Director of Maintenance

Description: Responsive Capital Ventures and Responsive Asset Management operate as one unified platform with a singular purpose: transforming the way people build and protect wealth through real estate. We don’t view this as two separate companies. We operate as one business built on three core legs of the stool: Investments (RCV)Property Operations (RAM)Business Enablement (IT, HR, Marketing, and Finance) This structure allows us to control the entire lifecycle from capital to execution to performance. Today, that platform is backed by 50+ team members and ~$25M in annual revenue. More importantly, it’s built on a culture for people who want to do meaningful work at a high level. On the investment side, Responsive Capital Ventures focuses on helping high earners convert active income into long-term, sustainable wealth through real estate. We take a disciplined approach to capital, risk, and execution. The goal isn’t just returns. It's consistency, protection, and long-term alignment. On the operations side, Responsive Asset Management is where the business plan comes to life. This is boots-on-the-ground execution by driving occupancy, managing expenses, executing capex, and creating communities residents are proud to call home while protecting and growing the asset. The third leg is Business Enablement, which is what keeps everything aligned and moving. IT, HR, Marketing, and Finance. This is the infrastructure that allows us to scale without breaking and maintain a consistent standard across the entire platform. Most groups talk about being vertically integrated. We actually operate that way. We don’t just deploy capital. We don’t just manage properties. We build stability…one door at a time. Our Core Values — STABLE S Show Up & Own It We take full responsibility for our commitments. We show up prepared, engaged, and ready to deliver — no excuses, no shortcuts. T Take Action We are a bias-toward-action team. We move with urgency, make decisions with confidence, and course-correct as we learn. A Always Growing We are curious, coachable, and committed to continuous improvement — personally and professionally. Growth is a standard, not an aspiration. B Be Real We communicate with honesty and transparency. We say what we mean, own our mistakes, and build trust through authenticity. L Lead with Humility We check our egos at the door. We listen first, elevate others, and recognize that the best ideas can come from anywhere. E Excellence in Everything We hold ourselves to a high standard in everything we produce, every relationship we build, and every promise we make. Responsibilities Work Order Management The Regional Maintenance Director Is Responsible For The Overall Integrity And Responsiveness Of The Work Order Process Across All Properties. Expectations Include: Ensure all work orders are triaged, assigned, and completed within established timeframesMonitor work order aging daily and intervene when backlogs developMaintain work order data as an accurate reflection of real-time field activityEstablish and enforce completion standards - work orders are not closed until the work is verified completeReview work order trends across properties to identify recurring issues, deferred items, or systemic failures Make-Ready and Unit Turns Unit Turn Performance Directly Impacts Revenue. The Regional Maintenance Director Is Expected To Own The Make-ready Process From Vacant To Rent-ready, Including: Ensure make-ready boards are maintained and accurate at all propertiesHold supervisors accountable to turn timelines by unit classification (T1, T2, T3)Identify bottlenecks in the turn process and resolve them without waiting for escalationCoordinate with property management and leasing to align turn completion with move-in commitmentsTrack days-to-turn by property and report variances with explanation and corrective action Preventive Maintenance A Functioning Preventive Maintenance Program Reduces Emergency Work Orders, Extends Asset Life, And Controls Costs. The Regional Maintenance Director Is Expected To: Ensure a documented PM schedule exists and is actively followed at each propertyVerify PM completion rates are tracked and reportedAddress deferred PM items before they escalate into larger repair needsEnsure seasonal readiness - HVAC, winterization, and other cyclical requirements are completed on schedule Emergency Response The Regional Maintenance Director is the first line of escalation for maintenance emergencies across the portfolio. Expectations include: Ensure after-hours emergency coverage is in place and staffed at all timesRespond to major emergency situations and take ownership of resolutionCommunicate proactively with leadership on any emergency that affects habitability, safety, or significant costDocument emergency events and follow up with root cause assessment Vendor and Contractor Management The Regional Maintenance Director is responsible for managing the vendor and contractor relationships that support the maintenance department. Maintain an approved vendor list and ensure work is assigned to qualified, vetted contractorsHold vendors accountable to scope, timeline, and quality standardsIdentify underperforming vendors and suggest alternatives or recommendationsEnsure invoices are reviewed