Service Manager (Maintenance) - Elevate Living LLC.

 Position : Service Manager (Maintenance)

 FLSA Status: Non-Exempt

 Reports to: Property Manager

General Purpose

The Service Manager (Maintenance) is responsible for performing and overseeing the day-to-day maintenance operations of an assigned property and ensures that the overall physical aspects of the property meet the Company’s established standards and any applicable laws. This position is also responsible for quality control, purchasing and supply management, budgeting, risk management, and personnel administration.

Essential Duties and Responsibilities

• Schedules, monitors and/or performs preventative maintenance at assigned property.
• Coordinates the day-to-day operations of the property.
• Assists Property Manager with interviewing and hiring maintenance staff.
• Directs and supervises daily activities of the maintenance team, such as planning and preparing work schedules, assigning tasks, delegating work, monitoring progress and workflow, reviewing work for timeliness and accuracy, and appraising work performance.
• Train and coach, all maintenance team members.
• Consults with Management to determine and implement associate performance actions, which includes raises, promotions, discipline, terminations, etc.
• Performs and oversees maintenance functions.
• Participates in diagnosing problems and repairs in the areas of HVAC, electrical, plumbing, swimming pool, carpentry, dry walling, exterior structural, and appliances.
• Manages and responds to resident maintenance issues and repairs by responding promptly and professionally.
• Inspects apartments before and after move-in and move-outs.
• Performs property inspections on a regular basis to maintain cleanliness and identify possible safety concerns.
• Responds to on-call services during the assigned rotation, emergency maintenance work, or as needed due to staffing shortages.
• Manages vendor selection and vendor relations to ensure quality performance.
• Obtains bids from outside contractors and oversees contractor work for completeness.
• Prepares, executes, and monitors maintenance budget and ensures expense control.
• Purchase maintenance supplies for the property while staying within the planned budget.
• Communicates daily with Property Manager regarding the overall maintenance function at the property.
• Ensures excellent customer service to prospective and current resident’s and promotes a quality living experience for all residents.

• Promote and participate in Company-sponsored training programs and ensure maintenance team members participate in all training classes within the required time frame.
• Complies with all Kalos Residential, LLC standards, applicable health and safety rules and regulations, as well as applicable local, state, and federal laws.
• Responsible for snow removal, if applicable, according to Company policy.
• Attendance is imperative and this position will be required to maintain regular onsite hours.
• Accurately maintain key control system in accordance with Company procedure.
• Perform assigned work with recommended personal tools.
• Other duties as assigned.

Other Duties and Responsibilities

• Must maintain professional appearance and comply with prescribed uniform policy.
• Ensures compliance with Occupational Safety and Health Administration (OSHA) regulations.
• Must comply with all safety regulations, including the use of back brace, safety goggles and gloves when appropriate.
• Overtime may be required for this position.
• May be required to work weekends and non-traditional holidays.
• Must be reachable always via phone or radio, except during approved time off.
• Some travel may be required.
• Consistently meet deadlines.
• Maintains the up most confidentiality.

Job Qualifications

Knowledge:

• Ability to use general office equipment, such as telephone, fax machine, printer, copier, and key track system.
• Comprehension of federal fair housing laws and any applicable local housing provisions.
• Ability to perform basic mathematical functions.
• Understand and comprehend budgets.

Skills:

• Exceptional verbal and written communication skills.

• Strong organizational and time-management skills.
• Excellent customer service and interpersonal skills; ability to relate to others and defuse situations involving angry or difficult people.

Ability:

• Ability to use a personal computer and has working knowledge of Microsoft Word and Excel, as well as computer tracking systems used at the property.
• Ability to multi-task, delegate, make quick and effective decisions, analyze, and resolve problems.
• Ability to conduct interviews, train and manage a team.
• Ability to maintain flexibility and creativity in a variety of situations.
• Ability to drive a motorized vehicle.

Education:

• High School diploma or equivalent.
• EPA (Type II) and/or HVAC, CPO Certifications (pool) required.

Experience:

• Minimum 3-5 years of previous experience in property management maintenance, other building maintenance or related trade is required.

Working Conditions

• Exposure to hot, cold, wet, humid, or windy conditions (temperatures may vary depending on the weather in the different regions).
• Exposure to noise, vibrations, atmospheric conditions as well as working in confined or restricted spaces.
• Potential exposure to communicable diseases through frequent contact with public.
• Possible exposure to short-tempered or aggressive people.
• Potential exposure to chemicals, electrical shock, heights, moving mechanical parts or machines, and fire.
• Standing, walking, and/or sitting for extended periods of time.
• Frequent stooping, kneeling, crouching, feeling.
• Moderate climbing, balancing, crawling, reaching, pushing, pulling, lifting and talking, hearing, and smelling.
• Sustains substantially recurring movement to fingers, hands, wrists, legs, and feet.
• Pronounced visual acuity (near and far) and field of vision.

• Ability to judge distances and spatial relationships.
• Ability to distinguish the differences or similarities in odors.
• Ability to lift and/or move an excess of 50 pounds or more.
• Ability to use standard maintenance equipment.
• Ability to compare, copy, compute, compile, analyze, coordinate, synthesize, negotiate, communicate, and instruct.
• Ability to tolerate stressful situations.
• Ability to work under minimal to moderate supervision.

Recommended Team Member Tool List:

1. Kalos Residential recommends Maintenance Team members bring their own basic hand tools needed to perform the maintenance tasks list in the job description. Tools are to be in good working condition and brought to work by the team member each workday.
2. The Company does not take ownership of team members’ tools and accepts no responsibility should they be lost or stolen.

• 7" adjustable Channellock pliers (insulated)
• 9" linemen's pliers (insulated)
• Wire cutter/crimper (insulated)
• 7 piece nut driver set (insulated)
• 8" crescent wrench
• 12" hacksaw
• Caulk gun H. 1" X 25' tape measure
• Wire brush
• Tin snips
• 1 ½” putty knife
• 5 piece insulated screwdriver set
• Claw hammer
• 7" vise grips
• 10 piece insulated T-handle hex key set
• Cordless drill
• AC clamp-on multi-amp meter
• 2" tube cutter
• Imp tubing cutter
• Basin wrench
• Pocket thermometer
• Fin comb