JOB SUMMARY: The SERVICE MANAGER is responsible for maintaining the physical integrity of the community at all times. This involves insuring a clean and well maintained living environment for residents, visitors and staff. It is the SERVICE MANAGER’S duty to anticipate, identify and correct any and all problems involving the property and to implement procedures that will prevent such problems. An effective program of maintenance is essential in order to cultivate resident satisfaction and protect the property owner. The SERVICE MANAGER will contact a person of authority should any situation warrant an action or decision not included in his or her duties and responsibilities.
DUTIES AND RESPONSIBILITIES
Conduct all business in accordance with company policies and procedures, state and federal laws; e.g., OSHA, ADA and Fair Housing, etc.
• Perform maintenance tasks personally and delegates to assistants. Oversees and occasionally inspects work performed by assistants.
• Institutes and manages system for handling resident service requests. Completes work orders within 24 hours when possible.
• Schedules maintenance personnel in conjunction with manager so that maintenance is available for emergency purposes, 24 hours a day, seven days a week.
• Conducts regularly scheduled safety meetings with entire staff; maintains and communicates HAZCOM standards. Keeps MSDS sheets current and readily accessible. Maintains through knowledge of pertinent laws, EPA and OSHA regulations governing proper storage and management of hazardous materials, including solvents, flammables, caustics and refrigerants.
• Must be aware of the conditions of the physical property throughout the community and immediately correct hazardous conditions; e.g., broken gates leading to the pool, broken steps, open holes, broken/burned out exterior lights.
• Maintains accurate records regarding preventative maintenance, service requests (received and completed), expenditures, apartment make ready status, and work in progress, etc.
• Schedules and performs minor routine maintenance on all appropriate equipment on a regular basis. Inspects and maintains all tools in excellent condition.
• Indoctrinates and assists in development of all subordinate maintenance staff. Instills a “safety first” attitude not only with maintenance technicians but with all staff members.
• Instructs staff on proper use and guidelines of wearing safety items.
• Diagnoses and performs on a daily basis minor routine maintenance/repair involving the following:
Electrical and Plumbing Gas fixtures (where applicable)
A/C and heating systems Shutters, doors, cabinets, windows, siding, glass doors
Appliances Boiler, gas and electric
Water irrigation systems Door locks, mailboxes and locks
Stairs, gates, fences, patios, railings Controlled access systems
Tile, carpet and flooring Ceiling leaks
Roofing, gutters and fasteners Walls
Interior/exterior lights Pool areas, tile, spa, pool furniture
• Ensures that all make ready repairs and services are completed correctly and on schedule.
• Reports all major repairs and requisitions to manager prior to any expenditure of funds.
• Possesses knowledge of budget and budget compliance.
• Changes locks and make ready keys.
• Removes and transfers heavy appliances and equipment from storage area to/or from apartment as circumstances warrant. Assists in moving abandoned furniture, appliance, etc., to dumpster when necessary.
• Maintains adequate inventory of spare parts and maintenance materials to handle most common repairs and situations.
• Identifies all utility meter shut – offs, apartment and fixture cut-offs, sewer clean outs and prepares map indication same.
• Performs work area clean-up and safety related duties.
• Ensures that storage areas are 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 Community Manager or Property Supervisor.
Position requires at least 3 years’ experience in property management or equivalent field. Must possess HVAC certification.
40 hours per week. Weekends and holidays as circumstances warrant; on-call on a rotating basis and for emergencies. Overtime must be approved by your supervisor prior to working over 40 hours unless to respond to an emergency.
• Constant need (66% to 100% of the time) is spent on feet.
• Have constant need (66% to 100% of the time) to perform physical activities:
Bend/Stoop/Squat Pick up litter, perform routine maintenance repairs
Climb Stairs Service requests, make ready needs
Push and Pull Move equipment/appliances, open and close doors, cabinets
Reach Above Shoulders Routine maintenance, store/receive supplies or equipment
Climb Ladders Service requests, make ready needs
• Constant need to (66% to 100% of the time) to perform the following activities:
Writing/Typing Inventory maintenance, requisition requests, maintenance
reports and service requests
Grasping/Turning Handle tools and equipment, perform routine maintenance
Finger dexterity Handle tools and equipment, perform routine maintenance
• Lifting/Carrying (supplies, replacement parts, ladders, etc.)
Over 150 lbs. Rare need (less than 1% of the time)
75lbs-150lbs Occasional need (1% to 33% of the time)
25lbs- 75lbs Frequent need (33% to 66% of the time)
1lbs-25lbs Constant need (66% to 100% of the time)
NOTE: Lifting and carrying of weights exceeding 50 lbs. is often accomplished with assistance from one or more persons. Examples of heaviest items lifted include washer/dryers, refrigerators, A/C units, abandoned sofas, etc.
• Constant need (66% to 100% of the time) to document maintenance and complete forms, review manuals and operating instructions, read caution labels, respond to written instructions from staff and residents. Constant need to see small details when performing routine maintenance.
• Frequent need (33% to 66% of the time) to see things clearly beyond arm’s reach (oversee assistants, observe problems throughout the property).
• Constant need (66% to 100% of the time) to communicate with staff, vendors and residents. Must use listening skills to diagnose needed repairs, etc.
• Constant need (66% to 100% of the time) to verbally communicate with staff, vendors and residents.
• Frequent need (33% to 66% of the time) to utilize personal transportation to pick up parts and supplies from vendors. Rotation “on call” status may occasionally require expedient travel to assigned property at moment’s notice.
• Must have valid driver’s license and automobile insurance.
• Must be able to properly operate a golf cart.
• Indoors (66% to 100% of the time); frequently outdoors, all conditions (33% to 66% of the time).
• Occasional exposure to caustics, solvents, oils, fumes, flammables, pesticides, etc. (1% of the time).
• Frequent need (33% to 66% of the time) to work in awkward and confining positions.