Houston Apartment Association (HAA)

MOSAIC RESIDENTIAL

Maintenance Supervisor

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Description

Maintenance Supervisor

The purpose of this job description is to communicate the responsibilities and duties associated with the position of Maintenance Supervisor. 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. The Company emphasizes a team approach and fully expects every person to perform any reasonable task or request that is consistent with fulfilling company objectives. It is the philosophy of the Company to promote from within whenever possible; therefore, it is recommended that team members make an on-going effort to familiarize themselves with the duties and responsibilities of those positions directly above and around their own. The Company reserves the right at any time to change or amend these position job descriptions as necessary.

Reports to: Property Manager

Job Brief:

In general, the purpose of the Maintenance Supervisor is to effectively initiate and manage the maintenance team and processes of the property, including preventative, routine, emergency, corrective and cosmetic maintenance as well as the make-ready process in a manner consistent with the property’s operational objectives. The Maintenance Supervisor is expected to take an active, hands-on approach to the completion of duties as well as to facilitate the development and performance of others.

Essential Duties and Competencies:

Competency

Essential Duties

Process Management:

Assist in the initiation and management of property maintenance processes.

Diagnose and perform minor and routine maintenance/repair involving the following on a daily basis:

  • Electrical and plumbing
  • A/C and heating systems
  • Appliances
  • Water irrigation systems
  • Stairs, gates, fences, patios, railing
  • Tile, carpet, flooring
  • Roofing, gutters, fasteners
  • Interior and exterior lights, ceiling fans
  • Fireplaces, chimneys
  • Gas fixtures and appliances (when applicable)
  • Shutters, doors, cabinets, windows, sliding glass doors
  • Boiler, gas and electric
  • Door locks, mailboxes and locks
  • Security systems and fire protection equipment
  • Ceiling leaks
  • Walls
  • Pools, pool area and decking, tile, hot tub, pool furniture

Ensure vacant apartments are restored to “rent ready” status in a timely manner and in accordance with the Company’s Apartment Make Ready Policy.

Make certain grounds are kept neat and free of litter. Rake, sweep, shovel as circumstances warrant.

Maintain accurate records in accordance with the policies and procedures of the Company regarding EPA/OSHA standards, preventative maintenance, service requests received and completed, expenditures, apartment make-ready status, work-in-progress, etc.

Monitor the physical condition of the property and immediately report and correct unsafe conditions, i.e. broken gates leading to the pool, broken steps, open holes, broken/burned out exterior lights, broken windows, etc.

Report all major repairs and requisitions to the Property Manager prior to any expenditure of funds. Utilize budgetary and other financial information for planning and making recommendations for purchases and other maintenance activities.

Maintain maintenance shop so that it is safe, clean and well organized, with adequate inventory of spare parts and maintenance materials to handle most common repairs and situations and ensuring all tools and equipment are properly stored and well-maintained at all times.

Identify all utility meter cut-offs, apartment and fixture cut-offs, and sewer clean-outs. Communicate these to the community team members and maintain a map indicating these locations.

Schedule and perform routine preventative maintenance in accordance with the Company’s Preventative Maintenance Policy.

Coordinate and oversee all work by sub-contractors. Ensure that all make-ready repairs and services are completed correctly and on schedule. Utilize budgetary, staffing and other relevant data to determine and make solid decisions regarding the need for sub-contracted work.

Wear and utilize personal protective equipment at all times during work hours and ensure that all maintenance team members do the same.

Leadership:

Empower others to perform, provide necessary support, set and measure challenging standards of performance, and facilitate the movement toward a common vision.

In conjunction with the Property Manager, train and motivate maintenance team members, be aware of training resources available and encourage the development of team members.

Clearly communicate goals and expectations to maintenance team members and uphold standards of performance.

Communicate regularly with the Property Manager to ensure maintenance goals are in line with property goals and to measure progress toward those goals.

Problem-Solving:

Identify existing and potential problems and develop and implement solutions.

Diagnose and troubleshoot corrective maintenance problems, including basic maintenance, plumbing, electric, HVAC, appliances, carpentry, roofing, etc.

Maintain a consistent awareness of property occupancy, notices to vacate and seasonal trends to identify upcoming staffing, supply and make-ready needs. Identify, suggest, and implement solutions to meet those needs.

Resourcefulness:

Display willingness and ability to find ways over, under, around, and through barriers.

Seek out and utilize available internal and external resources, such as sister properties, education, vendors, sub-contractors, Apartment Association, etc. to meet goals and objectives.

Integrity:

Display ironclad ethics and honesty.

Set and uphold high standards of honesty for self and team members.

Can be trusted with Company property, confidential information, and resident possessions when entering occupied apartments.

Communication:

Communicate effectively in one-on-one and group environments.

Respond to resident complaints or concerns graciously and in a positive manner. Be attentive to the Company’s goals of resident satisfaction and retention and communicate with residents in a manner that supports this goal.

Keep Property Manager, Regional Director, maintenance team members and office team members well informed of property maintenance status, progress, and potential problems.

