Maintenance Director - Indian Oaks

PURPOSE OF YOUR JOB POSITION:

The primary purpose of your job position is to plan, organize, develop, and direct the overall operation of the Maintenance Department in accordance with current federal, state and local standards, guidelines, and regulations governing our facility, and as may be directed by the Administrator, to assure that our facility is maintained in a safe and comfortable manner.

DELEGATION OF AUTHORITY

As the Director of Maintenance, you are delegated the administrative authority, responsibility, and accountability necessary for carrying out your assigned duties.

ESSENTIAL JOB FUNCTIONS STATEMENT:

Every effort has been made to identify the essential functions of this position. However, it in no way states or implies that these are the only duties you will be required to perform. The omission of specific statements of duties does not exclude them from the position if the work is similar, related, or is an essential function of the position.

SAFETY FACTORS:

Risk Potential to Blood/Body Fluids:

Category I: Tasks in this category involve exposure to blood, body fluids, or tissues, and require the use of personal protective equipment.

Category II: Tasks in this category involve no exposure to blood, body fluids, and/or tissues, but employment may require performing unplanned category I tasks.

Category III: these tasks require no exposure to blood, body fluids, and/or tissues, and category I tasks are not a condition of employment.

ESSENTIAL JOB FUNCTIONS & RESPONSIBILITIES

Administrative Functions

• Plan, develop, organize, implement, evaluate, and direct the Maintenance Department, its programs and activities.
• Develop and maintain written maintenance policies and procedures.
• Assist the maintenance staff in the development and use of departmental policies, procedures, equipment, supplies, etc.
• Review the department's policies, procedure manuals, job descriptions, etc., at least annually for revisions and make recommendations to the Administrator.
• Interpret the department's policies and procedures to employees, residents, visitors, government agencies, etc.
• Assume the administrative authority, responsibility, and accountability of directing the Maintenance Department.
• Coordinate maintenance services and activities with other related departments (i.e., Dietary, Nursing, etc.).
• Make written oral reports/recommendations to the Administrator as necessary/required concerning the operation of the Maintenance Department.
• Assist in establishing a preventive maintenance program.
• Submit accident/incident reports to the Business Office within twenty-four (24) hours after their occurrence.
• Assist the Infection Control Coordinator in identifying, evaluating, and classifying routine and job related maintenance functions to ensure that tasks involving the potential exposure to blood/body fluids are properly identified and recorded.
• Inspect storage rooms, work rooms, utility/janitorial closets, etc., for upkeep and supply control.
• Participate in facility surveys (inspections) made by authorized government agencies.
• Review and develop a plan of correction for maintenance deficiencies noted during survey inspections and provide a written copy of such to the Administrator.
• Keep abreast of economic conditions/situations and recommend to the Administrator adjustments in maintenance services that assure the continued ability to provide a clean, safe and comfortable environment.
• Perform administrative duties such as completing necessary forms, reports, evaluations, studies, etc., to assure control of equipment and supplies.
• Ensure that outside services are properly completed/supervised in accordance with contracts/work orders.
• Delegate a responsible staff member to act in your behalf when you are absent from the facility.

Committee Functions

• Serve on various committees of the facility (i.e., Infection Control, Safety, QA, etc.) and provide written/oral reports of maintenance services and activities as required by the committee's guidelines or direction.
• Evaluate and implement recommendations from established committees (i.e., Infection Control, Safety, QA, etc.).
• Meet with maintenance personnel, on a regularly scheduled basis, and solicit advice from inter-department supervisors concerning the operation of the maintenance department, assist in identifying and correcting problem areas, and/or the improvement of services.
• Attend department head meetings, etc., as scheduled or as may be called.
• Schedule and announce departmental meeting times, dates, places, etc.

