Summary

Under direction, the Building Operating Engineer performs operating and maintenance tasks for one or more assigned properties. Functions are completed within the scope of policy and procedure guidelines, in conformance with standard operating practices, or as directed by management.

Responsibilities

• Complete necessary operating, maintenance, and repair tasks to assure maximum life and reliability of mechanical systems. Systems including, but are not limited to:

• HVAC (baseline knowledge needed; we will train)
• Plumbing
• Electrical (as allowed by applicable Codes and/or incumbent licensing)

• General building maintenance, including:
  • Door repair and keying
  • Painting
  • Ceiling repair
  • Floor repair
  • Miscellaneous and other

• Respond to trouble calls or requests for assistance from tenants.
• Adhere to any current or future tenant security clearance requirements needed to access their space.
• Complete equipment repairs and replacements under direction from the Chief Building Operating Engineer or Assistant Chief Building Operating Engineer.
• Record maintenance and repair information in accordance with guidelines established by management direction or policy/procedure.
• Maintain positive working relationships with tenants, responding to requests and issues in a timely, professional, and courteous manner.
• Maintain productivity-enhancing communications and working relationships with coworkers and management.
• Maintain productivity-enhancing communications and working relationships with third-  party contractors and suppliers.
• Attend meetings as directed by the Chief Building Operating Engineer or Property Manager. These may include training sessions led by Chief Building Operating Engineer to increase job-appropriate knowledge and skills, safety orientations, and scheduled staff meetings. Meetings may also include outside training at the direction of management.
• Perform property-specific duties as assigned. These may vary from property-to-property and from incumbent-to-incumbent. Typical of these duties are:
  • Open and close one or more buildings each day.
  • Respond to after-hours emergency calls in accordance with rotating on-call schedule.
  • Monitor building temperatures, making necessary adjustments as dictated by temperatures, tenant requirements, etc.
  • Perform scheduled preventative maintenance routines on engine room equipment, fan room equipment cooling tower, all motors, all house pumps and sump pumps.
  • Install or remove elevator pads as needed.
  • Report janitorial issues to Building Management.
  • Repair doors, ceilings, base, handrails, etc. as needed.
  • Clean shop areas.
  • Maintain air compressors for maximum efficiency.
  • Maintain Emergency Diesel Fire Pumps in good operating condition with weekly operation for one hour under load condition. Update logs as appropriate to confirm completed testing.
  • Remain familiar with alarm, security and emergency evacuation procedures.
  • Keep Emergency Power System in good operating condition with weekly operation for one hour under load conditions. Maintain a log to confirm weekly testing.
  • Keep accurate, up-to-date records on preventative maintenance of all equipment in accordance with direction from management.
  • Use knowledge of chemical water treatment process and testing necessary to ensure proper treatment. Maintain log of daily test results.
  • Complete or facilitate basic and emergency plumbing repairs such as plugged sewer lines, urinals, commodes, faucets and water valves.
  • Repair and/or replace light fixtures, ballast, motors, breaker, switches and receptacles.
  • Re-key, repair, or change locks when necessary.
  • Complete all other maintenance and repair duties as assigned by the Chief Building Operating Engineer, Assistant Chief Building Operating Engineer, or Property Manager.
  • Complete service and repair tickets legibly and turn in to Property Assistant or designated individual on a daily basis.
  • Perform other duties as assigned

Qualifications

• High School diploma or equivalent. Completion of a building trades curriculum at a recognized technical school is desirable.
• Two to three years of successful experience in commercial or institutional buildings with complex mechanical, electrical, HVAC, and plumbing systems.
• Certificates, Licenses, Registrations: Possess trade valid licenses as required by local regulatory authorities.
• Possess valid state-issued driver’s license needed to travel to adjacent properties or to respond to after-hours trouble call.

Competencies

Language Skills:  Read and interpret English language documents such as safety rules, operating and maintenance instructions, and procedure manuals.  Communicate orally with tenants and staff members.  Provide feedback to management on progress related to specific assignments. 

Mathematical Skills:  Employ basic math to calculate percentages, areas, circumference, etc. 

Reasoning Ability:  Apply sound judgment in carrying out instructions, which come in either written, oral, or diagram form.  Solve common mechanical problems inherent in building trades activities.  Employ mechanical skills and knowledge of HVAC, plumbing, electrical systems and other technical subjects effectively. Apply knowledge of property-specific information to support contractors engaged to perform maintenance of one or more building systems.  Apply technical training received on-the-job or in formal class settings to day-to-day activities.        

Interpersonal Abilities:  Exhibit excellent customer-service orientation in responding to tenant requests.  Display follow-through in carrying out directions from management.  Demonstrate teamwork skills in relations with co-workers.

Computer Skills:  Utilize basic PC-based business software, including Microsoft products for word processing and email.  Use systems tools for maintaining service records.

The physical demands described here are representative of those that must be met by an employee to successfully perform the essential functions of this job.  Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions.

Frequent:  Standing; walking; talking; hearing; using close and distant vision, color vision, peripheral vision, depth perception.

Occasional: Sitting; use of hands to feel or grasp; reaching with hands and arms; climbing or balancing; working on a ladder, stooping; kneeling; crouching; lifting objects up to 50 lbs. in weight.