AOAO Maintenance Manager

Department: Engineering

Reports To: General Manager of Lahaina Shores Beach Resort

POSITION PURPOSE:

Under the general supervision of the General Manager, the AOAO Maintenance Manager oversees and manages the maintenance and repair of common areas and building mechanical central

systems such as water, air conditioning and electrical. Additionally, the AOAO Maintenance Manager will provide project management support. Ensures guest and owner satisfaction and safety by providing efficient and courteous service to maintenance requests and preventative maintenance plans. Responsible for maintaining public areas in good physical repair and maintaining aesthetically pleasing quality. Ensures maximum profitability while using standards for efficient use of equipment, tools, and ordering of supplies. Coordinates functions and activities with other department heads as required. Interacts with guests as well as individuals outside of the property, including but not limited to suppliers, contractors, competitors, unit owners, Residential Council, and other members of the local community.

ESSENTIAL DUTIES, FUNCTIONS AND RESPONSIBILITIES:

• Responsible for the hands-on daily management and supervision of the Maintenance Department’s Association related functions including the building’s mechanical equipment, pool and spa equipment, service to units, requests by guests, and common areas.
• Schedules and distributes work order assignments. Ensures assignments are completed in a timely manner and on budget. Monitors productivity, efficiency, and quality of department services. Report findings to the General Manager.
• Works with other departments in preparing maintenance work orders.
• Analyzes and controls engineering operations and expenditures for the property. Assists the General Manager in preparing the annual budget for the Association of Apartment Owners (AOAO) and analyzing monthly budget variances.
• Timely payroll processing for all department staff.
• Communicates regularly with the General Manager regarding maintenance concerns, project planning, and scheduling of maintenance projects.
• Responsible for ordering supplies for the Association operations.
• Provides training to Maintenance staff on related topics on a regular basis. Documents training provided for employee file and Human Resources Department.
• Communicates effectively and courteously with guests, owners, and other department staff.
• Conducts regular meetings with the Maintenance staff to inform them of upcoming projects and timelines.
• Thoroughly understands the duties and essential functions of the Maintenance staff and is able to perform these duties as needed.
• Performs frequent and timely inspections of the property to ensure quality and safety standards are maintained.
• Makes recommendations for improvement plans to the General Manager.
• Establishes and manages an energy management program for the property.
• Documents and logs specific incidents and concerns regarding employee work performance. Maintains this information in a confidential locked file.
• Assists in interviewing, hiring, orientation coaching, counseling, training, and discipline as necessary to ensure appropriate staffing productivity. Consults with General Manager as appropriate in performing these duties.
• Performs probationary and annual evaluations for Maintenance Department employees. Forwards all evaluations and rate change recommendations to the General Manager and then to the Human Resources Department.
• Maintains efficient scheduling of Maintenance Department to provide adequate daily staffing coverage, including vacation coverage.
• Maintains files, manuals, manufacturer’s data, specifications, manuals on machinery and equipment and maintains drawing file of architectural, mechanical and electrical drawings.
• Determines the necessity and viability of outside contractors, investigates contractors, and submits recommendations for final approval from General Manager.
• Attends Department Head meetings. Coordinates with other departments on a regular basis to ensure the maximum efficiency and owner/guest satisfaction.
• Monitors present and future trends, systems and practices of building technology, and recommends justifiable future action.
• Monitors purchasing practices to ensure compliance with policy and procedures.
• Monitor resale supplies to ensure inventory is maintained and costs controlled.
• Participates in monthly inventory of maintenance supplies.

· Safety Education, Training, Audits and Reporting

1. Maintains safety standards and provides safety training for departments.

2. Demonstrates the proper use of safety procedures and equipment in his/her daily work assignments.

3. Maintains current MSDS sheets for all chemicals used by the Maintenance Department. Trains Department in the Right to Know program.

4. Trains and coaches Department in the use of Personal Protective Equipment (PPE).

Ensures that each member of the department is trained in the proper use of PPE for their specific job duties.

5. Provides safety training to department on a minimum of a bi-monthly basis. Forwards documentation to Hotel Operations Manager on a monthly basis.

6. Provides safety audits of individuals within department including body mechanics, PPE and safe work areas. Monitors safety practices.

7. Monitors equipment for safe usage including safety guards and shields, proper use of electric outlets and Lock out/Tag-Out procedures.

8. Monitors chemicals used for correct jobs and effectiveness, while working to find eco-friendly alternatives to existing chemicals. Obtains pre-approval from the General Manager prior to introduction of new chemicals.

9. Ensures that all work related injuries are responded to promptly and reported immediately. Notifies the General Manager regarding all work related injuries.

· Performs related duties and projects as assigned.

SPECIFIC JOB KNOWLEDGE, SKILLS, AND ABILITIES

Note: First consideration will be given to qualified candidates who currently reside on Maui.

QUALIFICATION STANDARDSEducation

Minimum Associates Degree (two-year university or beyond secondary level) or equivalent preferred.

Experience

Minimum five or more years AOAO Maintenance Manager supervisory engineer in major first class hotel or one or more years Assistant AOAO Maintenance Manager experience

in major first class hotel or one or more years Assistant AOAO Maintenance Manager experience in hotel similar to hotel being considered.

Job Knowledge

Knowledge of major trade functions such as carpentry, cabinet making, Furniture finishing,

upholstery, plumbing, pipe fitting, electricity, masonry, lathery and other trades in most hotels. Forecasting and budgeting, departmental profit and loss analysis, strategic planning, five-year plans, decision making process. Prefer at least a year hospitality industry experience, supervisory level or technical engineering staff. Ability to understand plans, specifications and other technical documentation, building security, locks and hardware and ground recreational facilities management pest control (including insects, rodents, cats, etc.) and sanitation. Experience with OSHA requirements in the areas of safety, Lock-Out/Tag-Out and use of MSDS sheets including use of Personal Protective Equipment (PPE) and safety training.

Special Qualifications

1. Possession of a Valid Driver’s license.

2. Access to a dependable means of transportation that is properly insured and operated per requirement of all laws.

3. Carries a cell phone 24/7 and is on call and available for work on all shifts as assigned.

4. Prefer technical degree from four-year level university. Preferable mechanical, electrical, civil construction technically related major courses.

5. Proven ability including, but not limited to the following: planning short term and long-range goals, scheduling of work assignments, training and coaching of all subordinates. Proven performance records of major areas of building maintenance, including but not limited to:

Building construction, civil work, mechanical, electrical and plumbing systems and

equipment of large buildings with special emphasis on HVAC, water and sewage treatment program, preventative maintenance systems, life, safety and fire prevention, energy management and utility control.

6. Excellent verbal and written communication skills. Must have exceptional organizational skills; demonstrated ability to manage projects and establish priorities with diverse time lines and responsibilities. Must be computer literate and have significant experience in composing correspondence, reports, spreadsheets, problem solving, investigation, and research. Must work with minimal supervision and be pro-active in their approach to problem resolution. Well-groomed professional appearance and demeanor.

Physical Demands

Must be able to lift 50 pounds on a regular basis. Must be able to climb up and down a minimum

ladder height of 12 feet. Must be able to climb seven (7) flights of stairs as needed. Must meet the physical and mental health standards deemed necessary for performance of essential functions.

Grooming

Well groomed and professional appearance and demeanor.

This job description is not an exclusive or exhaustive list of all job functions that an employee in this position may be asked to perform from time to time.

Pay: $40.00 - $50.00 per hour

Benefits:

• 401(k)
• Dental insurance
• Health insurance
• Paid time off
• Tools provided
• Vision insurance

Work Location: In person