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Form of work
SalaryThe purpose of the Regional Transitional Maintenance Director is to assist in the development of CWS maintenance programs and to support, train, and provide guidance to the Maintenance Directors and assets as it relates to maintenance operations.
Maintenance Department Vision: To ensure the health and wellbeing of people and property, through consistent implementation of fire life-safety and preventative maintenance programs.
Job Description: Regional Transitional Maintenance Director
Reporting: Lindsay Nylander
CWS Portfolio: 105 properties, 30,000+ A units in North Carolina, Georgia, Texas, Colorado, Arizona, Tennessee, California, and Washington. CWS expects the portfolio to grow to 150 properties in the next seven years.
Employee Responsibility: This position has no direct reports.
CWS Purpose: “Enhancing Lives the CWS Way”
CWS Values:
Honoring Our Word Do what you say you will do.
Employ thoughtful and careful consideration when making a commitment.
- Take ownership of your commitment.
- Follow through on promises consistently.
Ethical Dealings are Paramount Do the right thing all the time, every time.
Be open and honest in all situations, especially when it’s difficult to be so.
- Respect confidentiality and protect privacy.
- Put other employees, residents, and investors before yourself.
- Charge fair and appropriate fees to our investors.
A Respect for People Treat others the way you want to be treated.
Use honest, thoughtful, and specific communication.
- Be responsible for how you are heard.
- Be transparent and inclusive.
- Share information timely and consistently.
- Have empathy — search for the truth and be intentionally slow to understand.
Requirement for Profitability and Sustainability
Bring value to our employees, residents and investors in a company designed for the long term.
- Promote mindful spending.
- Be efficient.
- Be forward thinking.
- Grow with courage.
- Be team oriented.
A Demand for Excellence with a Sense of Urgency
Be intentional. Be accurate. Be timely. CARE.
Go above and beyond.
- Get after it.
- Hold yourself and each other accountable.
- Inspect what you expect.
- Communicate what matters most.
- Delight the customer
What You Will Do
As a Regional Transitional Maintenance Director, you will be responsible for all aspects of a successful property maintenance program within your assigned portfolio. Specific areas of focus will include: preventative maintenance, fire and life-safety, building mechanical systems, fixing things that are broken, keeping things clean, and the ongoing professional development of maintenance personnel across the country.
Align with and positively influence the CWS Culture
- As a company leader, embody and promote the CWS Purpose and Values.
- Role model the behavior, communication, and professional conduct that you expect from your team members.
Make safety a top priority
- Ensure that the health, well-being, and safety of our team members, residents, contractors, and yourself is foremost in mind in conducting any and all business activities.
Ensure functionality of all fire and life-safety systems for each property in your assigned region.
- Identify, collate and store all fire and life-safety systems for each property in CWS Life Safety Smart Sheet.
- Understand all aspects of how to inspect, maintain, repair, and service these systems so they remain functional and in compliance with local regulatory requirements and codes.
- Understand all fire and life-safety codes for each asset within the assigned portfolio.
- Implement property specific, CWS approved life-safety preventative maintenance plans per property; including dates and deadlines for required inspections and certifications.
- Ensure all property inspections for fire and life-safety systems are scheduled and completed annually, on-time.
- Personally review the results of all 3rd party fire and life-safety inspections with vendor and develop a proper scope for any repairs.
- Ensure all other inspections, 5, 10, and 20-year, are scheduled and completed when due per code.
- Ensure all fire life safety repairs are made immediately for red tags.
- Ensure all fire life safety repairs are made within the cure period for yellow tags.
- Regular, hands-on site visits to ensure all fire life-safety systems e.g. fire panels, gates, elevators, boilers, HVAC’s, pools/spa’s, and other mechanical systems are functional and in compliance with regulatory requirements and/or codes.
- Once per year, perform the CWS Fire Life-Safety and Property Upkeep audit for each property within the assigned portfolio. Perform follow-up audits as needed until the scores are in an acceptable range.
- Use the results from audits to provide team training on.
Ensure the physical asset is maintained through execution of each property’s specific preventative maintenance plan.
- Identify, collate and store all mechanical systems unique to each property that should be included in an asset’s specific preventive maintenance plan; including boilers, elevators, controlled access systems, gates, camera systems, lighting systems, lift stations, fire panels and systems, generators, HVAC systems, ventilation systems, Co2 systems, sump pumps, pressure pumps, pressure reducing valves, retention ponds, fuel tanks, irrigation systems, backflows, booster pumps, and pool equipment.
- Understand all aspects of how to maintain, repair, and service these systems to ensure they remain in good working order.
- Implement property specific, CWS approved preventative maintenance plans per property; including dates and deadlines for any required third party inspections.
- Regularly inspect the property to ensure compliance with plans set forth.
- Identify approved third-party vendors to support specific aspects of each property’s preventative maintenance plan as-needed.
Ensure property compliance with CWS’ O&M plans for mold, radon, asbestos, and lead-based paint.
