Maintenance Manager - 1 Resource Group

1 Resource Group has a Direct Hire opportunity located in Houston 77077. This salaried position reports to LOP General Manager and appointed LOP Board of Director (BOD) member. The Maintenance Manager is responsible for both corrective and preventative maintenance programs for LOP assets.

Maintenance programs include identifying work, working with GM to budget and schedule work, overseeing execution

of work and reporting results to GM. This position will assist LOP property management staff with all contractor

management and maintenance items as directed.

Business Relationships

• Landscape contractor

• Irrigation system contractor

• Tree maintenance contractor

• Water well contractor

• Lake management contractor

• Pump station contractor

• Entrance and exit gates contractor

• Other miscellaneous contractors (HVAC, streets, sidewalks, electricians, plumbers, etc.)

Business Objectives

• Deliver cost effective property maintenance to ensure assets of LOP remain in good working condition

• Take initiative to identify and report items of deficiency associated with LOP assets

• Assist with development and implementation of comprehensive preventive maintenance program for all LOP assets

• Coordinate, oversee and sign off on work performed by contractors on LOP assets

• Maintain list of all warranties ensuring they are used as appropriate

• Perform minor repairs when necessary and feasible

Team Functions

• Establish and maintain good working relationships with LOP General Manager, LOP BOD, other property

management staff and all LOP service contractors

• Establish good lines of communication with LOP General Manager and contractors

Key Job Roles and Responsibilities

LOP Assets

LOP assets include but are not limited to the following: buildings and facilities, wood and metal fences, perimeter and

interior brick walls around LOP community, irrigation and pump station equipment, common area lighting, recreation

equipment (playground, tennis courts, pool area), lake fountains, lake water level control system, lake waterfalls,

overflow drains and retention walls, control panels, electronic access gates to community, streets, curbs, sidewalks,

mailboxes, granite benches, townhome roofs, rock fascia, stucco and paint .

Funding

LOP GM and BOD must approve all funding requests prior to any expenditure

Roles and Responsibilities

• Contractor Management Responsibilities

1. Manage/oversee contractors performing work for LOP

a. Inspect and sign off on all contractor work performed for LOP

b. Advise GM when work is completed and whether satisfactory

c. Document any deficiencies and follow to completion

d. Review and sign off on all contractor invoices to ensure alignment with work performed

e. Provide close out report on all major projects including pictures during and at completion

2. Coordinate with GM when contractors are needed for repair work

3. Assist GM in preparing RFQ/RFP packages and evaluating incoming bids as needed (includes preparing

specifications)

4. Acquire equipment documentation (e.g., warranties, maintenance manuals, drawings, etc.) from contractor

for all newly installed equipment and provide to GM

• Lake Maintenance Responsibilities

1. Oversee lake management contractor to ensure work is performed per contract

2. Monitor lake levels and coordinate with lake management contractor to ensure proper levels are maintained

3. Read lake and irrigation meters on first of each month and provide documented results to GM to ensure City of

Houston allowable water usage is not exceeded

4. Reset and shut off lake water well pumps when needed

5. Have working knowledge of pump breakers

6. Monitor fountains and advise GM when a fountain is down

7. Develop and maintain maintenance register for fountain repair and replacement

8. Conduct periodic visual inspection of lake bulkheads, waterfalls and overflow drains and provide

documented results to GM

• Pump Station Responsibilities

1. Check on each pump station daily to confirm it is in proper operation

a. Look for packing leaks, wobble or vibration

b. Monitor frequency of pump start/stops (can indicate irrigation leak or lake overfilling)

c. Turn pump(s) on/off when needed (must have working knowledge of pump station operations

such as reading pressure gauges, on/off procedures, etc.)

