Director of Maintenance

Job Objective(s)
To be responsible, under the supervision of the Executive Director, for all phases of physical management of the campus including but not limited to supervision of all maintenance and grounds staff, negotiation and oversight to all building contracts and services, responsibility for upkeep of total campus including day to day maintenance operations as well as preventative maintenance. Serve as a professional member of the management team, assisting in long range strategic planning and ongoing problem solving. Assist the Campus Administrator with operational issues as needed.
Job Responsibilities and Duties
• Adhere to all company personnel directives as per the Employee Handbook and ensure that all maintenance staff does the same.
• Maintain strong positive relationships with residents and their families, and the staff. Represent the organization in a manner that is consistent with its mission and values.
• Supervise all current and future campus maintenance and grounds personnel, giving direction, administering any needed correction and evaluating performance on a regular basis. Monitor time off, perform annual reviews and administer disciplinary procedures as needed.
• Develop and implement methods for work safety assurance, including a clear and demonstrated program of compliance to OSHA guidelines and standards.
• Take responsibility for all aspects of the appearance and physical upkeep of the properties, keeping both buildings and the grounds pristine and in good repair. Do daily rounds to identify immediate maintenance and/or housekeeping issues. Ensure that all work orders are completed in a timely and thorough manner
• Work with Executive Director and Marketing Director to monitor move-ins and move-outs, supervise staff in the completion of timely turnovers, and assure that all vacant apartments are “market ready” at all times.
• Manage financial aspects of physical plant operations including but not limited to review and coding of invoices, approval of financial expenditures, preparation of annual budget for assigned departments, adherence to budgetary guidelines.
• Assist in identifying building and grounds needs, prioritizing issues and planning for the completion of projects within the financial constraints of the operating budget.
• Order supplies and equipment for assigned departments, evaluating prices and using multiple vendors to ensure the optimal value.
• Negotiate and oversee all contracts for the building including but not limited to fire safety, telephone service, grounds and landscaping, snow removal, HVAC maintenance, elevator service, painting, and carpet replacement. Ensure that all contracts are kept current and that they are bid out as needed to ensure the best value and service quality for the property. Track insurance policies and other information that is kept on site for each vendor.
• Develop systems and procedures for tracking and managing inventory as well as the completion of preventative maintenance tasks, apartment readiness, annual inspections, etc.
• Plan and oversee all capital projects on the property.
• Experience and demonstrated ability to implement and maintain maintenance software program for the campus.
• Serve as a member of the management team, fostering a spirit of cooperation and team work among all departments and communicating effectively with all campus staff. Provide weekly, monthly and annual reporting to the Campus Administrator
• Other Duties as assigned.

Qualifications
• Four year degree in a related field and/or at least six years experience working on a multifamily apartment campus.
• Experience in effectively relating to an aging population.
• Good communication skills, both oral and written. Able to communicate in a professional capacity.
• Extensive experience supervising staff with a demonstrated ability to use good judgment in dealing with employee issues.
• Strong organizational and time management skills.
• Sound knowledge of property management practices.
• Broad and comprehensive knowledge of physical plant issues including but not limited to mechanical and electrical systems, HVAC, exterior maintenance, interior maintenance, fire safety systems.
• Demonstrated ability to negotiate service contracts in such a way that quality services are delivered at the best value to the property.
• Ability to develop and adhere to operating budgets.
• Skill in the use of computer programs; able to document and track departmental activities and details and to develop systems for more efficient service delivery.
• Effective team member, working closely with the Campus Administrator to foster a sense of cooperation and work satisfaction among all staff.
Physical Requirements (based on essential responsibilities)
• Move, push, pull and/or lift objects weighing up to 50 pounds.
• Use hands and arms for simple grasping, pushing and pulling to sweep, mop, use containers of cleaning solution/chemicals, etc.
• Perform tasks requiring actions of muscles or groups of muscles to walk, stoop, bend, lift, and to carry objects
• Walk and/or stand for prolonged periods of time
• Speak clearly and make self understood in face-to-face interactions
• See objects closely to read directions, instructions, chemical warnings, etc.
• Hear normal sounds and voices with some background noise to receive verbal instructions, answer telephones, communicate with others, etc.
• Climb ladders, to work in warm areas, operate drills, sanders, saws, snow blowers, tractors and other mechanical equipment on a daily basis.
Environment

The position is subject to both inside and outside environmental working conditions including temperature changes and outside weather conditions.
Working Hours

Shifts are generally assigned daytime hours but the employee must have the ability to work various shifts, weekends, holidays, evenings and/or overnights.
General Notes
• This job description is not intended to be all-inclusive; additional details will be specified by the supervisor. The employee will also perform other reasonable business duties as assigned by the supervisor.
• Management reserves the right to change job responsibilities, duties and hours as needs prevail.

Great Lakes Management Company is an at-will employer. This job description is a guideline and does not constitute a written or implied employment contract. GLM is an EO Employer/Vets/Disabled.