Works from policies, standards, schedules, service requests, logs, contracts, warrantees, and instructions. Interviews, selects, recommends hire, trains, and supervises Maintenance Department staff. Provides for safety instruction, equipment, and devices and ensures that employees are aware of safety and quality standards. Provides operational training and technical direction and assists staff in the investigation and resolution of problems. Assigns and checks work. Evaluates performance and provides counseling and coaching to employees. Recommends, initiates and documents disciplinary measures as required. Monitors and records attendance and authorizes time cards. Initiates personnel actions, such as promotions, transfers, and terminations. Maintains harmonious employee/employer relations. Participates in annual planning, recommends maintenance budget levels and related capital equipment purchases, and responds to inquiries or provides documentation in response to related inquiries. Works with Community Director to select and negotiate with local vendors and contractors. Establishes maintenance and preventive maintenance schedules and routines in keeping with overall company policy to meet requirements of standards. Establishes and modifies priorities to suit changing conditions, and makes individual assignments based on the skill and availability of staff and monitors results. Tracks and determines the status of service requests in computer system and closes records for completed orders. Investigates and resolves issues where service orders are past due in computer system. Ensures that maintenance related documentation is current and accurate, including EPA logs, MSDS sheets, smoke detector records, asset inventory, fire, compactor, and pool logs ensuring that records are current and meet requirements. Checks warranty information and ensures that repairs performed meet with warranty requirements. Contacts vendors as required to resolve outstanding issues. Monitors inventories of parts, supplies, and materials, places orders ensuring that inventories meet prescribed levels. Ensures that parts, materials and supplies are properly stored and that shop is maintained in safe and orderly condition. Monitors the effectiveness of move-in and move-out inspections and conducts and documents inspections and orients new residents to the operation of units in apartments and respond to questions, as required. Participates in and monitors maintenance activities involving response to service requests, painting or general maintenance of grounds, pool, amenities, club house and apartment homes, as well as apartment home housekeeping and preventive maintenance. Arranges for the movement and installation of equipment and furnishings within offices and common or amenity areas. Responds to reports of unusual or escalated repair or maintenance issues. Determines repair, material, and supply requirements and performs any range of repairs involving mechanical, electrical, plumbing or HVAC systems or units. Determines the need for outside contractors and negotiates and schedules related assignments, monitoring progress and results. Arranges for, implements and participates in any range of special projects to install or repair items to increase the aesthetics, safety, or quality of the property. Maintains property grounds and facilities and resolves safety hazards, property damage, or unsightly conditions. Reports unusual or serious problems to management. Prepares any range of periodic or special reports and data relating to maintenance activities and statistics. Available for on call duty, nights and weekend work.