Maintenance Supervisor

Title: Service Technician III – Maintenance Supervisor

Reports To: Property Manager

Department/Division: Operations/Housing Management

FLSA Status: Non-Exempt

Position Summary

Responsible for planning, supervising, and coordinating maintenance operations to provide timely and cost-effective maintenance services for the Authority, ensuring work is performed in accordance with HUD standards and general policies and objectives outlined by Property Manager. The duties listed below illustrate the various types of work that may be performed. The omission of specific statements regarding duties does not exclude them from the position if the work is similar, related, or a logical assignment in association with this position.

Responsibilities

Undertakes and performs other work-related duties as assigned.

1. Plans, directs, and supervises daily activities of maintenance and establishes objectives and priorities.

1. Reviews, evaluates, and schedules daily maintenance work orders and assignments with maintenance personnel, provides guidance and assistance to employees as needed to perform assigned work, and monitors progress of completion of work orders and staff assignments.

1. As necessary, participates in the day-to-day work assignments and activities when daily workloads and activities are beyond the capacity of available staff.

1. Reviews and approves department staff timesheets to address discrepencies and/or verify accuracy of time spent relative to assignments.

1. Oversees all phases of housing maintenance, risk controls, and materials management.

1. Assists the Property Manager in the decision process of future maintenance priorities and the coordination between private contractors and maintenance crew. Develops, schedules, and manages a preventive maintenance program designed to retain Authority properties in safe operating condition.

1. Provides input concerning the Authority’s overall operating budget.

1. Ensures performance is in compliance with federal assessment programs.

1. Develops effective plans and procedures to improve maintenance operations.

1. Identifies and resolves unsafe or unsatisfactory conditions requiring maintenance, assists in code enforcement, and works to provide resolution to REAC issues to ensure a consistently acceptable score from HUD. This involves performing annual inspections using REAC criteria, and may involve appropriate communications with tenants, informing them of the serious nature of these matters.

1. Solicits competitive quotes from vendors and requisitions equipment and parts when needed, ensuring compliance with Authority procurement policies and procedures. Recommends maintenance and materials management economy measures consistent with Authority objectives.

1. Meets with contractors during preparation of assessment reports, schematic designs, etc. to ensure achievement of Authority maintenance objectives. Reviews reports, studies, and bid documents to ensure conformity to Authority criteria and HUD requirements as appropriate. Monitors work performed for quality assurance.

1. Monitors special programs and coordinates the preparation of regular activities and status reports. Analyzes program effectiveness, and recommends program changes to Property Manager.

1. Works with Property Managers and reviews schedules, reports, and requests to determine maintenance needs.

1. Attends meetings as needed to discuss matters concerning overall maintenance operations, ongoing projects, and performance of maintenance personnel. Serves as policy and program advisor to the Property Manager regarding Authority effectiveness in implementation of its maintenance program and HUD standards, and other department wide standards.

1. Prepares reports, statistical data, and records of general maintenance information in an accurate and timely manner as required.

1. Responds to and provides after-hours emergency assistance until problem is resolved and monitors all on-call and stand-by activity.

1. Demonstrates continuous efforts to improve operations, decrease turnaround times, streamline work processes, and work cooperatively and jointly to provide quality, seamless customer service.

Education and Experience

A Bachelor’s degree and five (5) years’ experience in any equivalent combination of education, training and experience which, in the sole determination of the Authority, provides the required knowledge and abilities may be considered sufficient.

Must obtain Certified Apartment Maintenance Technician (CAMT) and Fair Housing class within eighteen (18) months of employment. Annual updates for the Fair Housing Class are hosted by the Housing Authority.

Knowledge and Skills

1. Work requires supervising and monitoring performance for a regular group of employees or department including input on hiring/disciplinary action and work objectives/effectiveness, performance evaluations, and realigning work as needed. A first-line supervisor typically performs these functions.

1. Must have a working knowledge of all aspects of HVAC, electrical, carpentry, plumbing, landscape, roofing and pest control.

1. Thorough knowledge of the trade skills, methods, materials, tools and equipment used in maintaining dwelling and non-dwelling facilities.

1. Thorough knowledge of federal, state, and local laws, regulations, regulations pertaining to public housing authorities as they relate to maintenance of Authority properties.

1. Working knowledge of mathematical calculations and the principles, practices, and techniques of cost estimating and budgeting.

1. Advanced ability to read and understand advanced literature, books reviews, technical journals, financial reports, and legal documents.

