LEAD MAINTENANCE TECHNICIAN

JOB DESCRIPTION

Reports To: PROPERTY MANAGER

The purpose of this job description is to communicate the responsibilities and duties associated with the position of LEAD MAINTENANCE TECHNICIAN. While the following information should be considered a comprehensive description of this position, it should also be noted that some responsibilities and duties may not be specifically addressed. Every Keener employee is expected to perform any reasonable task or request that is consistent with fulfilling company objectives. Our company emphasizes a TEAM APPROACH which focuses on a spirit of cooperation, common purpose, and culture of customer service. Working together as a team encourages superior performance through open communication and decision empowerment. It is imperative that you review these duties, skills, and physical requirements closely and that you understand that by signing the Job Description Acknowledgement, you are verifying that you can perform all the duties, have the skills, and possess the physical abilities that are necessary to perform the job as described.

JOB SUMMARY

The LEAD MAINTENANCE TECHNICIAN is responsible for always maintaining the physical integrity of the community. This involves ensuring a safe and secure living environment for residents, visitors, and staff. It is the Lead Maintenance Technician's duty to anticipate, identify and correct all problems involving the property and to implement procedures that will prevent such problems. An effective program of maintenance is essential to:

Maintain a safe environment.

Cultivate resident satisfaction.

Protect the investment of the apartment property owner.

The LEAD MAINTENANCE TECHNICIAN is also responsible to ensure that all maintenance employees are fully trained their job duties and Keener policies and procedures prior to them attending formal professional development courses.

WAGE/HOUR STATUS

Non-exempt (eligible for overtime)

DUTIES AND RESPONSIBILITIES

Conducts all business in accordance with company policies and procedures, state, and federal laws, e.g., OSHA, ADA, Fair Housing laws, etc.

In conjunction with the Community Manager, the LEAD MAINTENANCE TECHNICIAN will assist in formulation of budgets for each upcoming calendar year regarding interior and exterior repairs and maintenance and replacement line items.  The LEAD MAINTENANCE TECHNICIAN is responsible along with the Community Manager for achieving the budgeted NOI objectives approved by the Owner.  This is achieved by staying within the established budget guidelines for both income and expenses each month throughout the year.

FINANCIAL

The LEAD MAINENANCE TECHNICIAN must obtain approval from the Community Manager prior to ordering supplies or services that would exceed the approved operating budget each month.  The goal is to streamline operating expenses and use the most cost effective replace/repair options available.

RESIDENT SERVICE/SATISFACTION

• Performs maintenance tasks personally or delegates to maintenance staff.  Oversee and occasionally inspect work performed by the maintenance team.  Documents inventory used for maintenance tasks.
• Institutes and manages a system for prioritizing/handling resident service requests and preventative maintenance.  Corrects any maintenance situations within 24 hours when possible.
• Schedules maintenance staff to be available for emergency purposes, 24 hours a day, seven days a week.

PREVENTIVE MAINTENANCE/SAFETY

• Takes the monthly safety courses as required.
• Maintains and communicates HAZCOM standard.
• Keeps MSDS sheets current and readily accessible.  Maintains thorough knowledge of pertinent laws, EPA and OSHA regulations governing proper storage and management of hazardous materials, including solvents, flammables, caustics, and refrigerants.
• Maintains constant awareness of the condition of physical property throughout the community and immediately corrects unsafe conditions, e.g., broken gates leading to the pool, broken steps open holes, broken/burned out exterior lights, etc.
• Schedules and performs minor and routine maintenance on all appropriate equipment on a regular basis.  Inspects and maintains all tools in safe condition.
• Provides new maintenance employees orientation training.
• Ensures maintenance team have taken required training provided by Keener Management.
• Provides employee training as needed of all subordinate maintenance staff.  Instills a “safety first” attitude not only maintenance team but will all staff.
• Instructs staff on proper use and guidelines for using personal protective equipment (PPE).
• Performs daily safety inspections of the property and maintenance shop.
• Performs scheduled maintenance of all equipment based on the manufacturer’s recommendation and operating manuals.
• Performs all work with the goal of keeping the property and the residents’ apartments in such condition that they will excel during agency inspections and audits.