2. Advise GM when repairs are needed and oversee contractor repair work

3. Coordinate with GM and contractor to ensure the winterization of pump stations prior to winter season

each year

4. Coordinate with GM and contractor on necessary hurricane/severe weather preparation of pump stations

prior to these weather events

• Landscaping/Irrigation System Responsibilities (HOA and Townhomes)

1. Oversee landscaping contractor to ensure work is performed per contract.

2. Oversee irrigation system contractor to ensure contracted work performed.

3. Oversee discussion, plan and implementation of handover of seasonal planting of beds from landscape company

to irrigation company to ensure proper short and media term water needs are being delivered.

4. Coordinate/oversee any out-of-scope landscaping projects approved by GM and/or BOD

5. Monitor community for stressed and dead plant life and feed communication system for subs.

6. Monitor community for leaks and turn off water well and City of Houston irrigation valves (e.g., master, flow,

isolation) when needed to minimize water usage.

7. Become an expert in the irrigation control system and have input into future changes and plans for the system

8. Monitoring/adjustment of all controllers to adjust schedules and set rain delays and ensure the system is

working as designed

9. Coordinate/oversee all irrigation system repairs

10. Coordinate with GM and contractor winterization of all irrigation systems around community prior to winter

season each year

11. Coordinate with GM and contractor on the necessary hurricane/severe weather preparation of the irrigation

system prior to these weather events

• Entry/Exit Gates Responsibilities

1. Oversee any contractor repairs on entry/exit gates or barrier arms

2. Conduct entry/exit gate reset/repair when possible

3. Monitor lights at all LOP entry/exit locations to ensure proper working order

• Community Center, Guard House, Pool and Pool House, Playground and Equipment, Tennis Courts

Responsibilities

1. Ensure gutters cleaned and extensions on buildings remain free of mud and debris

2. Monitor all sinks, toilets and plumbing to ensure proper working order, coordinate repair when needed

3. Monitor HVAC systems to ensure in proper working order

4. Monitor buildings for presence of mold and mildew

5. Coordinate with GM and contractor to take necessary actions to winterize prior to winter season

6. Monitor playground area and advise GM when any disrepair observed

7. Inspect tennis court condition, to include nets, fences, and benches

8. Test fob gate access system at all facilities

9. Assist GM with room setup/takedown for special events

10. Inspect and maintain lighting systems for LOP community center, Guard House, parking lot and tennis courts

• Townhomes Responsibilities

1. Ensure gutters cleaned and extensions on buildings remain free of mud and debris

2. Monitor Townhomes exterior (e .g., stucco, caulking, painting, missing stone fa<;ade, soggy turf, deep

mower ruts, etc.) monthly and advise GM when any disrepair or mold is observed

• Miscellaneous Responsibilities

1. Inspect, coordinate, and oversee repairs/replacement as directed, document deficiencies and follow to

completion for:

a. Granite benches

b. Mailboxes

c. Sidewalks, streets, curbs and storm drains

d. Perimeter and interior brick walls and common area fencing

e. Electrical boxes and associated conduits

f. Fountain control boxes

2. Assist GM as directed in preparing and clean up for severe weather events and winterization of LOP assets

3. Maintain keys and locks for all LOP gates and electrical box locks

4. Report any item found in disrepair around the community to GM (e.g., street signs, tree limbs/debris

blocking roadway, excessive water in street, etc.)

5. Manage all documentation and warranties for equipment repairs and services

6. Able to diagnose problems and do minor work on easily fixed or changed out items (smoke detector batteries,

HVAC filters, rotating equipment oil top offs, etc.)

7. Create list of all LOP assets, which details information of the asset, purchase date, make, model, serial number,

part number, list of spare parts, maintenance program, maintenance records, service dates, warranty,

preventative maintenance cycle, etc.

8. Maximize time on property and minimal time in office

Requirements

Education, Skills/Competencies and Experience

Education

• Minimum high school degree

• Technical degree preferred but not required

• Continuing education (community college, trade school, certifications, etc.)

Skills/Competencies

• Capable of taking systems approach to development and implementation of standards, guidelines, and associated

maintenance work practices

• Knowledge of building codes local, state and national.

• Knowledge of Microsoft Windows and Office 365 Business

Experience

• Prefer candidate with 10+ years proven track record maintenance experience both hands on and supervisory