for accuracy before submission for payment Budget and Financial Accountability The Regional Maintenance Director is expected to operate within budget and to understand the financial impact of maintenance decisions. Understand the maintenance budget for assigned propertiesMonitor spend against budget and flag variances proactivelyMake cost-conscious decisions on materials, labor, and vendor use without sacrificing quality Supervising Maintenance Supervisors The Regional Maintenance Director manages a team of property-level maintenance supervisors. Set clear, documented performance expectations for each supervisor on the teamConduct regular one-on-ones with each supervisor Staffing and Coverage The Regional Maintenance Director is responsible for ensuring adequate maintenance staffing across the portfolio. Identify staffing gaps and bring hiring recommendations tManage scheduling to ensure coverage does not create operational riskAddress attendance and reliability issues at the team level before they affect property operations Property Inspections and Habitability The Regional Maintenance Director is expected to conduct and oversee regular property inspections across the portfolio. Establish and maintain a routine inspection schedule for all assigned propertiesIdentify deferred maintenance, habitability concerns, and code-related issues before they generate resident complaints or violationsDocument inspection findings and assign corrective work orders with clear deadlinesFollow up to confirm identified issues are resolved within an appropriate timeframeReport property condition trends to leadership, particularly where systemic issues are developingEnsure vacant units are inspected and documented at the time of move-out and prior to move-in Resident-Facing Standards Maintenance has more direct contact with residents than nearly any other department. The Regional Maintenance Director is accountable for the experience residents have when maintenance enters their home or responds to their concerns. Enforce response time standards for all work order categories - routine, urgent, and emergencyEnsure maintenance staff conduct themselves professionally in all resident interactionsAddress resident complaints related to maintenance response, quality of work, or staff conduct promptly and directlyMonitor work order follow-through - a completed work order should mean the issue is resolved, not just closed in the systemCoordinate with the Resident Experience team when maintenance issues affect resident satisfaction or retention Inventory and Equipment Management Establish and maintain appropriate truck stock and shop supply levels at each propertyImplement a process for tracking and replenishing inventory that does not rely on technicians making unplanned supply runsEnsure maintenance vehicles and equipment are maintained, inspected, and in safe operating conditionIdentify and address patterns of excessive or wasteful supply spendingEscalate capital equipment needs to leadership with supporting justification Safety and Compliance The Regional Maintenance Director is responsible for maintaining a safe working environment for the maintenance team and ensuring the department operates in compliance with applicable safety standards. Enforce safe work practices across all maintenance staff and contractorsEnsure proper handling, storage, and disposal of chemicals, hazardous materials, and equipmentAddress unsafe conditions on properties immediately and document the corrective action takenEnsure maintenance staff are equipped with appropriate personal protective equipmentReport workplace injuries, near-misses, and safety concerns promptlyStay current on safety requirements relevant to residential maintenance operations and ensure the team is informed Cross-Departmental Coordination The Regional Maintenance Director works collaboratively and communicates proactively with other departments to support overall property performance. Coordinate with property management on unit turn schedules, resident work order priorities, and property condition issuesAlign with leasing on make-ready timelines to ensure units are ready to show and move in as committedCommunicate with the Resident Experience and collections teams when maintenance issues are connected to lease compliance or resident concernsParticipate in cross-functional meetings and contribute maintenance perspective to operational decisions Required Skills & Qualifications: 10+ years of relevant experience in property maintenance or property management.Strong financial acumen with experience in budgeting, cost management, and vendor negotiations.Exceptional project management and problem-solving skills.Proficiency in property management software and Google Workspace.Excellent communication and interpersonal skills to collaborate effectively with internal teams and external partners.Management skills - Hired, Trained, Coached and managed a team of 5+ membersHigh level of experience in property management and maintenanceKnowledge of sustainability initiatives and energy-efficient building practices.High level of culture building and motivational coaching Requirements: The candidate must be located in Indiana and able to commute to our properties in Central Indiana. This is a flexible hybrid role.