Job Description – Maintenance Supervisor
The purpose of this job description is to communicate the responsibilities and duties associated with the position of Assistant Property Manager. While the following information should be considered a comprehensive description of this position, it should also be noted that some responsibilities and duties may not be specifically addressed. Kaplan Management Company emphasizes a team approach and fully expects every person to perform any reasonable task or request that is consistent with fulfilling company objectives. It is the philosophy of Kaplan Management Company to promote from within whenever possible; therefore, it is recommended that team members make an on-going effort to familiarize themselves with the duties and responsibilities of those positions directly above and around their own.
Kaplan Multifamily reserves the right at any time to change or amend these position descriptions as necessary.
Job Brief:In general, the purpose of the Maintenance Supervisor is to effectively initiate and manage the maintenance processes of the property, including corrective, preventative, routine, emergency, and cosmetic maintenance as well as the make-ready process in a manner consistent with the property’s operational objectives. The Maintenance Supervisor is expected to take an active, hands-on approach to the completion of duties as well as to facilitate the development and performance of others.
Reports to: Property Manager
POSITION DESCRIPTION
Assist in the initiation andmanagement of property maintenance processes.
Diagnose and perform minor and routine maintenance/repair involving the following daily
q Electrical and plumbing
q A/C and heating systems
q Appliances
q Water irrigation systems
q Stairs, gates, fences, patios, railing
q Tile, carpet, flooring
q Roofing, gutters, fasteners
q Interior and exterior lights
q Fireplaces, ceiling fans
q Gas fixtures and appliances (when applicable)
q Shutters, doors, cabinets, windows, sliding glass doors
q Boiler, gas and electric
q Door locks, P.O. boxes and locks
q Security systems and fire protection equipment
q Ceiling leaks
q Walls
q Pool area, tile, hot tub, pool furniture
· Ensure vacant apartments are restored to “rent ready” status in a timely manner and in accordance with Kaplan Management Company policy.
· Make certain grounds are kept neat and free of litter. Rake, sweep, shovel as circumstances warrant.
· Maintain accurate records in accordance with the policies and procedures of Kaplan Management Company regarding EPA/OSHA standards, preventative maintenance, service requests received and completed, expenditures, apartment make-ready status, work-in-progress, etc.
· Monitor the physical condition of the property and immediately report and correct unsafe conditions, i.e., broken gates leading to the pool, broken steps, and open holes broken/burned out exterior lights.
· Report all major repairs and requisitions to the Property Manager prior to any expenditure of funds. Utilize budgetary and other financial information for planning and making recommendations for purchases and other maintenance activities.
· Maintain maintenance shop so that it is safe, clean, and well organized, with adequate inventory of spare parts and maintenance materials to handle most common repairs and situations and ensuring all tools and equipment are properly stored and well-maintained at all times.
· Identify all utility meter cut-offs, apartment and fixture cut-offs, and sewer cleanouts. Communicate these to the property community team members and maintain a map indicating these locations.
· Schedule and perform routine preventative maintenance in accordance with Kaplan Management Company Preventative Maintenance Policy.
· Coordinate and oversee all work by sub-contractors. Ensure that all make-ready repairs and services are completed correctly and on schedule. Utilize budgetary, staffing, and other relevant data to determine and make solid decisions regarding the need for sub-contracted work.
· Wear and always utilize personal protective equipment at all times during work hours and ensure that all maintenance team members do the same.
Empower others to perform, provide necessary support, set and measure challenging standards of performance, and facilitate the movement toward a common vision.
· Train and motivate maintenance team members, be aware of training resources available and encourage the development of team members.
· Participate in maintenance team members’ performance evaluations of employment in June of each year. Use performance counseling to correct and/or improve performance issues.
· Clearly communicate goals and expectations to maintenance team members and uphold standards of performance.
· Communicate regularly with the Property Manager to ensure maintenance goals are in line with property goals and to measure progress toward those goals.
Identify existing and potential problems and develop and implement solutions.
· Diagnose and troubleshoot corrective maintenance problems, including basic maintenance, plumbing, electric, HVAC, appliances, carpentry, roofing, etc.
· Maintain a consistent awareness of property occupancy, notices to vacate, and seasonal trends to identify upcoming staffing, supply, and make-ready needs. Identify, suggest, and implement solutions to meet those needs.
Display willingness and ability to find ways over, under, around, and through barriers.
· Seek out and utilize available internal and external resources, such as sister properties, Education, sub-contractors, apartment association, etc. to meet goals and objectives.
Display ironclad ethics and honesty.
· Set and uphold high standards of honesty for self and team members.
· Can be trusted with company property, confidential information, and resident possessions when entering occupied apartments.
Build a strong, effective team with complementary strengths.
· In conjunction with the Property Manager, identify, interview, and hire maintenance team members.
· Identify strengths of maintenance team members and plan assignments accordingly to maximize team performance.
