Job Description

Job Location: Montelago - Houston, TX 77089, ASSISTANT MAINTENANCE TECHNICIAN

JOB DESCRIPTION

Reports to: Lead Maintenance Technician

The purpose of this job description is to communicate the responsibilities and duties associated with the position of ASSISTANT MAINTENANCE TECHNICIAN. While the following information should be considered a comprehensive description of this position, it should also be noted that some responsibilities and duties may not be specifically addressed. Every Keener employee is expected to perform any reasonable task or request that is consistent with fulfilling company objectives. Our company emphasizes a TEAM APPROACH which focuses on a spirit of cooperation, common purpose, and culture of superior customer service. Working together as a team encourages superior performance through open communication and decision empowerment. It is imperative that you review these duties, skills, and physical requirements closely and that you understand that, by signing the Job Description Acknowledgement, you are verifying that you can perform all the duties, have the skills, and possess the physical abilities that are necessary to perform the job as described.

JOB SUMMARY

The ASSISTANT MAINTENANCE TECHNICIAN has the primary role to work with the Lead Maintenance Technician in maintaining the physical integrity of the community. This involves ensuring a safe, secure, and comfortable living environment for residents, visitors, and staff. The ASSISTANT MAINTENANCE TECHNICIAN will carry out assigned duties in a safe manner and other duties as requested by the Lead Maintenance Technician. In the absence of the Lead Maintenance Technician, the ASSISTANT MAINTENANCE TECHNICIAN will receive direction from the Community Manager and assume all non-budget related maintenance responsibilities.

The ASSISTANT MAINTENANCE TECHNICIAN is also responsible to ensure that he/she is fully trained in their job duties and Keener policies and procedures prior to working.

WAGE/HOURS STATUS

Non-Exempt (eligible for overtime)

DUTIES AND RESPONSIBILITIES

• Conduct all business in accordance with company policies and procedures, state and federal laws, e.g., OSHA, ADA, Fair Housing, etc.

Preventive Maintenance Safety

• Must be knowledgeable of pertinent laws and EPA and OSHA regulations governing proper storage and management of hazardous materials, including solvents, pool chemicals, flammables, caustics and freon.
• Must have basic knowledge of electricity, electrical appliances, plumbing, refrigeration systems, plastering, HVAC, swimming pools, painting, drywall repair and carpentry.
• Must be aware of the condition of the apartments and property throughout the community and immediately report and initiate action to correct unsafe conditions, e.g., broken gates leading to the pool, broken steps, open holes, broken/burned out exterior lights, etc.
• Perform routine preventive maintenance and process work orders on all company buildings and equipment as directed by the Lead Maintenance Technician and Community Manager. Inspect and maintain all tools in excellent condition.
• Perform work area cleanup and safety related duties.
• Ensure that storage areas remain locked when not in use.

RESIDENT SERVICE/SATISIFACTION

• Perform maintenance tasks personally or ask the Lead Maintenance Technician for help.

General

• Diagnose and perform minor or routing maintenance or repair, as directed, involving the following.
• Electrical and plumbing
• A/C and heating systems (excluding replacement of condensing units)
• Water heaters (excluding replacement)
• Appliances
• Water irrigation systems
• Stairs, gates and fences
• Patio railings
• Tile, carpet, flooring
• Roofing, gutters
• Interior and exterior lights
• Fireplaces, ceiling fans
• Shutters, doors, cabinets
• Windows, sliding glass doors
• Boiler, gas and electric
• Door locks mailbox locks
• Ceiling leaks
• Mold remediation
• Pool areas, tile, hot tub, pool furniture
• Ensures that quality standards are met prior to resident occupancy.
• Inspect and perform all needed make ready repairs and services.
• Performs all work with the residents’ satisfaction in mind, with a goal to ensure scores on resident satisfaction surveys are above the industry index on move-ins, work orders and pre-renewal surveys.
• Reports all major repairs and need requisitions to Lead Maintenance Technician and Community Manager.
• Change locks and make keys, as requested.
• Clean dumpster area, breeze ways and building exteriors, as requested.
• Maintain on-call report and log of service calls.
• Remove and transfer heavy appliances and equipment from storage area to apartment (or vice versa) as circumstances warrant. Assist in moving abandoned furniture, appliances, etc., to dumpster when necessary.
• Must be knowledgeable of inventory levels of spare parts and supplies and inform the Lead Maintenance Technician of shortages.
• Assist in keeping grounds neat and free of litter. Rakes, sweeps, shovel as circumstances warrant.
• Promote Keener Cares culture of the company, ensuring that all personnel are aware of the importance of extending this philosophy to each other, vendors, and residents.
• Become familiar with the company’s strategic goals each year, striving to accomplish the goals at the site level.
• Strive for superior customer service in all areas, including customer service within the company as well as outside the company with residents and vendors.
• Perform any additional duties assigned by the Lead Maintenance Technician and Community Manager.

