Director of Maintenance (Multi-Family/Affordable Property Management)
Director of Maintenance SUMMARY Oversee all maintenance, in-house and contract repair work across entire Pratum portfolio, consisting of approximately 150 affordable housing multi-family properties. Take a strategic/leadership approach to ensure systematic, comprehensive and consistent processes and practices across the portfolio Ensure safe, clean and orderly environments with optimum curb appeal, excellent property condition with a concern for sustainable practices and products in a cost-effective manner Ensure compliance and readiness for periodic inspections and site visits by a wide range of investors, agencies and other partners such as HUD (NSPIRE), DCHA, etc. Establish and implement a consistent, effective preventive maintenance program across the portfolio Work with multiple owners/clients to include support and collaboration with Development, Asset Management and Property Management teams. Demonstrate outstanding leadership, customer service and proactive, timely, responsive and professional communication skills that contribute to an environment characterized by professionalism, teamwork and mutual respect for staff and residents alike; set example for site staff in matters of attitude, appearance and demeanor NOTE: This position is not remote, and will require residency in the Washington, DC region to facilitate presence in our corporate office (Gaithersburg, MD). Relocation assistance is available. PRIMARY/ESSENTIAL DUTIES AND RESPONSIBILITIES Regularly and for specific events, such as annual inspections, apartment turnovers, etc., conduct and manage inspections of site, building and units of the property to identify maintenance issues and schedule work needed Supervise capital projects as needed Coordinate with Supervisors, General Maintenance Managers, Community Managers, Regional Property Managers, VPs and SVPs. as needed on special projects for this property portfolio Permit expediting and coordination as needed Evaluate properties and teams and make recommendations to property and regional managers Manage and assist all aspects of the maintenance budget and cost control processes including staff and outside contractors, material, equipment and tool inventories, major capital improvements and planning Stay up-to-date and incorporate industry standards in the utility consumption management and application programs as well as appliances, heating and water plant replacement Effectively utilize Yardi’s Maintenance IQ or other applicable utility management system resources Access Yardi to pull reports and make ready reports, utilizing data to guide decision making, strategic decisions, and determine organizational priorities Prioritize safety and be knowledgeable of OSHA and EPA regulations (MSDS etc.) associated with products/equipment used in the work of the maintenance department Be aware of any hazards known or found to be present on properties in an effort to maintain a safe environment for residents, staff and visitors Develop portfolio-wide consistent and standardized processes and procedures to ensure consistent operations, such a preventive maintenance plans, inspection schedules, filter replacements, etc., including implementation, training, and oversight of these plans, processes and procedures to ensure effective operations. Develop, implement, maintain and train all Emergency and Disaster Plans, Integrated Pest Management, Environmental Hazards and all Safety related procedures and policies Support procurement and performance services related to maintenance, including, but not limited to, vendor service and general contracts, such as waste disposal, preventive maintenance, pest management, capital projects and repairs at the sites and all associated equipment in a safe and workmanlike manner in accordance with company policies and procedures Responsible for managing and planning all periodic inspections and recurring work orders with special emphasis on the preventive maintenance needs of the properties Responsible for planning, scheduling, coordinating, and implementing preventive maintenance; maintaining reports and logs relative to replacement and maintenance with warranty dates and serial numbers for HVAC equipment, appliances, vehicles, large power tools and equipment, and all major capital improvements such as carpet and roofing replacement Establish systems and processes for sites to manage and protect electronic and physical as-built drawings, warranties, system maintenance and product documentation, and operations and maintenance manuals, including familiarizing oneself with all the components of the properties as well as the technical ability of staff To be thoroughly knowledgeable of and supportive of company policy relating to key personnel, including, but not limited to, evaluating, providing performance feedback, recruiting, training and development of staff Review and manage shop and maintenance / storage areas for organization and safety compliance Perform bi-annual audits of emergency systems and maintenance logs Conduct and document structured quarterly physical inspections of all properties Contribute