Service Manager - Silk Factory Lofts

on-site rental discount: 100% after successful 90 day introductory periodsummary:

the service manager is responsible for maintaining the physical integrity of the community at all times. This involves ensuring safe and secure living environments for residents, visitors and staff. It is the service manger’s duty to anticipate, identify and correct any problems involving the physical aspects of the property and to implement procedures that will prevent future problems. An effective program of maintenance is essential in order to:

• maintain a safe environment
• cultivate resident satisfaction
• preserve and improve physical assets

• mechanical system repairs including plumbing, irrigation, hvac & electrical.
• carpentry skills (framing and finish).
• repair and/or replace locks & smoke alarms.
• repair and/or replace screens.
• repair and/or replace appliances (refrigerator, washer & dryer, dishwasher, garbage disposal, range/oven, microwave oven, ventilation fans, hot water heaters, etc...).
• roofing & siding inspection & repair.
• hvac repairs & filter changes (must be hvac certified).
• pest extermination (texas--must be certified).
• repair and/or replace broken windows.
• carpet and pad repair and/or replacement.
• computer experience helpful.
• efficiently manage subordinate employees and vendors.
• drive snow plow truck with salt spreader and operate and maintain snow removal equipment including but not limited to: snow blowers, salt spreaders shovels, etc...
• operate and maintain equipment and tools including but not limited to: company vehicles, leaf blower, drain snake, hand tools, key machines, grinder, hvac gauges, welder, lawn equipment, paint sprayer, ladders, etc...
• maintain an impeccably organized and clean shop.

in addition to the skills listed above, the service manager is responsible for managing vendors and subordinate employees including but not limited to the assistant service manager, service technician and porter/groundskeeper to ensure their jobs are completed correctly and in a timely manner. The service manager must be capable of personally completing and/or administering subordinate employee functions but may also assign the duties to the assistant service manager, service technician or groundskeeper for completion, in coordination with the property manager.

the service manager is ultimately responsible for all maintenance operations including but not limited to the following tasks:

• ensure resident service orders are completed on a timely basis. Unless parts need to be ordered or circumstances dictate otherwise, the standard turnaround time for completion of service requests is 24 hours.
• ensure all assigned maintenance work and/or turns on vacant apartments is completed within the company standard of 7 days or 5 business days and ready for market to company standards.
• comply with all osha regulations and any applicable laws regarding health, safety, or environment.
• order maintenance supplies with strict compliance of the company purchase order policies.
• train and supervise newly-hired assistant service managers, service technicians and/or porters/groundskeepers.
• maintain up to date status boards for employees and vendors use.
• create, update, revise and/or maintain policies and/or logs for:
  • preventative maintenance
  • street lights
  • carpets
  • appliances
  • leaks, mold/moisture
  • freon recovery & hvac replacements
• ensure building lights and timers are working properly.
• assist property manager/office staff as needed in emergency situations.
• consult with property manager and/or corporate office on major repairs, capital improvements, replacements and/or contracts.
• attend meetings and seminars as requested by property manager or corporate office.

in addition, the service manager must complete the following job functions:

• budget control & supervision:
  • monthly budget variance not to exceed 3%.
  • purchase order log kept current with each new purchase order.
  • communicate variances.
  • turn cost monitoring and pricing structure.
  • evaluate utility usage and costs.
• staff management and personnel issues:
  • schedule and coordinate daily functions of assistant service manager, service technician and/or groundskeepers (in coordination with the property manager).
  • conduct 90-day and annual performance reviews for all service personnel.
  • monitor and control overtime of subordinate employees.
  • assist in recruitment/interview process.
  • assist in education and motivation of employees.
  • hold quarterly educational/motivational seminars for employees.
  • approve vendor invoices for price, quality and quantity.
  • approve subordinate employee time sheets.
• assist in preparation of monthly staff meetings.
• address property liability concerns with property manager.
• vendor contract solicitation, review and implementation.
• reduce turnover.
• recommend capital improvements and prepare budgets for same.
• oversee capital projects under direction of property manager or corporate office.
• prepare scopes under direction of property manager/corporate office.
• submit projects for bidding under direction of property…