Qualifications: QUALIFICATIONS

• Must attain a minimum of 70% or greater on the Service Technician Qualification Test.
• Position requires at least 1 years’ experience in property maintenance or equivalent field. High school diploma or equivalent is required.
• Working knowledge of electrical systems, appliances, plumbing, carpentry, plastering, pool systems, drywall repair, painting and HVAC.
• Ability to operate small hand tools and power tools.
• Ability to use voltmeters, am probes, hand saws, skill saws, drill motors, saber saws, pressure washer, golf cart, key machine and pool filtering system.

Work Hours

• Minimum of 40 hours per week. Must be available weekends, as circumstances warrant and be on-call on a rotating basis for emergencies.

Equipment/Machinery/Tools

• Must be knowledgeable and skilled in the safe use and maintenance of the following tools:

Hand Tools: Various wrenches, hammer, grips saws, sledgehammer, snips, post hold diggers.

Power Tools: Wrenches, grinders, sanders, drills, saws, etc.

User-Moved Aids: Wheelbarrows, dollies, hand trucks, buckets, hoists, jacks, step-ladders, full ladders, double ladders.

Mechanical Equipment: Motors, pumps, compressors, blowers, electric and hand power augers, etc.

Measuring Devices: Calipers, voltmeters, ohmmeters, testing meters, PH tests, gauges, etc.

Physical Requirements

• Constant need (66% to 100% of the time) to be on feet.
• Have constant need (66% to 100% of the time) to perform the following physical activities:

Bend/Stoop/Squat Perform routine maintenance/repairs, pick-up tools and needed equipment.

Climb Stairs Service requests, make ready needs for 2nd and 3rd floor apartments.

Reach Above Shoulder Perform routine maintenance/repairs, stock and remove equipment parts, etc. Perform routine maintenance/repairs.

Climb Ladders Handle tools and equipment, perform routine maintenance/repairs.

Grasp/Grip/Turn Handle tools and equipment, perform routine maintenance/repairs.

Finger Dexterity Writing maintenance/repairs, inventory maintenance, requisition requests, required maintenance reports.

Lifting/Carrying (supplies, replacement parts, etc.)

Over 150 lbs. Rare need (less than 1% of the time)

75 lbs. – 150 lbs. Occasional need (1% to 33% of the time)

25 lbs. – 75 lbs. Frequent need (33% to 66% of the time)

1 lb. – 25 lbs. Constant need (66% to 100% of the time)

Note: Lifting and carrying weights exceeding 50 lbs. is to be accomplished with assistance from one or more people. Examples of the heaviest items lifted include washer/dryers, refrigerators, A/C units, abandoned sofas, etc.

VISION REQUIREMENTS

Constant need (66% to 100% of the time) to document maintenance and complete forms, review manuals and operating instructions, read cautionary labels, respond to written instruction from staff and residents. Constand need to see small detail when performing routine maintenance duties.

HEARING REQUIREMENTS

Constant need (66% to 100% of the time) to communicate with assistants, resident staff, vendors and residents. Must use listening skills to diagnose needed repairs, etc.

SPEAKING REQUIREMENTS

Constant need (66% to 100% of the time) to verbally communicate with maintenance team, resident staff, vendors, and residents.

DRIVING/TRAVELING REQUIREMENTS

• Frequent need (33% to 66% of the time) to utilize personal transportation to pick up replacement parts and supplies from vendors. Rotation “on call” status may occasionally require expedient travel to assigned property at moment’s notice. Pick up and deliveries to the corporate office.
• Must have a valid driver's license and automobile insurance coverage.

WORKING ENVIRONMENT

• Indoors (33% to 66% of the time). Frequent outdoors (66% to 100% of the time), all conditions, often for extended periods.
• Occasional exposure (1% to 33% of the time) to paint fumes, solvents, adhesives, etc. Example: apartments during/after make-ready.

REASONABLE DEVELOPMENT

• HIGH. Must be able to apply principles of logical thinking to define problems, collect pertinent data, establish facts, draw valid conclusions, and initiate appropriate course of action. Must effectively convey ideas, images, and goals to a diverse group of personalities.

SAFETY RESPONSIBILITIES

• Learn and comply with all company safety rules.
• Must use appropriate safety equipment.
• Immediately reports all unsafe conditions to Lead Maintenance Technician and/or Community Manager. Must be familiar with all safety features or equipment, machinery, or materials encompassed by job duties.
• Must check with the Lead Maintenance Technician if there is a question as to the safe procedure to be used for any job function.
• Reports all liability and property incidents to the Lead Maintenance Technician immediately.
• Must be familiar with all safety features or equipment, machinery, or materials encompassed by job duties.
• Takes the monthly safety courses as required.

ADDITIONAL REQUIREMENTS

• Employees must the performance of standards of this position and comply with policies, rules and procedures of the company, including those set out in the Keener Employee Handbook, or otherwise communication (verbally or in writing) to employees.
• The job description is intended to describe the general nature and work responsibilities of the position. This job description and the duties of this position are subject to change, modification, and addition as deemed necessary by the company. Employees are required to comply with supervisory instructions and perform other job duties, responsibilities and assignments requested by the Community Manager, Regional Director, or President of Operations.
• The job responsibilities of this position may include cross-training in other functions or positions to ensure satisfactory operation of the department or work area.