Apartment Maintenance Manager

About the role

Oversee the efforts of property in the areas of inspection, maintenance, and repair. This position leads and manages the completion of routine, daily tasks and projects while ensuring the physical aspects of each community meet the company’s established standards and any applicable laws for safety, appearance, and operational efficiency within budgeted financial goals. Facilitate the diagnosis of problems and provide training for repairs in areas such as HVAC, electrical, plumbing, pool, carpentry, drywalling, exterior structural, and appliance. Responsible for scheduling the quick turnaround of vacated apartments for occupancy.

Responsibilities

• Manage the completion of all resident service and maintenance requests as required.
• Manage service requests and completion, including completing work orders as assigned and as necessary.
• Meet the service budget and manage financial resources to accommodate current and future maintenance and repair projects within approved budget guidelines.
• Provide leadership to the service team, including interviewing, orientation, training, and performance feedback to the District Service Manager.
• Lead, direct, and supervise the service team in their day-to-day functions.
• Review and approve Kronos timecard records for direct reports.
• Manage and schedule service support necessary to maintain overall appearance, preventative maintenance, safety, and OSHA/legal requirements.
• Manage execution of emergency repairs from within the service team or from third-party service vendors.
• Conduct periodic inspections to assess effectiveness of policies and procedures and develop corrective action plans as needed.
• Develop standards for cleanliness and overall appearance of the community’s grounds, amenities, building exteriors, market-ready unit interiors, breezeways, curbs, signage, leasing office, central garbage areas, parking lots, and other buildings and common areas.
• Manage, maintain, and report any amenity deficiencies to the Resident Services Manager and/or Community Director.
• Manage vacant apartment turn schedules, punch walks on all make-ready units, and manage quality assurance of all vendor turns.
• Perform utility management for vacant apartments to ensure energy efficiency.
• Perform final walk for move-ins, ensuring quality represents the company’s standard.
• Perform pre- and post-move-out inspections, documenting and attaching photos of unit condition.
• Provide determination for interior vacant condition for items to be replaced, such as carpet.
• Manage ROI installations, including administrative prep and vendor coordination.
• Conduct weekly lighting inspections throughout the community, noting and resolving any issues per operational policy.
• Complete and/or manage all community common area and resident service requests.
• Manage and oversee pest control for all units, holding third-party vendors accountable.
• Provide inspections to all fitness equipment to ensure safe operation.
• Maintain refrigerant (freon) usage and recovery logs in compliance with Risk Management guidelines.
• Manage pool logs for vendor compliance.
• Complete Cap Labor forms.
• Purchase supplies and equipment to maintain appropriate levels of inventory within budget guidelines and through Ops Technology.
• Monitor batteries for smart locks and proactively replace as necessary.
• Serve as point person for questions on programming of controlled access areas within the community.
• Manage equipment warranties and required follow-up.
• Provide superior customer service to internal and external customers.
• Hire and train new staff and develop staff to maximize potential.
• Monitor staff performance and address performance problems through corrective action and dismissal.
• Assist direct reporting staff to address and resolve concerns or complaints involving job duties, performance standards, relations with coworkers, and supervisors.
• Approve time records and requests for time off.
• Ensure leadership style creates a productive, motivated, informed, inspired, engaged, and goal-oriented team.
• Comply with all Company policies and procedures related to employment.
• Commit to Living the UDR Values each day in every action taken when executing the essential functions of the job.

Requirements

• Knowledge of organizational and community policies and procedures.
• Ability to apply policies and procedures to solve everyday issues.
• Knowledge of and ability to follow proper safety techniques in accordance with OSHA, HVAC, Company, and community policies, procedures, and standards to mitigate liability.
• Must know and follow the Fair Housing laws.
• Ability to proactively recognize and implement superior customer service to internal and external customers.
• Ability to examine and repair various types of service equipment.
• Ability to add, subtract, multiply, and divide in all units of measure, using whole numbers, common fractions, and decimals.
• Ability to exercise initiative, problem-solving, and decision-making skills.
• Ability to work in a fast-paced environment and handle multiple projects simultaneously to meet deadlines.
• Ability and willingness to lead, take charge, and offer opinions and direction.
• Immediately repairs or delegates repair of all mechanical or electrical equipment malfunctions, associate/resident/visitor injuries or accidents, or other safety issues to the appropriate individual(s) and recommends/initiates appropriate corrective actions.
• Ability to motivate, develop, and direct people as they work, identifying the best people for the job.
• Ability to apply the principles and practices of work leadership and management.
• Ability to motivate the community team and manage their performance in accordance with company policies, values, and business practices.
• Ability to effectively present information and respond to questions or resolve resident, vendor, and contractor issues.
• Ability to work in conjunction with community management and associates.
• Must have effective verbal and listening communication skills.
• The ability to communicate information so others will understand.
• Skilled in the use of the internet, spreadsheets, databases, and word processing software.
• Ability to create, compose, and edit written materials.
• Ability to use a computer, a smartphone, and enter service ticket information into the service ticket system.

Qualifications

• High School Diploma or its equivalent preferred.
• Technical or vocational certificate and/or degree preferred.
• Minimum of four years’ experience in building and mechanical maintenance including HVAC, plumbing, electrical, appliance repair, painting and drywall, and/or pool maintenance.
• Must be EPA Type II certified; Type III or Universal may be required at some locations.
• Experience supervising associates is preferred.
• Certification in Chlorine, Fluorine, and Carbon (CFC) required for diagnosing, repairing, and maintaining equipment required for some properties and preferred for all properties.
• Some locations require certification in pool operation (CPO).
• Must have and maintain a valid driver’s license unless otherwise noted.

Physical Demands

• Some bending, stooping, and stretching.
• Must be able to push, pull, lift, carry, or maneuver weights up to one hundred (100) pounds independently and two hundred and fifty (250) pounds with assistance.
• Requires eye-hand coordination and manual dexterity sufficient to operate tools and equipment.
• Sensory capability to detect odors and hear sounds necessary to detect, diagnose, and repair machinery.
• Requires normal range of eyesight.
• Ability to physically access exterior and interior parts of the community and amenities and be able to climb ladders and access small crawlspaces.
• Regular and consistent attendance on the job is an essential function.

Working Conditions

• Frequent exposure to outside elements where temperature, weather, odors, and/or landscape may be unpleasant and/or hazardous.
• Flexible schedules with occasional evening and regular weekend work.