ADMINISTRATIVE

• Maintains accurate records daily in the property management software system regarding preventive maintenance, service requests (received and completed), expenditures, apartment make ready status, work in progress etc.
• Orders and maintains maintenance supplies.
• Maintains EPA required Freon log, MSDS log, pool log, capital inventory log and other logbooks as required by the Community Manager.
• Maintains organization of maintenance shop.
• Coordinates pool maintenance to include cleaning and compliance with HRS standards.
• Maintains on-call report and log of service calls.

GENERAL

• Diagnoses and performs minor or routine maintenance or repair involving the following on a daily basis:
  • Electrical and plumbing (including water lines).
  • A/C and heating systems.
  • Appliances (when applicable).
  • Water irrigation systems.
  • Stairs, gates, fences, patios, railings.
  • Tile, carpet flooring.
  • Roofing, gutters, fasteners.
  • Interior/exterior lights.
  • Fireplaces, ceiling fans.
  • Gas fixtures and appliances (where applicable).
  • Shutters, doors, cabinets, windows, sliding glass doors.
  • Boiler, gas and electric.
  • Door locks, P.O. boxes and locks
  • Security systems (where applicable).
  • Walls
  • Pool areas, tiles, hot tubs/spa, pool fixtures.

• Schedules make ready assignments with staff and vendors.
• Performs all work with the residents’ satisfaction in mind, with a goal to ensure scores on resident satisfaction surveys above the industry index on move-ins, work orders and pre-renewal surveys.
• Ensures that all make ready repairs and services are completed correctly and on schedule.
• Monitors and schedules all maintenance activities.
• Reports all major repairs and requisitions to the Community Manager prior to any expenditure of funds.
• Change apartment locks and make replacement keys.
• Removes and transfers heavy appliances and equipment from storage areas to apartment (or vice versa) as circumstances warrant.  Assists in moving abandoned furniture, appliances, etc., to dumpster when necessary.
• Maintains adequate inventory of spare parts and maintenance materials in the maintenance shop to handle most common repairs and situations.
• Identifies all utility meter cut-offs, apartment and fixture cut-offs, sewer cleanouts and prepares maps indicating same.
• Performs work area clean-up and safety related duties.
• Ensures that storage areas remain locked when not in use.
• Assists in keeping grounds neat and free of litter.  Rakes, sweeps, shovels as circumstances warrant.
• Performs any additional duties assigned by the Community Manager or Regional Supervisor.
• Schedules and assigns all service requests.
• Promotes Keener Care culture of the company, ensuring that all personnel are aware of the importance of extending this philosophy to each other, the vendors, and the residents.
• Becomes familiar with the company’s strategic goals each year, striving to accomplish the goals at the site level.
• Strives for superior customer service in all areas, including customer service within the company as well as outside the company with residents and vendors.

QUALIFICATIONS

• Must attain a minimum of 70% or greater on the Regional Maintenance Qualification Test.
• Position requires at least 3 years’ experience in property maintenance or equivalent field.  EPA certification and Certified Pool Operator (CPO) license are required.
• High school diploma or equivalent is required.
• Certified Apartment Maintenance Technician (CAMT) certification is preferred.
• Working knowledge of electrical systems, appliances, plumbing, carpentry, plastering, pool systems, drywall repair, painting, and HVAC
• Ability to operate small hand tools and power tools.
• Ability to use voltmeters, am probes, hand saws, skill saws, Freon recovery machine, Freon gauges, drill motors, saber saws, pressure washer, golf carts, key machine, and pool filtering equipment.

Equipment Requirements

• Required to wear back support belt, wear goggles when working with specific equipment, wear masks and gloves and other personal protective safety equipment as tasks dictate.

Work Hours

• Minimum of 40 hours per week.  Weekends as circumstances warrant, on-call on a rotating basis and for emergencies.