Personnel Functions

• Recommend to the Administrator and/or Personnel Director the number and level of maintenance personnel to be employed.
• Assist in the recruitment, interviewing, and selection of maintenance personnel.
• Assign a sufficient number of maintenance personnel for each tour of duty.
• Schedule department work hours (including vacation and holiday schedules), personnel, work assignments, etc., to expedite work.
• Delegate administrative authority, responsibility, and accountability to other maintenance personnel as deemed necessary to perform their assigned duties (i.e., Assistant Director, Supervisors, etc.).
• Assist in standardizing the methods in which maintenance tasks will be performed.
• Review and check competence of maintenance personnel and make necessary adjustments/corrections as required or that may become necessary.
• Ensure that departmental disciplinary action is administered fairly and without regard to race, color, creed, national origin, age, sex, religion, handicap, or marital status.
• Terminate employment of personnel when necessary, documenting and coordinating such actions with the Personnel Director and/or Administrator.
• Review complaints and grievances made or filed by department personnel.
• Provide complaint/grievance reports to the Administrator as required or as may be necessary.
• Conduct departmental performance evaluations in accordance with the facility's policies and procedures.
• Maintain a productive working relationship with other department supervisors and coordinate maintenance services to assure that services can be performed without interruption.
• Make daily rounds to assure that maintenance personnel are performing required duties and to assure that appropriate maintenance procedures are being rendered to meet the needs of the facility.
• Create and maintain an atmosphere of warmth, personal interest, and positive emphasis as well as a calm environment throughout the facility.

Staff Development

• Develop and participate in the planning, conducting, scheduling, etc., of in-service training classes, on-the-job training and orientation programs for maintenance personnel.
• Assume the responsibility for maintaining your professional competence through participation in programs of continuing education (i.e., seminars, training programs, etc.).
• Ensure that all maintenance personnel attend and participate in annual OSHA and CDC in-service training programs for hazard communication, TB management, and blood borne pathogens standard.

Safety and Sanitation

• Supervise safety and fire protection and prevention programs by inspecting work areas and equipment at least weekly.
• Ensure that maintenance personnel follow established safety regulations in the use of equipment and supplies at all times.
• Ensure that all personnel wear and/or use safety equipment and supplies (e.g., back brace, mechanical lifts, etc.) when lifting or moving heavy objects.
• Ensure that supplies, equipment, etc., are maintained to provide a safe and comfortable environment.
• Promptly report equipment or facility damage to the Administrator.
• Assume the responsibility for obtaining/maintaining material safety data sheets (MSDSs) for hazardous chemicals in the maintenance department.
• Ensure that containers of hazardous chemicals in the department are properly labeled and stored.
• Ensure that all maintenance personnel are trained to use labels and MSDSs to recognize hazards and to follow appropriate protective measures.
• Develop, maintain, and implement infection control and universal precautions policies and procedures to assure that a sanitary environment is maintained at all times and that aseptic and isolation techniques are followed by all maintenance personnel.
• Ensure that all personnel performing tasks that involve potential exposure to blood, body fluids, or hazardous chemicals participate in appropriate in-service training programs prior to performing such tasks.
• Ensure that maintenance personnel follow established hand washing procedures.
• Assist in developing and implementing waste disposal policies and procedures for the maintenance department.
• Ensure that maintenance personnel follow established policies governing the use/disposal of personal protective equipment and disposal of infectious wastes.
• Report occupational exposures to blood, body fluids, infectious materials, and hazardous chemicals in accordance with the facility's policies and procedures governing accidents and incidents.
• Ensure that maintenance policies and procedures identify appropriate safety precautions and equipment to use when performing tasks that could result in bodily injury.
• Other(s) that may become necessary/appropriate to assure that our facility is maintained in a safe and comfortable manner.

Equipment and Supply Functions

• Recommend to the Administrator the equipment and supply needs of the department.
• Make periodic rounds to check equipment and to assure that necessary equipment is available and working properly.
• Check supply rooms and work areas to assure that needed supplies are readily available to perform assigned tasks.
• Monitor maintenance procedures to ensure that supplies are used in an efficient manner to avoid waste.
• Ensure that appropriate personal protective equipment used in the handling of infectious materials is available and easily accessible to maintenance personnel.
• Maintain inventory and records according to established policies.
• Place orders for equipment and supplies as necessary or as may be required.
• Ensure that equipment contaminated with blood or other infectious material is properly labeled or tagged before being sent for repair or decontamination.

Budget and Planning Functions

• Makes departmental adjustments in order to conform to approved budget, and/or as dictated by an analysis of the monthly operating statement.
• Maintain current written records of department expenditures and assure that adequate financial records and cost reports are submitted to the Administrator upon request or as necessary.

