my name is dave
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my email is purple3dragon@yahoo.co.uk

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nice profile :).

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Job Analysis
Apartment Community Maintenance Service Manager

Job Description
The position of Apartment Community Maintenance Service Manager is one of utmost importance in the area of property management. While a property’s office leasing staff is often considered vital to “selling” the property to prospective residents, the maintenance staff is the unsung hero of a successful apartment community. Responsible for the overall condition of the property, the maintenance staff keeps everything running smoothly and often is a main reason for lease renewals. The staff fixes problems within the community, inside apartment homes and out. They maintain property grounds, the clubhouse, hallways, and buildings. Other responsibilities include snow removal, vacant apartment preparation and repairing any problems within the community. Overseeing these tasks is the Maintenance Service Manager. Organizational skills are key, as well as thorough knowledge of many the facets of repair techniques. Communication is important in as the Manager works with their employees, residents, and contractors on a consistent basis. Physical and mechanical abilities are in use on a daily basis, as are mental aspects in order to assess the problem and to figure out a satisfactory solution. The Service Manager must be able to adapt to numerous situations including maintenance emergencies, such as flooding, fires, broken water heaters, or even locked-out residents at any time, day or night. Therefore living in close proximity with the community can be important. This position is certainly not fit for a novice, as experience with the many aspects of the apartment rental industry is vital for a Maintenance Service Manager.

Techniques Used for Analysis

When researching the position of Apartment Community Maintenance Service Manager, I found the position to be quite intricate in its tasks. While physical attributes would be assumed to be essential, many mental elements are needed, as are communication and organizational skills.

The first step I used to collect job analysis information was to review information regarding the position. I reviewed a position description provided by my apartment complex management company, as well as the position handbook.
The next step was to collect information from the job incumbents themselves. I was highly successful when speaking with the a supervisor, who is currently working at Mai Apartment in Mabalacat, Pampanga. He was quite accommodating during our interview, which was done in two parts, the first in-person, while the second was a follow-up interview over the telephone. Knowing each other at a personal level seemed to eliminate any self-protective tactics, as we had already established trust between ourselves. He was able to provide me with some additional, behind the scenes information which may not be observable on a day-to-day basis. I was also put in touch with the Maintenance Manager at the A Station apartment complex, also in Mabalacat, Pampanga. While this was a considerably smaller community, the tasks collected during that interview were quite similar. I did however notice a more personable approach to their residents, as they tend to work with the same residents and see them more often then at a larger property. The Manager at A Station did indeed reside on the property, which provides easier accessibility both for residents and for any maintenance emergencies. He said the most important factor to his job is ensuring the safety of his residents.
Next in my analysis was observation of the Service Managers at work. Each Manager was very accommodating while I followed them for a few hours at a time and took notes. I was then able to verify many actions they had described, and witness the many different environments they must adapt to and work in, such as inclement weather and cramped quarters. Many work under the observation of the tenants as they repair interiors of their leased apartments. I also observed at least a few times in the day the Service Manager gathering their staff together to plan the day and organize who does what work orders and what apartments need preparation. This seemingly led to a feeling of teamwork and unity, as opposed to every person for themselves. The Manager would also be called upon periodically through the day to assist one of their employees or answer questions. The team seemed to work well together when there was a set plan for the day. The Service Manager seeming is the glue holding them together as a unit.
Finally, I asked the Manager to complete a short questionnaire, with questions on any additional tasks he wanted to add, as well as his overall opinion on the importance of their jobs and how well they enjoy them. Results of these questionnaires were interesting. While he enjoyed his job, he felt it was quite stressful and disliked the idea of being called in at anytime for maintenance emergencies. However, he also considered these downfalls as “coming with the territory”. He all said he probably would not change his job if given the option, but also added that he felt his salary may have room for improvement, although the option for overtime is a plus.
Apartment Community Maintenance Service Manager
Task Statements
1. Oversee overall condition of property
2. Research possible employees for hire as technicians through interviews
3. Research possible employees for hire as technicians through their prior experience
4. Create and abide by budget to pay employees
5. Create and abide by budget to buy parts and supplies
6. Inventory parts and supplies to keep an adequate number on hand
7. Know proper part and supply ordering procedures to order on-line or through catalog
8. Work with Property Manager when setting budget
9. Work with Property Manager when hiring employees
10. Schedule working hours with employees including flexibility for time needed off
11. Schedule contractors for fixing on-site problems and for cleaning
12. Expertise in inner-workings of refrigeration and cooling
13. Expertise in inner-workings of heating products
14. Expertise in inner-workings of plumbing
15. Expertise in inner-workings of appliances
16. Expertise in inner-workings of electrical wiring
17. Expertise in decoration and painting
18. Expertise in grounds keeping
19. Expertise in cleaning property
20. Fix problems in refrigeration and cooling
21. Fix problems in heating
22. Fix problems in plumbing
23. Fix problems in different appliances
24. Fix problems with electrical wiring
25. Fix problems with decoration and paint
26. Fix problems with cleanliness of property
27. Fix problems with property grounds maintenance
28. Read gas and electric meters to send to power company
29. Research contractors for use on property
30. Accept bids and choose form different contractors
31. Possess strength to lift heavy objects such as appliances
32. Meet and be personable with community residents
33. Settle disagreements with contractors and employees
34. Flexibility when scheduling services with residents
35. Drive and transport vehicles and equipment within and outside of property
36. Organize snow removal procedures and equipment
37. Enforce parking regulations through tickets and towing
38. Maintain parking areas and roadways through plowing and repairing
39. Oversee employees and address relations or problems
40. Review and promote employees
41. Maintain property owned vehicles and equipment
42. Organize a system with work order write-ups
43. Fill out work order forms with work done and parts used
44. Load and unload supplies from trucks
45. Develop an organization system for parts and supplies
46. Use spare keys to let locked-out residents into their apartment
47. Organize schedule for preparing vacant apartments for move-ins
48. Prepare vacant apartments for move-ins through maintenance and fixing problems
49. Abide by Equal Housing rules and regulations
50. Accommodate disabled residents with ramp-ways and railings
51. Be available nights and weekends for maintenance emergencies
52. Carry and know how to use supplied pagers/phones for emergencies
53. Be able to confront and/or release poorly performing employees
54. Train employees for the maintenance technician position
55. Obey safety rules and enforce these rules with employees
56. Purchase and use two-way radios to communicate with employees
57. Flexibility to access hard to reach areas both high and low
58. Use many different tools for many different jobs
59. Know and enforce property rules and regulations
60. Maintain recreational facilities such as pools and playgrounds
61. Ensure safety of recreational facilities
62. Patience in dealing with unruly residents
63. Settle resident complaints such as noise and pet complaints
64. Communicate with employees and assess employee suggestions and complaints
65. Create a team-work oriented atmosphere
66. Preparation for unexpected emergencies and situations
68. Assess success of managerial skills with boss through meetings and reviews

