in no way states or implies that these are the only duties to be performed by the team member occupying this position. Team members will be required to follow any other job-related instructions and to perform other job-related duties requested by their supervisor.

Liv Communities is an equal opportunity employer.

As a leader at Liv, I will champion our Why, our Promise, our Values, and lead with luv.

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