Resident Rights

• Maintain confidentiality of all resident information.
• Knock before entering a resident's room.
• Ensure that the residents' personal and property rights are followed by maintenance personnel at all times.
• Ensure that maintenance personnel inform residents when it is necessary to move personal possessions (i.e. preventive maintenance, replacement of equipment, etc.).
• Review maintenance complaints and grievances made by personnel, residents, family members, or visitors and make oral/written reports to the Administrator.

Miscellaneous

• Ensure that all departmental employees follow established departmental policies and procedures.
• Make weekly inspections of all maintenance functions to assure that quality control measures are continually maintained.
• Be prepared to handle emergencies as they come up (i.e., rescheduling maintenance work schedules, etc.).
• Be sure that appropriate medical waste is disposed of in accordance with our facility's established procedures.

Working Conditions

• Works in office areas as well as throughout the facility (i.e., power rooms, resident rooms, therapy rooms, Dietary, etc.).
• Moves intermittently during working hours.
• Is subject to frequent interruptions.
• Is involved with residents, personnel, visitors, government agencies/personnel, etc., under all conditions and circumstances.
• Is subject to hostile and emotionally upset residents, family members, personnel, and visitors.
• Communicates with maintenance personnel and other department supervisors.
• Works beyond normal working hours and on weekends and holidays when necessary, as well as in other positions as needed.
• Is subject to call-back during emergency conditions (e.g. , severe weather, evacuation, post-disaster, etc.).
• Is required to be on-call for emergency situations.
• Attends and participates in continuing educational programs.
• Is subject to injury from falls, burns from equipment, odors, etc., throughout the work day, as well as to reactions from dust, disinfectants, tobacco smoke, and other air contaminants.
• Is subject to exposure to infectious waste, diseases, conditions, etc., including TB and the AIDS and Hepatitis B viruses.
• May be subject to the handling of and exposure to hazardous chemicals.
• Maintains a liaison with other department supervisors to adequately plan for maintenance services/activities.
• May be required to work in cramped spaces and in adverse weather conditions.

Education

• Must possess, as a minimum, a high school education or its equivalent.

Experience

• Must have, as a minimum, one year(s) experience in a supervisory capacity, in a maintenance/plant related position.
• Must be knowledgeable of boilers, compressors, generators, etc., as well as various mechanical, electrical and plumbing systems.
• Must be knowledgeable in building codes and safety regulations.

Specific Requirements

• Must be licensed in accordance with current applicable standards, codes, labor laws, etc.
• Must be able to read, write, speak, and understand the English language.
• Must possess the ability to make independent decisions when circumstances warrant such action.
• Must possess the ability to deal tactfully with personnel, residents, family members, visitors, government agencies/personnel, and the general public.
• Must be knowledgeable of maintenance practices and procedures, as well as the laws, regulations and guidelines governing maintenance functions in the long-term care facility.
• Must possess leadership ability and willingness to work harmoniously with and supervise other personnel.
• Must have the ability to plan, organize, develop, implement, and interpret the programs, goals, objectives, policies, procedures, etc., of the Maintenance Department.
• Must maintain the care and use of supplies, equipment, etc., and maintain the appearance of maintenance areas; must perform regular inspections of resident rooms/units for order, safety, and proper performance of equipment.
• Must have patience, tact, a cheerful disposition, and enthusiasm, as well as be willing to handle residents based on whatever maturity level they are currently functioning.
• Must possess the ability to seek out new methods and principles and be willing to incorporate them into existing maintenance practices.
• Must possess the ability to plan and carry out programs in repair, new construction, and equipment installation.
• Must not pose a direct threat to the health or safety of other individuals in the workplace.

Physical and Sensory Requirements

(With or Without the Aid of Mechanical Devices)

• Must be able to move intermittently throughout the work day.
• Must be able to speak and write the English language in an understandable manner.
• Must be able to cope with the mental and emotional stress of the position.
• Must possess sight/hearing senses or use prosthetics that will enable these senses to function adequately so that the requirements of this position can be fully met.
• Must function independently and have flexibility, personal integrity, and the ability to work effectively with the residents, personnel, and support agencies.
• Must meet the general health requirements set forth by the policies of this facility which include a medical and physical examination.
• Must be able to relate to and work with ill, disabled, elderly, emotionally upset, and, at times, hostile people within the facility.
• Must be able to push, pull, move, and/or lift a minimum of twenty-five pounds.
• May be necessary to assist in the evacuation of residents during emergency situations