Knowledge, Skills, and Abilities
(Reference to Task Numbers in Parentheses)
1. Skills in overseeing overall condition of property (1)
2. Ability to research possible employees for hire (2,3)
3. Ability to create and abide by budget (4,5)
4. Ability to inventory and organize parts and supplies (6,45)
5. Knowledge of part and supply ordering procedures (7)
6. Ability to work with Property Manager (8,9)
7. Ability to schedule employees and contractors (10,11)
8. Knowledge on the way parts and appliances work (12-19)
9. Skills to fix problems with parts and appliances (20-27)
10.Skills to read and submit gas and electric meter readings (28)
11.Skills to research and hire contractors (29,30)
12.Ability to lift heavy objects (31)
13.Ability to meet and be personable with residents (32)
14.Ability to settle disagreements with contractors and employees (33)
15.Ability to be flexible when scheduling services with residents (34)
16.Ability to maintain, drive, and transport vehicles and equipment (35,41)
17.Skills in organizing snow removal procedures and equipment (36)
18.Skills to enforce parking regulations (37)
19.Skills to maintaining parking areas and roadways (38)
20.Ability to oversee employees and promote through reviews (39,40)
21.Ability to organize a system with work order write-ups (42)
22.Ability to fill out work order forms (43)
23.Ability to load and unload supplies from trucks (44)
24.Ability to use spare keys to let locked-out residents into their apartment (46)
25.Knowledge of schedule for preparing vacant apartments for move-ins (47)
26.Skills in preparing vacant apartments (48)
27.Knowledge of Equal Housing rules and regulations (49)
28.Ability to accommodate disabled residents with ramp-ways and railings (50)
29.Ability to be available nights and weekends for maintenance emergencies (51)
30.Knowledge of pagers and telephones used for emergencies (52)
31.Ability to confront and/or release poorly performing employees (53)
32.Skills in training employees (54)
33.Ability to obey and enforce safety rules (55)
34.Skills in using two-way radios to communicate with employees (56)
35.Ability to be flexible to access hard to reach areas (57)
37.Skills to use many different tools for many different jobs (58)
38.Knowledge of property rules and regulations (59)
39.Skills in maintaining recreational areas and ensuring their safety (60,61)
40.Ability to be patient when dealing with unruly residents (62)
41.Skills in settling resident complaints (63)
42.Ability to communicate with employees and create a team-work atmosphere (64,65)
43.Skills when preparing for unexpected emergencies and situations (66)
44.Knowledge when assessing managerial skills with boss through meetings (68)

thanks 4 counting me iN...

may u have a kick ass new year..happy 2006

hollaback if u have tyM..

keep saFe!?

hehe..la lang =)

hellow!!!

and who gave you the fucking right to fucking call me patricia?