Primary Purpose:  The Maintenance Manager acts as the Association’s primary maintenance administrator, overseeing project management, operational and administrative elements, and is responsible for carrying out and implementing the policies and directives of the General Manager and Board of Directors. In addition to meeting the mental, physical and communication demands, the position requires demonstrated knowledge of the maintenance industry and knowledge of maintenance systems and methods.    

Essential Duties and Responsibilities:

1. The Maintenance Manager shall oversee the on-site maintenance personnel of the Association, schedule work hours to minimize overtime and schedule assignments to ensure adequate coverage of the workstations.
2. The Maintenance Manager shall supervise and direct all maintenance personnel, answering general and technical work related questions and assigning major work duties within the scope of each worker’s job description.
3. The Maintenance Manager shall oversee all aspects of project management to include creating scope of work, procuring bids, provide recommendations, supervise contractors and ensuring work is performed according to contracted agreements.  
4. The Maintenance Manager shall supervise all contract workers working on the premises and ensure they comply with all safety rules of the Association and Federal and State governing bodies.
5. The Maintenance Manager shall evaluate the work performance and the complete work of the maintenance staff and shall be responsible for ensuring adequate training, instruction and counseling whenever completed work or employee performance is unsatisfactory.  The Maintenance Manager shall report immediately all unsatisfactory or controversial performance incidents to the General Manager.
6. The Maintenance Manager shall provide for cross training of the maintenance staff to ensure a reasonably stable operation.
7. The Maintenance Manager shall approve all personnel actions of the maintenance staff and submit a recommendation to the General Manager for final approval.  This is specifically intended to address all hires, terminations, promotions, time-off, performance evaluations, disciplinary actions, and wage adjustments in accordance with the Association’s written employment policies, state and federal labor laws, and the policies and directives of the General Manager and the Board of Directors.
8. The Maintenance Manager shall assist the General Manager to handle employee grievances according to the personnel guidelines established by the Board of Directors and according to State and Federal labor laws.
9. The Maintenance Manager shall be responsible for the preparation of job descriptions. 
10. The Maintenance Manager shall be responsible for preparing and presenting a monthly and annual staffing and operations report detailing wage adjustments, manpower needs, changes to operating procedures or employment policies that the supervisor feels are necessary for continued adequate operations.
11. The Maintenance Manager shall be responsible for conducting all maintenance worker orientation training, ensuring compliance with all statutory requirements regarding the hiring process.
12. This training shall cover all day-to-day duties for each job position within the maintenance department.  The Maintenance Manager shall be responsible for ensuring each maintenance worker receives any additional training necessary to ensure the successful and professional performance of assigned tasks.
13. The Maintenance Manager shall be responsible for ensuring that each employee actively trains a subordinate or co-worker to cover his duties during his or her absences and to provide the Association a relatively secure management structure in the event any key employee’s relationship with the Association is terminated or temporarily interrupted.
14. The Maintenance Manager shall provide support, as requested, to the various committees seated by the President of the Association and attend such meetings and community functions as requested by the General Manager or President of the Board of Directors.
15. The Maintenance Manager shall perform the duties of subordinates during their absences.
16. The Maintenance Manager shall promptly transmit all correspondence received to the General Manager and respond to the correspondence as directed by the General Manager.
17. The Maintenance Manager shall be responsible for creating and or maintaining a comprehensive preventive maintenance program ensuring that all maintenance equipment is maintained in good working order and that preventive maintenance tasks are performed timely to extend the life of said equipment.  The preventive maintenance program shall include but is not limited to building areas, systems, facilities, equipment and tools.
18. The Maintenance Manager shall maintain up-to-date maintenance logs on each piece of equipment maintained in inventory by the Association. 
19. The Maintenance Manager shall utilize the computer system to the best of his/her ability and attend training sessions for improving computer skills as required by the General Manager.
20. The Maintenance Manager shall keep up-to-date on the developments in the maintenance field that may impact the association and shall make written recommendations to the General Manager that could improve the efficiency of the operations.
21. The Maintenance Manager shall perform any other duties as instructed by the General Manager and Board of Directors.

Other Duties:

1. Make supply requisitions, pick-up supplies and accept deliveries.
2. Possess a valid state vehicle operator’s license and maintain a personal vehicle with valid safety inspection, registration and insurance certificate suitable for business use, on or off the property, in accordance with the Association’s mileage reimbursement policy.
3. Interact with customers and residents while performing the duties of subordinates in their absence.
4. May be assigned the duties of the Association Safety Coordinator and be responsible for safety training, safety compliance, accident reporting and investigation.
5. Promote an environment of caring, camaraderie and teamwork through courtesy and cooperation.

Working Conditions:  Indoors, air-conditioned shared office and air-conditioned maintenance workshop.  Outdoors, direct sun on occasion while inspecting property, observing operations and performing maintenance tasks.

Equipment Use:  Hand tools, power tools and equipment, light machinery.

Work Hours:  Monday through Friday 7:30 a.m. to 4:00 p.m.: duties may require occasional overtime and an adjusted schedule to properly maintain the project and work standards; this includes responding to emergency situations on an after-hours / on-call basis.

Mental, Physical and Communication Demands:  Maintenance Manager duties require frequent standing or walking and prolonged periods of deskwork; duties require relating to people in a friendly and professional manner.  Requires working to established procedures, developing new procedures, maintaining reliable work attendance; working under minimal supervision.  Requires verbal and written communication skills and following oral and written instructions.  Requires ability to ride and work in elevators and work in high places, such as the rooftop or on a swing stage.

Minimum Qualification Requirements:

Skills/Knowledge:  In addition to meeting the mental, physical and communication demands listed above, requires demonstrated knowledge of the maintenance industry and knowledge of maintenance systems and methods.   Must be personally capable of performing all maintenance tasks, as needed, with reasonable dexterity, speed and efficiency.

Education/Experience:  A minimum of ten years experience supervising in excess of 10 workers performing maintenance services to a large customer service oriented facility, or any combination of experience and education which would provide the necessary knowledge, skills and abilities to meet the minimum qualifications to perform the essential functions of this position.

Email resume to gm@koolani.org