Job Summary If music to your ears is the hum of a well-oiled machine, you’ll enjoy making that music in our service manager position. This key role is responsible for keeping our community humming along in the best possible condition while complying with safety standards. You’re the go-to person who oversees the proper and timely completion of all maintenance requests and repairs with the added diversity of overseeing and performing hands-on turnkey work and inspections to ensure units are rent-ready as needed. Your strategic thinking skills get a workout as the one in charge of preventative maintenance, the best way to prevent costly and time-consuming emergency and service repairs, as you keep your service department efficient and consistent with the community’s high standards. You’re also in charge of managing your department’s budget, keeping expenses within budgeting guidelines and putting on your thrifty thinking cap to find cost-saving measure that don’t compromise quality. Customer service and helping with the cleanliness and marketability of the community tops off your duties as a vital player in the community’s ability to renew and secure new leases.
Essential Duties and Responsibilities
Include the following but are not limited to the job specifications contained herein. Additional duties or job functions that can be performed safely may be required as deemed necessary by supervisory personnel.
Create and maintain ongoing superior customer service relationships with potential and current residents.
Assist with recruiting, hiring and training of quality staff; recommend promotions and terminations when necessary.
Inspect grounds, buildings, and other community features daily to minimize liability concerns and ensure excellent curb appeal at all times.
Participate in company training classes and meetings; ensure all service staff receives appropriate training as required.
Responsible for the research and evaluation of all current and potential products used in the maintenance and upkeep of the property.
Specifically, responsible for the scheduling of product review appointments in such a manner as to avoid “drop-in” sales calls.
Responsible for the scheduling and direct supervision of all in-house and/or vendor work.
Responsible for the inventory, ordering, and delivery of all necessary supplies and equipment for the service, custodial and grounds departments under the direction and with the approval of the Community Manager.
Responsible for ensuring OSHA (Occupational Safety & Health Act) standards and company safety policies are complied with at all times.
Organize, prioritize and ensure service requests and repairs are made correctly and in timely manner.
Oversee turnkey operations; ensure vacant units are made rent-ready in a timely manner.
Interprets company policies to workers and enforces safety regulations.
Maintain a preventative maintenance program to minimize emergency and service repairs.
Responsible to be available to work on an on-call basis.
Analyzes and resolves work problems or assists workers in solving work problems. – Initiates or suggests plans to motivate workers to achieve work goals.
Responsible for the supply and upkeep of all personal tools required by company and its affiliated companies for Service Technician.
Responsible for reporting unusual or extraordinary circumstances regarding the property or residents.
Responsible for maintaining the required property uniform and insuring a professional appearance and attitude for all service, custodial and grounds personnel at all times.
Work with community manager to handle maintenance-related resident problems.
Work with community manager to obtain competitive bids for maintenance-related expenses.
Responsible for courteous, efficient response at all times.
Adhere to and enforce the company's personnel management policies and procedures.
Responsible for seeking educational opportunities and self-improvement for personal growth and development.
Other tasks or duties as assigned by supervisor.
Additional Skills & Competencies:
Ability to read, write, and speak English in order to communicate with customers and process company paperwork.
Ability to accurately perform basic mathematical functions.
Ability to compute rate, ratio, and percent and to draw and interpret bar graphs.
Ability to apply common sense understanding to carry out detailed but uninvolved written or oral instructions.
Ability to read and interpret documents such as safety rules, operating and maintenance instructions, and procedure manuals.
Ability to deal with problems involving a few concrete variables in standardized situations.
Available to work on-call during nights/weekends and company events.
Communicate effectively with residents, fellow associates, vendors and supervisors.
Basic knowledge of local and state codes for permitting, sign ordinances and pool regulations.
Understand and adhere to budget guidelines.
Understand and operate company computer software related to position requirements.
Reliable transportation and a valid driver's license.
Telephone at home or cell phone.
Well organized, detailed oriented, efficient.
Ability to accept and learn from constructive criticism.
Ability to prioritize and multi-task.
Team oriented with ability to work independently on occasion.
Strong analytical and problem solving skills.
Ability to meet deadlines which may include late hours and weekends as needed.
Ability to follow oral and written instructions.
Ability to lead and motivate a staff.
Basic computer and Internet knowledge.
Ability to use Outlook.
Regularly required to perform site and building inspections.
Must be able to move, carry, reposition, or lift items weighing up to 50 pounds.
Dexterity to complete paperwork as well as operate basic hand tools or equipment.
Constant need for talking and hearing to communicate with associates, contractors, and vendors as well as to remain alert against safety hazards.
Constant need to simultaneously use hand, wrist, and fingers to operate standard office equipment.
Ability to walk and stand for long periods of time.
Ability to climb stairs, ladders, scaffolds, and ability to navigate elevation changes while maintaining balance.
Frequent need for sitting, stooping, kneeling, crouching, crawling, bending, pushing/pulling, and ability to navigate difficult terrain and access small areas.
Constant need for visual acuity in small detail, beyond arm’s reach, peripheral, depth perception, and the ability to adjust focus.
Approximately 35% time spent working in an on-site office and approximately 65% time spent working outside in the field.
Outside conditions consist of heat, cold, rain, snow, wind, or other inclement weather.
Overhead work taking place by others with potential for falling objects.
Will be required to wear Personal Protective Safety Equipment.
Heavy equipment operating on site by others for long periods of time in all directions.
Directly supervises one or more employees in the service department. Carries out supervisory responsibilities in accordance with Company policies and applicable laws. Responsibilities include interviewing, hiring, and training employees; planning, assigning, and directing work; appraising performance; rewarding and disciplining employees; addressing complaints and resolving problems.
To perform this job successfully, and individual must be able to perform each essential duty satisfactorily. The requirements listed below are representative of the knowledge, skill, and/or ability required. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions.
High school diploma or general education degree (GED): or one to three months related experience and/or training; or equivalent combination of education and experience.
Heating, ventilation, and air conditioning (HVAC) certification required.
Certified Apartment Maintenance Technician (CAMT) is preferred.
EPA certification Type I and II
Compensation & Benefits
Medical Insurance | Dental Insurance | Vision Insurance | 401K | Life Insurance
This job description should not be considered all-inclusive. It is merely a guide of expected duties. The employee understands that the job description is neither complete, nor permanent and it may be modified at any time. An employee may be asked to perform additional duties or take on additional responsibilities without notice.
Additional Salary Information: Commensurate With Experience
At Cottonwood Residential, our mission is to deliver long-term value to investors, residents and employees. In addition to our focus on excellent service, Cottonwood Residential provides unsurpassed expertise in asset and property management.
Our robust capabilities in the financial, construction and legal aspects of Tenants in Common multifamily ownership have greatly contributed to the value... we create for residents, investors and employees. With charming garden-style complexes in prominent, high-growth areas, Cottonwood Residential is your first step in creating a home that boasts location, career and comfort.
Cottonwood Residential is proud to welcome its residents and employees home at last, providing exceptional service, competitive locations and sophisticated amenities. Cottonwood Residential was ranked No. 6 nationally for customer satisfaction, and the National Multifamily Housing Council honored us as one of the Top 50 Management Companies. Welcome home. Please, kick off your shoes and stay a while, because you are home at last.