Equipment/Machinery/Tools

• An employee in this position must be knowledgeable and skilled in the safe use and maintenance of the following tools:

Hand Tools – various wrenches, hammer, grips, saws, sledgehammer, snips, post hold diggers.

Power Tools – wrenches, grinders, sanders, drills, saws, etc.

User-Moved Aids – wheelbarrows, dollies, hand trucks, buckets, hoists, jacks, stepladders, full ladders, double ladders.

Mechanical Equipment – motors, pumps, compressors, blowers, electric and hand power augers, etc.

Measuring Devices – calipers, voltmeters, ohmmeters, testing meters, PH tests, gauges, etc.

PHYSICAL REQUIREMENTS

• Constand need (66% to 100% of the time) to be on feet.
• Have constant need (66% to 100% of the time) to perform the following activies:

Bend/Stoop/Squat - Perform routine maintenance/repairs, pick up tools and needed equipment.

Climb Stairs - Service requests, make ready needs for 2^nd and 3^rd floor apartments.

Reach Above Shoulder - Perform routine maintenance/repairs, stock and remove equipment, parts, etc.

Grasp/Grip/Turning - Handle tools and equipment, perform routine maintenance repairs.

Finger Dexterity - Writing maintenance/repairs inventory maintenance, requisition requests, required maintenance reports.

Lifting/Carrying (supplies, replacement parts, ladders, etc.)

              Over 150 lbs.                      Rare need (less than 1% of the time).

              75 lbs. – 150 lbs.                Occasional need (1% to 33% of the time).

              25 lbs. – 75 lbs.                  Frequent need (33% to 66% of the time).

              1 lb. – 25 lbs.                      Constand need (66% to 100% of the time).

Note:  Lifting and carrying of weights exceeding 50 lbs., is to be accomplished with assistance from one or more people.  Examples of the heaviest items lifted include washer/dryers, refrigerators, A/C units, abandoned sofas, etc.

VISION REQUIREMENTS

Constant need (66% to 100% of the time) to document maintenance and complete forms, review manuals and operating instructions, read cautionary labels, respond to written instruction from staff and residents.  Must use listening skills to diagnose needed repairs, etc.

SPEAKING REQUIREMENTS

Constant need (66% to 100% of the time) to verbally communicate with assistants, resident staff, vendors and residents.

DRIVING/TRAVELING REQUIREMENTS

• Frequent need (33% to 66% of the time) to utilize personal transportation to pick up replacement parts and supplies from vendors.  Rotation “on call” status may occasionally require expedient travel to assigned property at moment’s notice.  Pick up and deliveries to the corporate office.
• Must have valid driver’s license and automobile insurance coverage.

WORKING ENVIRONMENT

• Indoors (33% to 66% of the time). 
• Frequent outdoors (66% to 100% of the time), all conditions, often for extended periods.
• Occasionally exposure (1% to 33% of the time) to paint fumes, solvents, adhesives, etc. Example:  apartments during/after make-ready.

REASONABLE DEVELOPMENT

HIGH:  Must be able to apply principles of logical thinking to define problems, collect pertinent data, establish facts, draw valid conclusions, and initiate appropriate course of action.  Must effectively convey ideas, images, and goals to a diverse group of personalities.

SAFETY RESPONSIBILITIES

• Learns and complies with all company safety rules.
• Must always use appropriate safety equipment.
• Immediately report all unsafe conditions to the Community Manager.
• Must be familiar with all safety features or equipment, machinery, or materials encompassed by job duties.

ADDITIONAL REQUIREMENTS

• Employees must fulfill the performance standards of this position and comply with policies, rules, and procedures of the company, including those set out in the Employee Handbook, or otherwise communicated (verbally or in writing) to employees.
• This job description is intended to describe the general nature and work responsibilities of the position.  The job description and the duties of this position are subject to change, modification, and additions as deemed necessary by the company.  Employees are required to comply with supervisory instructions and perform other job duties, responsibilities and assignments requested by supervisors, managers, or other company officials.
• The job responsibilities of this position may include cross-training in other functions or positions to ensure satisfactory operation of the department or work area.