Director of Maintenance

The Director of Maintenance is responsible for the overall performance, standards, and strategic direction of maintenance operations across Carlisle's managed portfolio. This role ensures consistent execution of maintenance service levels — including work order andmake-ready turnaround — drives the hiring, training, and development of maintenance personnel company wide, oversees maintenance and capital budgets,manages master service agreements (MSAs) related to capital expenditures and maintenance, and supports Carlisle's project management service offering for clients.

The Director of Maintenance partners closely with the VP of Property Management, Regional Vice Presidents, and site teams to drive operational excellence, asset preservation, and resident satisfaction across all communities.

Service Level & Performance Standards

• Ensure resident and standard work orders are completed within a 2-day (48-hour) turnaround across the portfolio.
• Ensure unit make-readies are completed within a 5-day turnaround, supporting leasing and occupancy goals.
• Establish and monitor portfolio-wide maintenance KPIs(work order completion time, make-ready timelines, preventive maintenance compliance, cost per unit, etc.) and report performance trends to leadership.
• Partner with RVPs and Community Managers to diagnose and correct sites falling short of service level standards, including root-cause analysis and corrective action plans.
• Develop and maintain standardized maintenance processes, checklists, and best practices to be deployed consistently acrossall communities.

Talent & Training

• Support the hiring process for all maintenance positions company wide, including Maintenance Supervisors, Technicians, and Porters, partnering with RVPs and HR on selection and onboarding.
• Build and monitor a company wide maintenance training program covering technical skills, safety, compliance, and customer service standards.
• Track training completion and skill development for maintenance staff, identifying gaps and coordinating additional training or certification as needed.
• Help develop career pathing and succession planning for maintenance staff to support retention and internal promotion.

Budgets & Financial Oversight

• Assist RVPs and site teams with the preparation and management of maintenance and capital expenditure budgets.
• Monitor maintenance spend against budget across the portfolio and identify opportunities for cost savings and efficiency.
• Provide input on capital planning, useful life projections, and major repair/replacement forecasting for portfolio assets.

Vendor & Contract Management

• Own and manage company wide Master Service Agreements(MSAs) related to capital expenditures and maintenance services (e.g., roofing,paving, HVAC, plumbing, landscaping, make-ready services, etc.).
• Source, negotiate, and evaluate vendor and contractor relationships to ensure quality, pricing, and reliability standards are met.
• Monitor vendor performance against contract terms and service levels, and manage renewals, escalations, and replacements as needed.

Project Management (Client Service Offering)

• Support delivery of project management as an add-onservice to clients, including capital improvement projects, renovations, andunit turn/rehab initiatives.
• Scope, schedule, and oversee capital and construction-related projects on behalf of clients, coordinating with vendors,contractors, and site teams.
• Track project budgets, timelines, and deliverables,providing regular status updates to clients and Carlisle leadership.

Systems & Reporting

• Utilize Yardi to track, audit, and report on work orderand make-ready performance, maintenance spend, and vendor activity.
• Prepare regular reporting for the VP of Property Management and ownership on…