- In conjunction with Risk, establish relationships with vendors to ensure remediation and repairs are compliant with regulatory requirements and in line with CWS’ internal O&M.
- Ensure mold and radon repairs over $10,000 are reviewed and approved by the Regional Maintenance Director.
- Ensure proper training and communication on CWS’ O&M plans is provided/reinforced during site visits.
- Provide support to on-site teams with mold repairs and/or remediation questions.
Effective project management.
- Develop proper scopes of work for fire life safety and preventative maintenance projects.
- Create detailed and effective Requests for Proposal (RFP).
- Distribute RFPs to CWS approved vendors and deliver clear expectations with regard to when bids are due.
- Review all bids for each assigned project to confirm it aligns with the detailed scope.
- Provide a bid analysis and vendor recommendation to CWS Asset Management.
- Create a contract on CWS’ approved contract template ensuring the detailed scope, warranties, remedies, and other terms are appropriate for the specific project and in line with CWS approved language and terms.
- Collect signatures from the vendor and CWS.
- Supervise the work to ensure it meets our expectations. This may vary by project, but may include, attending pre-construction meetings, requesting a detailed calendar of work from the vendor, confirming completion dates occur on-time as per plan, and performing regular on-site visits to sign-off on the work being done.
Confirm the skillsets and strengths of the Maintenance Directors on-site, meet the unique needs of each property.
- Perform a final interview for all new Maintenance Director candidates within the assigned portfolio.
- When interviewing new Maintenance Directors, ensure you match the needs of the property with the right Maintenance Director candidate i.e. understand the property’s unique needs and employ the right MD for the job in terms of their skills, knowledge, and experience.
- Before endorsing an internal promotion or transfer of an existing CWS associate to a Maintenance Director role, ensure you match the needs of the property with their specific skills, knowledge, and experience.
- Job shadow Maintenance personnel while on-site to observe service request, turn, property upkeep, and risk-related repairs e.g. microbial growth handling, are in line with CWS expectations.
- Inspect the maintenance shop, vacant units that have not been turned for 30+ days, and any “down” units during every property visit. Provide coaching as-needed.
- Escalate any concerns related to the performance of on-site Maintenance personnel to the Regional Director. Should these concerns be related to harassment, or an otherwise egregious offense, contact Human Resources and the Senior Vice-President of Operations as well.
Do a great job of providing ongoing support and professional development of maintenance personnel on-site.
- Perform effective site visits with specific notes of items in need of repair; ensure things that are broken get fixed and the facilities are clean.
- Establish credible, trustworthy, professional working relationships with all maintenance personnel throughout the region assigned to you.
- Check-in with all Maintenance Directors regularly and provide mentorship as-needed.
- Ensure the maintenance shop is set-up and organized in line with CWS’ expectations.
- Participate as a Faculty member of CWS Academy. This will require participating in New Hire Training as well as in Advanced Skills training on-site, at the corporate office, and via electronic tools such as Zoom.
- Identify training needs in the portfolio where there are gaps in knowledge, skills, or experience e.g. electrical essentials, appliance repair, drywall repair, plumbing basics, etc.
- Assist the Training Department in the developing the objectives, course materials, job aids, and delivery of ongoing CWS Academy training. Approximately 2-4 classes per year in addition to New Hire.
Effectively collaborate with other departments in the Company.
- Work with the Training Department to identify skill gaps among maintenance team members
- Assist the Training Department in the design and facilitation of hands-on maintenance courses e.g. electrical essentials, appliance repair, HVAC troubleshooting, etc.
- Work with departments to ensure all aspects of the property’s life-safety plan are executed e.g. Asset Managers, Risk Managers, Regional Directors, and Directors of Facilities and of CAPEX (as appropriate).
- Escalate life-safety and/or preventative maintenance concerns to the necessary department heads e.g. Risk, Asset Management, Regional Director, Facilities, CAPEX, and other appropriate party depending on the nature/severity of the failure.
What You Bring To Us
- High school diploma or GED (required)
- Some college (preferred)
- Yardi software experience (preferred)
- Microsoft Office and Outlook software experience (required)
- EPA, HVAC I & II, CPO and local certifications (required)
- Minimum 2- 4 years previous full-time work experience in apartment maintenance, or a trade that requires extensive knowledge of electricity, plumbing, carpentry, painting, and HVAC (required)
- Possess a valid driver’s license and current automobile insurance (required)
- Own a basic set of hand tools (required)
- Able to read service requests, schedules, and regularly converse with team members, residents, and vendors in English
- Basic computer skills
- Able to adhere to company policies, procedures, and practices
- Able to establish and maintain effective working relationships
- Able to maintain a professional and ethical atmosphere
- Possess supervisory/managerial skills
- Able to perform work responsibilities at locations other than “home” property
- Able to travel within major metropolitan areas and may be required to attend company functions in other cities
- Able to respond to emergency calls outside of normal business hours
This job description is not an all-inclusive list of duties and responsibilities. CWS may add or change responsibilities in order to meet business and organizational needs.
