JOB PURPOSE:

Maintenance Technicians perform a variety of responsibilities, including work orders, grounds and common area clean up and maintenance, and maintaining good resident relations.

PRIMARY DUTIES & RESPONSIBILITIES: will always include those specifically assigned by the immediate supervisor.

• Providing excellent service to residents, guests, employees and contractors.
• Completing all routine service requests within 24 hours at the direction of Maintenance Supervisor.
• Ensuring the clean condition of the community at all times.
• Maintaining the maintenance shop according to policy.
• Reporting maintenance issues to the Maintenance Supervisor and Community Manager for review.
• Assisting in other tasks as directed by the Maintenance Supervisor.
• Spot cleaning the model and vacant units on a daily basis.

Daily/Weekly:

• Meetings: Meet with Maintenance Supervisor daily to review work orders and assignments. Communicate all maintenance concerns. Expect to receive a daily list of assignments and direction from Maintenance Supervisor.
• Timekeeping: Keep a record of hours utilizing company provided forms. Obtain authorization to work overtime from Maintenance Supervisor or Community Manager.
• Common Area Inspection/Pick-up: Walk Common areas daily, before 9 am. Always be diligent to look for maintenance issues.
• Peak Day Trash Pickup: At direction of Maintenance Supervisor, inspect all grounds and ensure cleanliness.
• Make-Ready Preparation: Per the turn schedule provided by the Maintenance Supervisor, complete turns:
  1. Install Vendor Lock on unit within 24 hours of receiving keys from resident.
  2. Communicate any vendor make-ready issues to Maintenance Supervisor.3
  3. Ensure that Maintenance Supervisor has walked unit and has approved all work to be done prior to start.
  4. Complete a turnkey checklist for each unit as work is completed.   Obtain Maintenance Supervisor signature on form once work is finalized. 

• Workorders: Complete workorders as directed. Ensure 24-hour response policy. (Daily)
• Key Change-Outs: At direction of Maintenance Supervisor, change out vendor lock for newly keyed lock once a unit has been leased and move-in is scheduled. Document in CSR.
• On Call: Provide on call coverage during non business hours, as directed by Maintenance Supervisor. On larger properties, on call duties are rotated amongst all maintenance staff.
• Breezeway Cleanliness: Enforce trash standards on property. Report violations to Maintenance Supervisor so notices to residents can be issued. (Daily)
• Pool Maintenance: At the direction of Maintenance Supervisor, log and maintain pool chemicals daily, according to local code.
• Logs: At direction of Maintenance Supervisor, maintain MSDS/OSHA/EPA logs in shop and office (Daily). Keep abreast of changes to MSDS sheets.
• Maintenance Inventory: Inform Maintenance Supervisor of supplies needed.
• Weekend Coverage:     Per schedule provided by Maintenance Supervisor, provide coverage of common areas on weekends and Saturday afternoon cleans. (Weekly)

Monthly

• Scheduled Inspections: Review Preventative Maintenance Calendar on monthly basis. At the Direction of the Maintenance Supervisor, perform following duties on a monthly basis:
  1. Car Checks
  2. Breezeway Inspections
  3. Safety and Trip Hazard Inspections
• Monthly Safety Meeting: Attend a monthly safety meeting to stay informed of safety regulations and changes. Utilize meeting to communicate problems and get direction on better ways of doing things and improved cost control.

Quarterly/Ongoing

• Quarterly Unit Inspections: At the direction of the Maintenance Supervisor, replace filters on a quarterly basis and inspect units for mold and other problems during filter installs. Place notice in each unit reiterating community policies regarding trash, recycling and proper HVAC operation (standard letter).
• Equipment Inventory: Ensure proper equipment is kept in inventory. Report missing/broken equipment immediately to Maintenance Supervisor. Assist in the verification of inventory as directed. Advise Maintenance Supervisor of any needed equipment/supplies.
• Education: Keep Maintenance Supervisor updated on education and certification needs. Ensure and required licenses and certifications are kept current.

Move-Out/Move-In

• Vendor Assistance: Work with vendors during process and provide input to Maintenance Supervisor regarding venders’ status and adherence to schedule.
• Unit Punch: Complete unit punch at the direction of Maintenance Supervisor.

Qualifications:

• Working knowledge of electric, plumbing, HVAC and basic construction.
• A general mechanical aptitude combined with a willingness and desire to learn.
• Ability to read and comprehend simple instructions, short correspondence, and memos. Ability to write simple correspondence. Ability to effectively present information in one-on-one and small group situations to customers, clients, and other employees of the organization.
• Ability to add, subtract, multiply, and divide in all units of measure, using whole numbers, common fractions, and decimals.
• Ability to apply common sense understanding to carry out instructions furnished in written, oral, or diagram form.
• Professional demeanor resulting from previous maintenance experience
• Excellent customer service skills
• Good communication and listening skills
• Able to be an effective team player and interact well with others
• Organized and detail-oriented
• Patient, even-tempered and works well under pressure
• Effective time management skills
• Able to maintain confidentiality
• Able to follow directions from a supervisor
• Able to understand and follow posted work rules and procedures
• Able to accept constructive criticism
• Must have own tools
• Able to climb and work from ladders and the ability to lift and carry heavy loads
• Able to work weekends or overtime as job requires
• Able to be “on call” weekends and after hours

Education and Experience : 

• High school diploma or general education degree (GED); or one to three months related experience and / or training; or equivalent combination of education and experience.

Certifications/ Licenses: 

• Certified HVAC as required.
• Valid driver’s license and proof of insurance.

JOB PERFORMANCE AND SUCCESS FACTOR REQUIREMENTS: (These are the quantitative and qualitative measures that this role will be evaluated and held accountable for).

Cooperation, Influence, Teamwork & Business Relationships – 25%

• Collaboration & Teamwork – 20%
• Cooperation – 20%
• Customer Service – 20%
• Influence – 20%
• Internal/External Relationships – 20%

Decision Making/Initiative – 25%

• Analytical & Problem Solving – 16.67%
  • Decisive – 16.67%
  • Practical Judgment – 16.67%
    • Action-Oriented – 16.67%
    • Confidence & Risk Taking – 16.67%
    • Effort & Self Development – 16.67%

Job Knowledge and/or Job Specific Skills – 25%

• Job Knowledge – 16.67%
• Reporting – 16.67%
  • Multi-Tasking – 16.67%
    • Work Quality – 16.67%
    • Work Quantity – 16.67%
      • Creativity & Productivity – 16.67%

Professional/Technical/Communication Skills – 25%

• Ethics & Values – 14.29%
• Integrity – 14.29%
  • Perseverance& Determination – 14.29%
    • Reliability & Punctuality – 14.29%
    • Time Management – 14.29%
    • Approachability & Composure – 14.29%
    • Verbal & Written Communication – 14.29%

Working environment and physical demands:

X Office environment                                     X Outdoors environment

X Mechanical facility                                       X Changing weather conditions

X Toxic or caustic chemicals                           X Odors or fumes

X Electrical current                                         X Loud machine/Equipment noise

X Above ground level                                      X Confining spaces