The purpose of this job description is to communicate the responsibilities and duties associated with the position of GROUNDSKEEPER/PORTER. 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 primary responsibilities of GROUNDSKEEPER/PORTER involve the upkeep of the property in order to enhance and maintain its curb appeal.  The GROUNDSKEEPER will also assist the rest of the service staff, as directed, in their efforts to manage the property in an efficient manner.  The GROUNDSKEEPER/PORTER is also responsible to ensure that he/she is fully trained in their job duties and Keener policies and procedures prior to working.

WAGE/HOUR STATUS

Non Exempt (eligible for overtime)

DUTIES AND RESPONSIBILITIES

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

Preventive Maintenance/Safety

• Checks and replaces exterior lighting on a regular basis.
• If certified for pool maintenance, cleans, and maintains pool as directed.
• Always maintains awareness of proper safety precautions.
• Constantly observes condition of apartment property throughout the community and immediately reports and/or initiates action to correct unsafe conditions.
• Must be aware of all utility meter cut offs, apartment and fixture cut offs, sewer cleanouts.
• Ensures that storage areas remain locked when not in use.

General

• Physically walks the property daily and removes litter and debris from the grounds.  It is especially critical that the following areas always remain neat and free of litter.

• Pool area
• Laundry Room (if applicable)
• Mail areas (if applicable)
• Dumpster Areas
• Recreation Areas
• Grounds adjacent to the road, in front of the office
• Walkways to and from, and in between buildings
• Parking lots and drives

• Performs “trash outs” duties at vacant apartments as required.  Removes all abandoned furniture, trash, boxes.  Transfers these items to dumpster or storage area, whichever is applicable.
• Cleans pool, spa, pool filters, spa filters, office, restrooms, clubhouse, laundry room, exercise room, vacant apartments, drains, outside lights, common areas and models.
• Removes and disposes of trash.
• Keeps breezeways clean.
• Assists with maintenance of apartments including installing sinks, screens, and weather stripping, removing refrigerators, water heaters and dishwashers, refrigerators, water heaters, locks, doors, stoves and toilet seats, monitoring air conditioning lines, unclogging sinks and toilets and repairs drywall. Assists with installation of ceiling fans.
• Pressure washes the exterior of buildings.
• Picks up supplies, delivers packages and notices.
• Repairs fences.
• Paints office area, windows, cabinets, outer lobby, laundry room, signs, rest rooms, exercise room and rails around pool.
• Details property on a regular basis.  Cleans and rakes shrub areas, shovels mud when necessary.  Uses leaf blower to keep sidewalks and walking areas clean of loose grass.
• Repairs and replaces windows, screens, sliding glass doors, etc.  Performs routine maintenance on property as requested by the Community Manager and/or Lead Maintenance Technician.
• Assists with various physical tasks as directed, e.g., tearing down fences, digging post holes, carrying abandoned sofas, etc.
• Assists with “make ready” duties when requested ty the Lead Maintenance Technician or Community Manager.
• Helps clean and maintain storage areas.
• Performs interior and exterior painting duties when requested.  Carries buckets of paint from storage area to work site.
• Completes minor and routing service requests when requested by the Community Manager and/or Lead Maintenance Technician.  Follow procedures when service requests are performed.
• Change locks, make keys when directed.
• Distributes resident communications to residents, e.g., upcoming events, pest control notices, newsletters.
• Performs work area clean up and safety related duties.
• Assists in keeping grounds neat and free of litter, e.g., rakes, sweeps, shovels as circumstances warrant.
• Performs all work with residents’ satisfaction in mind, with a goal to ensure scores on resident satisfaction surveys above the industry on move ins, work orders and pre renewal surveys.
• Promotes the Keener Cares 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.
• Performs any additional duties assigned by the Community Manager and/or Lead Maintenance Technician.

QUALIFICATIONS

• Must meet all physical requirements and be able to take directions.  High school diploma or equivalent preferred.

Equipment Requirements

• Required to wear back support belts, gloves and other personal protective equipment as tasks dictate.

Work Hours

• Minimum of 40 hours per week.  The weekly schedule may change as required.  May be necessary to work weekends.

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, posthole diggers, etc.

User Moved Aids:             Wheelbarrows, dollies, hand trucks, buckets, jacks, step ladders, full ladders

Power Tools:                      Leaf blower, pressure washer, drills, power saws.

PHYSICAL REQUIREMENTS

• Constant need (66% to 100% of the time) to be on feet.
• Constant need (66% to 100% of the time) to perform the following physical activities.

          Bend/Stoop/Squat                     Perform routine maintenance/repairs, pick up debris.

          Climb Stairs                                 Routine duties requires access to 2^nd and 3^rd floor apartments.

          Push or Pull                                 Move equipment, appliances, open and close doors, etc.

          Reach Above Shoulders            Perform routine maintenance, repairs, stock and remove equipment, parts, etc.

          Climb Ladders                            Handle tools and equipment while performing routine maintenance repairs.

          Grasp/Grip/Turning                   Handle tools and equipment while performing routine maintenance repairs.

          Finger Dexterity                         Writing required maintenance forms.

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

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

          75 lbs. – 105 lbs.                        Occasional need (1% to 33% of the time)

          25 lbs. – 65 lbs.                           Frequent need (33% to 66% of the time)

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

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

VISION REQUIREMENTS

• Constant need (66% to 100% of the time) to observe areas needing attention/correction.  Read cautionary labels; respond to written instructions from staff.
• Frequent need (33% to 60% of the time) to see things clearly beyond arm’s reach.  Observe and assist in general maintenance; observe problems throughout property.

HEARING REQUIREMENTS

• Frequent need (33% to 66% of the time) to communicate with team members, vendors and residents.  Must use listening skills to diagnose needed repairs, etc.

SPEAKING REQUIREMENTS

• Constant need (66% to 100% of the time) to receive instructions from staff.

DRIVING/TRAVELING REQUIREMENTS

• Must have reliable transportation.

WORKING ENVIRONMENT

• Outdoors (66% to 100% of the time) all conditions, often for extended periods of time.
• Occasional exposure (1% to 33% of the time) to paint fumes, solvents, adhesives, etc.  Example:  Apartments during/after make ready.
• Frequent need (33% to 66^ of the time) to work in awkward and confining positions.
• Must be able to work in a fast paced and customer service oriented environment.
• Performs duties under pressure and meets deadlines in a timely manner.
• Works as part of a team, as well as completes assignments independently.
• Takes instructions from supervisors.
• Exercises problem solving skills.
• Interacts with co workers, supervisors, guests and the public in a professional and pleasant manner.

REASONING DEVELOPMENT

• Must be able to apply principles of logical thinking to a variety of practical situations and accurately follow standardized procedures that may occasionally involve minor deviations.  Needs ability to think rationally beyond a specific set of instructions.

SAFETY RESPONSIBILITIES

• Learn and comply with all company safety rules.
• Immediately report all unsafe conditions to Lead Maintenance Technician and/or Community Manager.
• Must be familiar with all safety features or equipment, machinery, or materials encompassed by job duties.
• Must check with supervisor if there is a question as to the safe procedure to be used for any job function.
• Takes the monthly safety courses as required.

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.
• The 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 addition 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 of work area.