Director of Maintenance

Scope and Purpose: The Director of Maintenance is responsible for the operation and performance of the maintenance technicians and warehouse, under the supervision of the Chief Operating Officer. This will include, but not be limited to scheduling, supervising, and ensuring the quality of work performed by the maintenance staff, oversight of the warehouse, inventory, and company vehicles. The Director is a representative of the company, therefore his/her conduct and appearance should be professional at all times. The Director will strive to have all staff members conduct themselves in a professional manner with character and integrity.

Reports to: COO

FLSA: Exempt

Essential Tasks: (Employee must be able to perform the following functions to the satisfaction of the employees supervisor)

• Provide leadership to a team of maintenance technicians.
• Prepare / assign work schedules and oversee quality of work.
• Review and approve weekly timecards. Monitor overtime hours to maintain department budget.
• Utilize work order system for all work performed.
• Maintain appropriate staffing level for current needs.
• Motivate and evaluate performance of staff.
• Develop and maintain good working relationships with Supervisors, Property Managers, and their maintenance staff.
• Provide regular training opportunities for all maintenance personnel.
• Coordinate with Director of Manhattan Residential in accomplishing maintenance, painting, and flooring needs during turnover season. Additional hours will be required during turnover.
• Coordinate on-call emergency maintenance program.
• Coordinate regularly scheduled pest control and filter changes.
• Coordinate snow removal for all commercial and residential properties in Manhattan.
• Order inventory items to maintain designated level.
• Monitor the receiving, storage, distribution, and billing of all inventory items.
• Develop and maintain system to track equipment usage.
• Develop and maintain preventative maintenance schedule for Company equipment and all MDI vehicles.
• Anticipate and request funding for future personnel requirements.
• Anticipate and request funding for future equipment.
• Create an annual budget for the maintenance department and operate within budget.
• Appearance should be representative of a professional, neat, clean, and business-like at all times.
• Attend and participate in department meetings, company training, and communicate progress and challenges.
• Have reliable transportation and a valid drivers license.
• Abide safety standards that comply with all company, local, City, State, and Federal guidelines.
• Follow established company policies and those outlined in the Employee Handbook.
• The tasks are not limited by this list and shall include all items requested by the Supervisor and/or Management to assist in the success of the properties.

Education, Experience, And Licenses/Certifications: (A comparable amount of training, education or experience may be substituted for the minimum qualifications). Some college preferred. High school/trade school diploma required. Four years of previous supervisory experience required. Four years related experience preferred to include warehouse operations, maintenance and building trades.

Knowledge, Skills, And Abilities: Knowledgeable in all phases of building maintenance and remodeling projects. Understanding of methods, techniques, materials, tools, and equipment used in maintenance, repair, and electrical work. Ability to use required tools and equipment skillfully and safely. Thorough knowledge of proper safety techniques, occupational hazards and procedures while using chemicals, power tools, hand tools and equipment. Knowledge of proper lifting techniques. Knowledge of accounting and financial matters. Ability to operate forklift. Knowledge of apartment industry preferred. Ability to perform work independently, prioritize assignments, delegate projects, meet timelines and follow-through. Efficient time management and organizational skills with ability to handle multiple tasks and interruptions in a fast-paced environment. Ability to make cost and time effective decisions, exchange ideas/information, and arrive at decisions, conclusions, or solutions. Demonstrate ethical conduct and professionalism. Knowledge of department policies, procedures, and practices with the ability to answer work related questions; and/or interpret and apply these guidelines correctly in various situations. Ability to supervise, schedule, and train employees. Ability to plan, organize and implement assigned responsibilities and to work well under pressure to meet deadlines. Knowledge of MDI emergency procedures.

Communication Skills: Excellent oral and written communication skills to convey ideas, facts, and information effectively and accurately. Ability to establish and maintain effective and cooperative working relationships with employees at all levels. Ability to manage interpersonal conflict situations requiring tact, diplomacy, and discretion. Ability to handle confidential matters judiciously. Apply principles of logical thinking to define problems, collect data, establish facts, and draw valid conclusions. Ability to use independent judgment and discretion. Ability to foster a cooperative work environment.

Physical Demands: (The physical demands described here are representative of those that must be met by an employee to successfully perform the essential tasks of this job).

Regularly required to stand, walk, use hands and fingers to handle or feel objects and tools. Occasionally required to sit and drive. Occasionally must squat, kneel, reach above the head, and reach forward. Daily uses hand strength to grasp tools, supplies and equipment. Occasionally climbs ladders. Frequently lift and/or move up to 20 pounds, occasionally lift and/or move up to 100 pounds.

Work Environment: (The work environment described here is representative of those an employee encounters while performing the essential functions of this job)

Regularly works indoors and outdoors. Occasionally works with toxic chemicals such as petroleum products, degreasers, sprays, pool chemicals. Moderate noise level. Occasionally exposed to unpleasant smells and working conditions caused by resident neglect, food spoilage and sewage problems. Occasionally exposed to wet and/or humid conditions, fumes, airborne particles, outside weather conditions, extreme cold, and extreme heat.

• Salary is based on qualifications and experience.
• For eligible employees, standard company benefits as established and earned including:
  • Health/Dental insurance benefits
  • VSP Vision discount plan
  • 401k retirement plan participation
  • Flexible spending account participation
  • Option for Aflac supplemental insurance plans (accident, cancer, short-term disability, life, etc.)
  • Seven (7) Paid Holidays
  • Earned Paid Time Off (PTO)
• Set monthly cell phone reimbursement for means of communication to property staff and other employees during business hours, per current cell phone policy.

NOTICE OF NON-DISCRIMINATION: MDI does not discriminate on the basis of race, color, religion, national origin, ancestry, gender, sexual orientation, age, disability, genetic information or veteran status. Inquiries related to employment practices may be directed to the Director of Human Resources at 785-776-3010. MDI is an equal opportunity employer and provider of employment and training services. Auxiliary aids and services are available upon request to individuals with disabilities.