Assistant Service Manager (Residential)

ESSENTIAL FUNCTIONS:

• Ensure scheduled preventive maintenance tasks are completed in accordance with the monthly maintenance calendar and direct either CIM maintenance assistants or third-party vendors to complete the necessary preventive maintenance work as scheduled or budgeted.
• Oversee the maintenance team’s efforts in completing each building’s preventive maintenance schedule which will include inspecting HVAC, refrigerator, sinks, washer/dryers, and others as directed by the Property Manager.
• Complete common area and/or exterior preventive maintenance such as roofs, exterior doors, windows, drain lines and others as directed by the Property Manager.
• Track, monitor and follow up on residents’ work orders and schedule work using a third-party vendor with Property Manager’s approval for work that cannot be completed by the CIM maintenance team. 
• Adhere to the approved operating budget for all repair and maintenance expenses and provide operating cost estimates for budgeting purposes.
• Meet with the Assistant Property Manager on a weekly basis to ensure all work orders are responded to within 24 hours, maintain a binder with tabs for each unit, including ground floor and management office and print out each tenant work order. 
• Meet on Monday to review the printed work orders and the following Friday to confirm status of completed work orders.
• Control inventory of all appliances, tools, supplies and equipment related to repairs and maintenance.
• Identify appliances that need to be replaced and with the Property Manager’s approval ensure all appliances are properly disposed of and only removed from the building with prior written approval. 
• Maintain engineering office with tools organized, supplies inventoried and neatly stacked or organized and maintain maintenance files as requested or required by the Property Manager and/or CIM standards.
• Ensure all vendors sign in and out of the property and control access to the roof and mechanical rooms.
• Direct maintenance operations for upkeep of the apartment units by the minimum repair standards Including but not limited to:
• Doors re-key, hang, paint and replace door and test door closings
•      Attach window blinds, hang furniture
•       Appliances replace filters, check drain lines and pans and know how to operate all systems including high end models to assist residents as required.
•      HVAC replace filters, wet vacuum condensation pans, verify thermostat settings and know how to operate the unit to assist residents as required. 
•      Plumbing snake and clear blockages up to 25 feet
• Replace electrical sockets, switches, bulbs and check breakers
• Flooring re-attach thresholds, re-tack carpet, and replace missing wood or tile flooring
•      Walls repair drywall, mud, tape and paint or wallpaper as required
• Ceiling repair drywall, mud, tape and paint
• Repair and/or maintain items to the standards identified as they pertain to each building or property, including but not limited to: 
•   Doors re-key, hang and adjust as required
•        Fix irrigation leaks as they occur
•        Replace burnt out bulbs
•        Work with Property Manager to ensure central plant equipment is under contract and properly maintained.
•        Windows are re-caulked as required
•        Work with Property Manager to ensure the roofs are inspected twice a year and maintained
•        Work with Property Manager to ensure all equipment related to access devices is under contract and properly maintained.
•        Work the Property Manager to ensure parking equipment is under contract and properly maintained  

NON-ESSENTIAL FUNCTIONS:

• May be required to work weekends or after normal work hours.
• Perform other duties as assigned.

SUPERVISORY RESPONSIBILITIES:

• None

EDUCATION EXPERIENCE REQUIREMENTS: (Including certification, licenses, etc.)

• High school education required.
• At least three years of demonstrated experience working in apartment buildings’ maintenance and one year experience as a lead and/or maintenance supervisor.
• Must possess a valid state-issued driver’s license.
• EPA certification Type I and II (as required).
• Experience with MS Office including Excel, Word, Outlook.
• Experience with HVAC systems’ maintenance and repair.
• Experience with plumbing and electrical system maintenance and repair.
• Other general maintenance experience such as carpentry, painting and drywall repairs, appliance maintenance and keying and/or replacing unit doors.

KNOWLEDGE, SKILLS, AND ABILITIES:

• Read and interpret documents such as new appliance maintenance manual, company policies and procedures documents.
• Ability to write correspondence and/or reports accurately in a concise and detail manner.
• Ability to respond to common inquiries or complaints from tenants, regulatory agencies, other areas of the company, and/or members of the business community.
• Ability to effectively present information to management, tenants and others.
• Ability to apply common-sense understanding to carry out instructions.
• Ability to solve practical problems.
• Ability to define problems, collect data, establish facts and draw valid conclusions.

PERFORMANCE METRICS:

• Tenant questionnaires and corporate surveys.