Area Maintenance Director - Gates, Hudson & Associates

The Area Maintenance Director is responsible for maintaining the physical integrity of the property at all times.  This involves insuring a safe and secure living environment for residents, visitors and staff.  It is the Area Maintenance Director’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:

• Maintain a safe environment.
• Cultivate resident satisfaction.
• Protect the investment of the apartment property owner.

The Area Maintenance Director conducts all business in accordance with Gates, Hudson & Associates, Inc., established policies and procedures, state and federal laws; e.g., OSHA, ADA, Fair Housing, etc.

Financial

• Ensure compliance with procurement policies to include use of Approved Vendors/Contractors in the performance of daily tasks and expenditures.
• Responsible for assisting with the prioritization of capital improvement projects.

Personnel

• Recruit and recommend maintenance applicants.
• Provide proper technical and policy training along with daily supervision of maintenance technicians.
• Schedule maintenance personnel in conjunction with Property Manager so that maintenance is available for emergency purposes, 24 hours a day, seven days a week.
• Maintaining all payroll records to include vacation and sick leave, overtime, etc.; and ensuring payroll information is provided to the Property Manager at specified time.
• Ensure that all maintenance employees report in uniform.
• Instruct staff on proper use and guidelines for wearing safety items.

Administrative

• Meet all reporting deadlines and maintain an activity calendar to ensure that routing and preventive maintenance and general tasks are completed.
• Update all logs, manuals and handbooks, as requested by Management.
• Provide for the monthly readings of water consumption under the GHA Energy Management Program.
• Maintain systems as established by Management for the proper security and accessibility of all keys including master keys, beepers and radio equipment, etc.
• Assist in implementing and maintaining an inventory and stock control system to ensure that necessary parts and tools are available for routine maintenance.
• Mark all company-owned equipment and tools with the property name and telephone number.
• Provide instruction booklets on all property tools and equipment.

Resident Service/ Resident Retention

• Ensure all resident requests and issues are handled in a timely manner and on a priority basis per policy.
• Provide constant follow-up on repair orders, staff and contractual, and service requests to ensure that all resident situations are resolved.

Preventive Maintenance

• Maintain accurate records regarding preventive maintenance, service requests (received and completed), expenditures, apartment make-ready status, work-in-progress, etc.
• Schedule and perform minor and routine maintenance on all appropriate equipment on a regular basis. Inspects and maintains all tools in excellent condition.
• Implement the preventative maintenance program for subject property’s equipment and tools according to GH policy and procedure.

Routine Maintenance

• Ensure that the Repair Order System devised by GH is property implemented.
• Perform spot inspections of tickets completed to ensure quality of workmanship in repairs and clean up for both apartments and common areas.
• Oversee the turnover/renovation process to ensure rent-ready apartments for new move-ins and timeliness to reduce vacancy loss.
• Ensure the performance of all contractors to contract specifications and advise the Property Manager of any shortcomings. 
• Work with contractors to obtain quality performance.
• Safety
• Conduct regularly scheduled safety meetings with entire staff.
• Maintain thorough knowledge of pertinent laws and EPA and OSHA regulations governing property storage and management of hazardous materials, including solvents, flammables, caustics and refrigerants.
• Must be aware of the condition of physical property throughout the community and immediately correct unsafe conditions.
• Promote and implement safety and security measures in property maintenance to reduce owner liability and increase resident/employee awareness and protection.

• High school diploma/GED required.
• At least 3-5 years’ experience as a Maintenance Technician, preferably in residential property management.
• At least 1-3 years’ experience as a Maintenance Supervisor.
• CFC Type 2 or Universal certification is required.
• Must be able to perform plumbing, electrical and HVAC repairs, as well as carpentry and locksmithing, painting, dry-wall repair, and snow removal.
• Must be available to handle on-call emergency services on an as-needed basis.
• Must have personal, reliable transportation to get to work in order to respond to on-call emergencies.