Dependability & Drive:

Initiate action; focus on the completion of tasks or objectives.

Arrive on time, begin work quickly and independently; manage time effectively. Avoid unnecessary tardiness or absenteeism.

Provide the required notice for requested non-emergency paid time off; ensure responsibilities are completed prior to scheduled absences.

Focus on the completion of tasks and activities so to achieve the objective.

Take a hands-on approach to any necessary duties to ensure the job is completed.

Subject Matter Expertise:

Possess and utilize relevant technical knowledge, skills, and experience to accomplish results.

Areas of expertise include basic maintenance, diagnosis and troubleshooting, HVAC, preventative maintenance planning and make-ready processes.

REQUIREMENTS:

Normal Work Hours:

8:00 am to 5:00 pm or 9:00 am to 6:00 pm (specific hours defined by Property Manager according to specific property needs) Monday through Friday. Must be able to work weekends if property schedules require such or circumstances warrant the need. On call requirements will be on a rotating basis. Overnight stays will occasionally be required.

Equipment/Machinery/Tools:

A team member in this position must provide his or her own tools. The team member must also be knowledgeable and skilled in the safe use and maintenance of the following tools:

  • Hand Tools: Various wrenches, grips, hammers, sledgehammer, snips, post-hole diggers, saws, etc.
  • Power Tools: Wrenches, grinder, sander, drills, saws, etc.
  • Moving Equipment: Wheelbarrows, dollies, hand trucks, buckets, hoists, jacks, step ladders, full ladders, double ladders
  • Mechanical Equipment: Motors, pumps, compressors, blowers, electric and hand powered augers, etc.
  • Measuring Devices: Calipers, voltmeters, ohmmeters, testing meters, PH tests, etc.

Physical Requirements:

1. Constant need (66% to 100% of time) to be on feet.

2. Have constant need (66% to 100% of time) to perform the following physical activities:

Activity Example of Activity

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

Climb stairs Service requests, make-ready needs for second (2nd) and third (3rd) floor apartments

Push or pull Move equipment appliances, open and close doors

Reach above shoulders Perform routine maintenance/repairs, stock and remove parts and equipment

Climb ladders Perform routine maintenance/repairs

Grasp/ Grip/ Turn Handle tools and equipment, perform routine maintenance/repairs, phone

Finger dexterity Handle tools and equipment, perform routine maintenance/repairs

Writing/Typing Inventory maintenance, requisition requests, inter-office memos, required reports

3. Lifting/Carrying (Supplies, replacement parts, ladders, etc.):

  • Over 150 lbs. Rare need (less than 1% of time)
  • Between 75 – 150 lbs. Occasional need (1% to 33% of time)
  • Between 25 – 75 lbs. Frequent need (33% to 66% of time)
  • Between 1 – 25 lbs. Constant need (66% to 100% of 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, a/c units, abandoned sofas, etc.

Vision Requirements:

  • Constant need (66% to 100% of time) to document maintenance and complete forms, review manual and operating instructions, read cautionary labels, respond to written instruction from team members and residents. Constant need to see small detail when performing routine maintenance duties.
  • Frequent need (33% to 66% of time) to see things clearly beyond arm’s reach (oversee maintenance team members, observe problems throughout the property).

Hearing Requirements:

Constant need (66% to 100% of time) to communicate with maintenance team members, residents, vendors and community team members. Must use listening skills to diagnose needed repairs, etc.

Speaking Requirement:

Constant need (66% to 100% of time) to verbally communicate with assistants, residents, vendors and team members.

Driving Requirements:

Occasional need (66% to 100% of time) to utilize personal transportation to pick up replacement parts and supplies from vendors. Rotating “on call” status may occasionally require expedient travel to assigned property on very short notice.

Professional Licensing Requirements:

Must maintain current, active (unexpired) EPA/HVAC certifications/licensing at all times.

Working Environment:

  • Frequently indoors. (33% to 66% of time)
  • Frequently outdoors, all conditions, often for extended period. (33% to 66% of time)
  • Occasional exposure (1% to 33% of time) to paint fumes, solvents, adhesives, etc.
  • Frequent need (33% to 66% of time) to work in awkward and confining positions.

Reasoning Development:

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

The statements herein are intended to describe the general nature and level of work being performed be employees, and are not to be construed as an exhaustive list of responsibilities, duties, and skills required of personnel so classified. Furthermore, they do not establish a contract for employment and are subject to change at the discretion of the employer.

Job Information
  • Location:
    Webster, Texas, 77598, United States
  • Job ID:
    48592083
  • Posted:
    May 23, 2019
  • Position Title:
    Maintenance Supervisor
  • Company Name:
    MOSAIC RESIDENTIAL
  • Job Function:
    Maintenance/Facilities
  • Entry Level:
    No
  • Job Type:
    Full-Time
  • Job Duration:
    Indefinite
  • Min Education:
    H.S. Diploma/Equivalent
  • Min Experience:
    1-2 Years
  • Required Travel:
    50-75%
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