Communicate effectively in one-on-one and group environments.
· Respond to resident complaints or concerns graciously and in a positive manner. Be attentive to Kaplan Management Company goals of resident satisfaction and retention and communicate with residents in a manner that supports this goal.
· Keep maintenance team members, Property Manager, office team members well informed of property maintenance status, progress, and potential problems.
Initiate action; focus on the completion of tasks or objectives.
· Take a hands-on approach to any necessary duties to ensure the job is completed.
· Begin daily work quickly and independently.
High. Areas of expertise include basic maintenance, diagnosis and troubleshooting, HVAC, preventative maintenance planning, make-ready processes and supervisory skills.
POSITION REQUIREMENTS
Monday through Friday during the property’s normal operating hours. Weekends will be required as necessary. On call: Emergency situations only.
The team member must be knowledgeable and skilled in the safe use and maintenance of the following tools:
Hand Tools: Various wrenches, grips, sledgehammer, snips, post-hole diggers, saws, etc.
Power Tools: Wrenches, grinder, sander, drills, saws, etc.
Moving Equipment: Wheelbarrows, dollies, hand trucks, buckets, hoists, jacks, step ladders, full ladders, double ladders
Mechanical Equipment: Motors, pumps, compressors, blowers, electric and hand powered augers, etc.
Measuring Devices: Calipers, voltmeters, ohmmeters, testing meters, PH test, etc.
1) Constant need (66% to 100% of time) to be on feet.
2) Have constant need (66% to 100% of time) to perform the following physical activities:
Activity Example of Activity
a. Bend/stoop/squat/kneel Perform routine maintenance/repairs pick up tools and needed equipment
b. Climb stairs Service requests, make-ready needs for 2nd and 3rd floor apartments
c. Push or pull Move equipment, appliances, open and close doors, etc.
d. Reach above shoulders Perform routine maintenance/repairs, stock and removes equipment, parts
e. Climb ladders Perform routine maintenance/repairs
f. Grasp/grip/turning Handle tools and equipment perform routine maintenance/repairs, phone
g. Finger dexterity Handle tools and equipment, perform routine maintenance/repairs
h. Writing/typing Inventory maintenance, requisition requests, inter-office memos, required reports
3) Lifting/carrying (Supplies, replacement parts, ladders, etc.):
a. Between 40 – 50 lbs. Occasional need (1% to 33% of time)
Any weights exceeding this can only be conducted with a material handling aid or with assistance from a helper. For example: washer/dryers, A/C units
b. Between 25 – 50 lbs. Frequent need (33% to 66% of time)
c. Between 1 – 25 lbs. Constant need (66% to 100% of time)
4) Constant need (66% to 100% of time) to perform the following physical activities:
a. Writing/typing Corporate, interoffice, resident communications
b. Grasp/grip/turning Telephone, doorknob use
c. Finger dexterity Operations of office equipment
5) Lifting/carrying (paperwork, deliveries, books, files, misc.):
a. Over 25 lbs. Rare need (less than 1% of time)
b. Between 10 – 25 lbs. Occasional need (1% to 33% of time)
c. Less than 10 lbs. Frequent need (33% to 66% of time)
Note: Lifting and carrying of weights exceeding 50 lbs. is often accomplished with assistance from one or more persons.
1) Constant need (66% to 100% of time) to document maintenance and complete forms, review manual and operating instructions, read cautionary labels, respond to written instruction from team members and residents. Constant need to see small detail when performing routine maintenance duties.
2) Frequent need (33% to 66% of time) to see things clearly beyond arm’s reach (oversee assistants, observe problems throughout the property).
1) Constant need (66% to 100% of time) to communicate with assistants, residents, vendors, and property team members. Must use listening skills to diagnose needed repairs, etc.
1) Constant need (66% to 100% of time) to verbally communicate with assistants, residents, vendors, and team members.
1) Occasional need (1% to 33% of 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 moment’s notice.
1) Constantly indoors. (66% to 100% of time)
2) Frequently outdoors, all conditions, often for extended period. (33% to 66% of time)
3) Occasional exposure (1% to 33% of time) to paint fumes, solvents, adhesives, etc.
4) Frequent need (33% to 66% of time) to work in awkward and confining positions.
Reasoning Development:
High. Must be able to apply principles of logical thinking to define problems, collect pertinent data, establish facts, draw called conclusions, and initiate appropriate course of action. Must effectively convey ideas, images, and goals to a diverse group of personalities.
Job Type: Full-time
Pay: $30.00 - $37.00 per hour
Expected hours: 80 per week
Benefits:
- 401(k)
- 401(k) matching
- Dental insurance
- Health insurance
- Life insurance
- Paid time off
- Vision insurance
Schedule:
- Monday to Friday
- On call
- Overtime
- Weekends as needed
Ability to Relocate:
- Raleigh, NC 27607: Relocate before starting work (Required)
Work Location: In person