1. Must be skillfull in prioritizing, problem solving, formulation, reasoning, analyzing and proofreading.

1. High level of communications skills.

1. Computer skills (Excel, Word, etc.).

1. Must have an understanding of life safety code, OSHA regulations.

1. Ability to interpret complex laws, codes, and regulations.

1. Ability to read and interpret blueprints/shop drawings, plans, and specifications.

1. Ability to conduct safety and property inspections.

1. Must be able to establish and maintain effective working relationships with other Authority employees, subordinates, residents, contractors, vendors, and other persons outside the Authority.

Supervision Controls

The Service Technician III-Maintenance Supervisor receives instructions from the Property Manager on a daily basis regarding assignments, priorities, deadlines, and project parameters. The employee is generally free to develop methods, priorities, and/or objectives and make modifications within boundaries set by the supervisor. Normally, the employee makes independent decisions pertaining to situations not covered by specific guidelines, but the supervisor is consulted in serious or unusual circumstances. The Service Technician III-Maintenance Supervisor’s finished work project is reviewed closely for compliance with procedures and achievement of goals

The Service Technician-Maintenance Supervisor gives assignments to maintenance personnel, specifying priorities, deadlines, and objectives. Assignments to staff will include what is to be done, deadlines, quality, quantity, and priority. The Maintenance Supervisor instructs, assigns, plans, and reviews work of staff and recommends solutions, discipline, evaluations, hiring, and discharge of employees.

Guidelines

Guidelines followed by the Service Technician III-Maintenance Supervisor include handbooks and reference materials, established policies and procedures, traditional practices, applicable laws, regulations, and building ordinances/codes. Upon personal initiative, the employee may perform independent research and/or obtain informal guidance and assistance from other applicable sources.

Complexity

The Service Technician III-Maintenance Supervisor performs a wide variety of non-routine tasks in the overall performance of essential job functions. The course of action is determined by established procedure, the Property Manager, or the employee. Tasks frequently have to be coordinated, integrated, and/or prioritized. Usually, the employee determines what needs to be done and how to accomplish it through creative thinking and methodologies. The employee must coordinate costs, resources, and timing, throughout the overall process. Thorough knowledge of all aspects of maintenance issues is required to successfully achieve Housing Authority objectives.

Scope and Effect

The employee's work affects the Authority's total housing program and the residents assisted by the Authority. Effective and efficient accomplishment of work and management goals by the employee is essential to the Authority's ability to achieve its basic mission to provide housing that is decent, safe, and sanitary.

Personal Contacts

The Service Technician III-Maintenance Supervisor has contact with coworkers and management staff, residents, and contractors. Personal contacts serve multiple purposes including: giving or gaining information, planning, coordinating, advising, motivating, providing services, and making decisions. At times, it may be difficult to reach agreement with contacts. Ensuring accurate information is readily available and encouraging cooperation among individuals promotes attainment of common goals.

Physical Requirements

1. Work is performed both indoors and outdoors, and involves physical exertion common to the construction, rehabilitation, and maintenance industries, such as long periods of standing and walking on rough terrain.

1. Normal physical activity can be tedious and require heavy lifting, carrying, and prolonged standing, walking, reaching, bending, pushing, pulling, kneeling, crouching, stooping, climbing, balancing and lying prone. The employee must use arm strength to manipulate hand tools such as saws, sanders, and jointers.

1. Work sometimes involves moderate risks and discomfort common to architects, engineers, and contractors; and may require occasional use of personal protective equipment.

1. Must be able to sit or stand for up to eight hours at a time while performing work duties.

1. Must be able to bend, stoop, push, pull, carry, lift, climb, kneel, or crawl in the performance of work-related duties.

1. Must have a sense of balance sufficient for standing on a ladder of at least six (6) feet in height for an extended time period of time.

1. Must be able to use fingers bilaterally and unilaterally to operate job-related equipment.

1. Must be able to operate hand tools, power tools, and equipment (e.g., drills, wrenches, hammers, pliers, electrical [Ohm] meters, saws, threaders, plumbing snakes, etc.)

1. Work requires spatial perception, and finger and manual dexterity.

1. Must have normal color perception to differentiate colors of electrical wiring, etc.

1. Must be able to perform essential job functions in an environment that will sometimes include increased levels of work-related stress.

1. Must have vision and hearing corrected to be able to legally operate a vehicle in various environmental and traffic conditions and perform essential job functions.

Work Environment

Work is performed indoors and outdoors. During outdoor work, the employee is subjected to various weather and temperature extremes as well as occasional exposure to mechanical or electrical shock hazards, dusts, and mists. The employee may be required to use goggles, gloves, masks, safety boots, or other personal protective equipment. Work indoors involves the normal risks or discomfort associated with an office environment and is usually in an area that is adequately cooled, heated, lighted, and ventilated.

Other Requirements

Must possess a State of North Carolina driver’s license and regularly participate in continuous improvement and education. Must work with the highest degree of confidentiality