to long-term capital improvements planning, including review of Property Critical Needs Assessments (PCNAs), both interior and exterior Partnering collaboratively with Community Managers, Maintenance Supervisors, General Maintenance Managers, Regional Property Managers and others in the supervision of on-site maintenance and other technical staff Work closely with property management leadership to align maintenance strategies with overall property management goals, ensuring that resident satisfaction, operational efficiency, and financial performance are optimized. Leverage data and analytics to identify trends, optimize resource allocation, and drive continuous improvement in maintenance operations. Establish and monitor key performance indicators (KPIs) to track progress towards goals and ensure accountability at all levels of the organization. Other position-related jobs, duties, tasks, responsibilities, projects and assignments as directed by management REQUIRED QUALIFICATIONS – SKILLS, EXPERIENCE, ABILITIES To perform this job successfully, an individual must be able to perform each essential duty satisfactorily. The requirements listed below are representative of the knowledge, skill, and/or ability required. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions. 10 years related technical, multi-family and multi-site residential maintenance experience required, including 5 years of staff supervisory/management experience Vocational/Technical diploma desired, along with industry/technical certifications (e.g. HVAC, EPA, etc.); bachelors’ degree preferred. EPA certification is required. OSHA 10/30 certification preferred Strong knowledge of building systems and construction methods, including mechanical, plumbing, roofing, HVAC, electrical and elevators in high-rise, mid-rise and garden style communities, experience to include a strong understanding of complex central plant mechanical systems (cooling towers, heat exchangers, boilers, chillers, pumping systems, BAS) and site life safety systems (fire panel, wet/dry sprinklers, generators, etc.) and elevator maintenance Outstanding computer skills required, including proficiency with Microsoft Office suite (Word, Excel, Outlook, SharePoint, Project, PowerPoint, etc.), Yardi, internet knowledge and ability to research Outstanding reading and writing skills required (fluency in English) Outstanding interpersonal, communication and speaking skills required Prior experience in interpreting building schematics, blueprints, design and construction documents, writing policies, etc. Ability to evaluate contractor proposals for feasibility and cost reasonableness; negotiation skills are a plus Ability to collaborate with others, deliver presentations, and build relationships at all levels, including maintenance employees, on-site management, property ownership, prospective clients, and corporate staff Extensive experience and familiarity with affordable housing requirements (HUD, REAC etc.), including serving in a lead capacity with preparation and compliance Knowledge of laws and standards that apply to property management, such as Fair Housing Laws, Landlord-Tenant Law, OSHA Standards, local and state building codes Strong leadership, drive and initiative, and impeccable attention to detail Outstanding organizational planning and time management skills, including the ability to manage and prioritize multiple projects and priorities Adept at leading projects, managing deliverables, pulling teams together and facilitating effective collaboration to achieve successful outcomes While performing the duties of this job, the employee must frequently lift and/or move up to 50 pounds independently and occasionally move up to 100 pounds or more with assistance. Must have reliable transportation, unrestricted driver’s license and insurance, and ability to meet both attendance/punctuality requirements as well as travel between work sites that are geographically distributed across the US with a heavy concentration in the Washington, DC metropolitan area, and be willing to travel as needed to any current or prospective property site as directed. This role is exempt and has an anticipated annual pay range of $115k-$130k for a new employee depending on a number of relevant factors including individuals’ experience, qualifications, knowledge, skills, abilities, client/property or company budgetary limitations/guidelines, and other job-related company and market considerations. This position may be eligible to receive discretionary and/or performance-based bonuses on a spot or annual basis, which are variable depending on individual merit/performance, budgetary limitations, company performance, and other job-related factors. This non-exempt role will be eligible for overtime for all hours worked in excess of 40 per week. Full-time positions (30 hours/week) are eligible for 2 weeks paid vacation, 1 week sick leave, 11 paid holidays, and health & welfare benefits as outlined on the Company’s website. To learn more about our company and our benefits, go to: https://pratumco.com/careers/ Pratum Companies is committed to a diverse workforce and is an Equal Opportunity Employer. zr
