The Maintenance Supervisor (MS) of the Pats at Punaluʻu Association of Apartment Owners is responsible for the operation and maintenance of the common elements, supervision of maintenance staff, control of facilities, planning and execution of preventive maintenance programs, responding to reasonable requests and problems of Pats at Punaluʻu residents and visitors, and reporting to the Board of Directors (BOD) and Site Manager (SM) on a periodic basis.
ESSENTIAL FUNCTIONS The Maintenance Supervisor shall:
1. Maintain overall surveillance of the property to maintain a friendly, peaceful and secure atmosphere.
2. Know the House Rules, maintain a copy of the Declaration, By-Laws and other pertinent documents as required, and Enforce House Rules based on personal observations or because of complaints by other residents.
3. Keep common elements, especially parking areas, walkways, and the grounds clean. Evaluate maintenance needs by frequently walking through the building.
4. Observe move-in/out activities to watch for such items as parking obstructions, common area property damage, rubbish left behind, etc. Keep resident information current.
5. Require all contractors, repair persons, and guests to register at the Pats at Punaluʻu office prior to working in the building. Monitor their adherence to Pats at Punaluʻu Worker/Contractor’s Responsibility Agreement.
6. Supervise employees enlisting their cooperative efforts in the best interest of Pats at
Punaluʻu.
7. Initiate and encourage employee recommendations for improvement or upgrading of equipment, rules and/or owner relations. Present these to the BOD and SM for their consideration.
8. Identify problems and opportunities for improvement. In such cases, study, investigate, assemble data, and present recommendations for BOD and SM consideration.
9. Protect the confidentiality of Association records, and the privacy and dignity of Pats at Punaluʻu residents. While the AOAO is a residence and the MS will become very acquainted with many owners and Directors, the ASM must always maintain the highest standards of professionalism and refrain from personal fraternization.
10. Refrain from involvement in the political affairs of the BOD, including, but not limited to, the solicitation of proxies on behalf of any specific owner or the collection of signatures on petitions to the BOD.
11. Have a working knowledge of State and Federal laws concerning condominiums.
12. Supervise and train employees in using equipment; provide hands-on-assistance as needed.
Cleaning and Maintenance
13. Maintain the building and grounds according to standards established for the Association by the BOD. Establish and supervise maintenance and repairs to be accomplished by Pats at Punaluʻu maintenance personnel. Seek advice from the
SM/BOD if professionals and/or contractors are needed.
14. Present to the SM of anticipated major maintenance projects requiring Board approval for substantial funding. Identify projects requiring professional contracts.
15. Coordinate contracted repairs on Pats at Punaluʻu premises. Notify the SM of anticipated repairs including expected start and finish dates so residents can be notified as well.
16. Plan and implement maintenance projects approved by the SM and/or BOD.
Report progress monthly to the SM.
17. Maintain all equipment in a state of good repair and operation. Protect it from damage, deterioration, theft or abuse by proper storage and handling.
18. Regulate and control access to maintenance and/or storage facilities and other restricted areas.
19. With the SM approval, notify mechanical and other service companies in the event of a malfunction of equipment, etc.
Handling of Funds
20. Purchase miscellaneous supplies and services from a petty cash fund and provide receipts to Management for reconciling this fund monthly.
21. Request permission from the SM or a Board officer prior to making purchases in excess of $1,000, unless it is required for emergency purposes.
Responsibilities for Subordinate Employees
22. Evaluate the performance of each Association subordinate employee and Provide the SM a written copy of each evaluation and recommendations affecting wage changes.
23. Monitor employee compliance with practices and procedures detailed in the Employee Policy Manual. Drug and alcohol use on Pats at Punaluʻu premises at any time during duty hours will be grounds for dismissal.
Records and Reports
24. Maintain an Inventory log of all equipment, tools, and supplies.
25. Submit a monthly MS report (to the SM) prior to each BOD meeting, providing general information on the building and grounds, maintenance staff, equipment condition, outstanding violations, resident complaints, and next month’s projects.
26. Properly dispose of all items with hazardous materials classifications according to OSHA guidelines. Keep a record of such items disposed.
Other
27. Assist the Managing Agent in obtaining and reviewing bid proposals before making a contract proposal to the SM and/or BOD. Ensure all contract work is performed correctly and in accordance with the BOD and SM expectations. Inform the SM of any discrepancies or deviations from the contract specifications or other requirements prior to final payment being made.
28. The MS will perform any and all additional duties assigned by the SM/BOD as necessary to maintain the Pats at Punaluʻu building and premises in a high-quality condition
EDUCATION AND EXPERIENCE
1. GED or High school diploma
2. Two (2) years of experience in the same field
3. Background and drug screening required.
SKILLS, ABILITIES & ATTRIBUTES
1. Skilled in the use of power equipment and tools
2. Skilled in carpentry and maintenance.
3. Able to work well under compressed timelines, changing priorities, and varied hours and circumstances.
4. Organized; able to manage large numbers of tasks simultaneously.
5. Excellent communication and interpersonal skills.
6. Basic computer and software knowledge.
7. Strong management and people skills.
8. Completion oriented.
9. Working knowledge and experience in document, email and internet applications.
10. Able to lift/carry objects weighing up to 50 pounds unassisted, and lift/carry objects weighing up to 100 pounds assisted by another person and/or use of equipment (e.g., hoisting equipment, hand truck).
Hours: 40hours/week (Full-time)
Rate: $23-$27 (based on experience)
