Other Maintenance
Welcome!
Northern Management is a real estate property management firm located in St. Cloud, Minnesota. The firm manages apartment complexes throughout the state. There is a wide variety of housing that we manage including market rate family housing, tax credit housing, student housing, single family homes and a small amount of commercial properties. The company was started in 1989 and has a very strong steady growth pattern throughout the last decade.
The personnel that we hire within our organization are the keys to our success. We are seeking organized, motivated and detail oriented individuals that go beyond the basic job duties in which they are responsible for. For these individuals that fit these characteristics we can offer steady employment and a competitive wage. Our organization heavily relies on the interaction of dependable team members and we are only seeking those candidates that can apply themselves and strive to have above average performance.
Please review the following posted position available and visit our web page (www.northernmgmt.com) to familiarize yourself with our company. If the information that is reviewed fits the qualities that you possess we would welcome a resume and/or application (an application can be mailed or faxed to you). Your application can be mailed faxed or e-mailed to the contact person. We hope to hear from you soon!
Position(s) Posted
Technician Levels I-V
Maintenance Technician
Maintenance SupervisorContact Information
Dave Magelssen, CPM
320-267-4881
dmagelssen@aol.comCompany Information
1725 West St. Germain
St. Cloud, MN 56301
Fax: 320-258-8400
Northern Management's Maintenance Goal
Northern Management's goal is to provide prompt and efficient maintenance service to our residents. We are to provide a cost savings to the owner and at the same time provide quality job performance. Anything less than what is stated in these two lines does not fulfill our commitment to excellence
Employment Application Maintenance Skills & Abilities
Application for the Position: After you have read the following job description and you feel that you belong on our Maintenance Team, please fill out the application for the position. You can apply one of two ways. First of all you can download the Employment Application and the Maintenance skills and ability ratings and either drop them off or mail them in. The second method would be to stop by our office (located right behind Wendy's at Division & Washington Memorial Drive on the left hand side of the building) and fill them out. We will be anxious to hear from you!
Maintenance Technician Positions
Technician Levels I-V There are currently 5 different levels of technicians working in our organization and we are seeking applicants with various skill levels. A Technician Level I has only basic maintenance skills and abilities with a limited amount of tools, while a Technician Level V has an abundance of experienced skills with a complete set of equipment. Wages and benefits vary according to the skills, abilities and experience in apartment maintenance. We currently have positions available for nine year round full-time Maintenance Technicians.
Scheduling
The typical work week in the St. Cloud area is Monday through Friday 8:00 a.m. to 5:00 p.m. If you travel to an out-of-town property you will have a shorter work week with longer work days, but will typically not work over 40 hours per week. Since these are our busiest times, all maintenance staff is required to work May 26 through June 1 and August 26 through September 1, even if they fall on a weekend or holiday.
Traveling
Since NMI has properties all over the state of Minnesota, these positions will have the option for traveling to our out-state sites. We pay time one way and mileage round trip if you use your vehicle. If you are assigned (not mandatory) to work at an out-sate property, one of the major benefits to traveling is a shorter work week. You will typically put in longer days at each of the sites and be able to enjoy three and four day weekends.
A Brief Overview of the Position(s)
The primary function is to provide maintenance support on apartments managed by Northern Management. This maintenance position encompasses all aspects of maintenance on an apartment building. The primary focus of the position is on the cosmetic and light maintenance repairs. The majority of the technical tasks are "subbed" out to contractors that specialize in each area. The categories below will give you a rough idea of some of the multiple tasks that the position handles. This listing by no means limits the position to only these outlined tasks and may include many other problems that occur with the basic functioning of the apartment. Our maintenance positions are typically a Monday - Friday, 8am to 5pm position. There may be a limited amount of weekend or on-call requirements.
Painting: 30% of the position. Providing a nice even coat of paint on the walls. Keeping the woodwork, ceiling, and other areas paint free. Other areas that could possibly be painted would be: railings, woodwork, exterior surfaces, decks, overhangs, windowsills, etc.
Carpentry: 15% of the position. These items would include: hanging doors, adjusting doorframes, woodwork, installing new windows, and other miscellaneous carpentry tasks.
Drywall: 15% of the position. Being able to take a damaged sheetrock surface with a hole, scratch or dent and repair the damaged drywall surface back to its original state. This would include: piecing in new Sheetrock, taping, mudding and texturing. This particular task must be done so that the patchwork is not visible.
Plumbing: 20% of the position. This area includes all aspects that are associated with the water fixtures in the apartment. This entails: changing the seals of faucets, tubs, drain traps, toilet valves, flappers, wax rings (pulling the stool and replacing it), working with sill cocks, switching out diverters on tubs, replacing kitchen strainer baskets and seals, etc. The maintenance technician should be proficient in all aspects of plumbing.
Maintenance tasks: 20% of the position. This would involve all the other miscellaneous items of the position. This includes: boiler operations and zone valves to each particular apartment, venting systems and light electrical work (light switches, plugs, circuit breakers, replacing light fixtures). Other areas may include: some minor snow removal, roofing work, screen & window replacement, caulking miscellaneous fixtures, landscaping duties, appliance repairs, troubleshooting, ordering different items, and a multiple of other miscellaneous tasks.
Essential Functions
Quality repairs: All repairs and maintenance performed will be of the highest standards. No short cuts, half done or poor performance will be tolerated. All paint must match, doors hung properly and drywall patches properly backed and unnoticeable. Any repairs done on any area will enhance its appearance and performance.
Uniformity: All maintenance repairs and replacements must maintain a consistent uniformity. This includes: color matches, same product items, consistent repairs, etc.
Resident Contentment: All residents will be kept abreast on all repairs that are unable to be promptly repaired. When items need to be ordered, the residents will be notified as to when they can expect the repairs to be completed. If there is a delay in the scheduling the resident must be notified.
Prompt Response: In St. Cloud, all calls will be followed up on the day they are given. Our policy is to complete all service requests within 24 hours. All serious orders or requests that require some action should be completed the same day.
Purchasing: When purchasing maintenance supplies, all personnel will insure that their name is on the invoice, as well as the project name, building #, and apartment #. Prior to ordering, it should be verified that the product is needed and that it is the correct replacement part. Returning items are extremely costly. It wastes personnel time, adds cost with additional delivery charges, creates tenant dissatisfaction, invoicing errors and accounts payable problems. The individual that ordered the product needs to personally track all maintenance purchase orders.
Clean-Up: After the project is done a thorough clean up must be done.
Paperwork: All paperwork will be completed at the time the work is performed. All procedures should be thoroughly documented. No comments such as "doing paperwork", "loaded truck", or any other phrase that cannot be directly linked to work performance will be accepted. Our timesheets are the invoices that are delivered to the owners and the work performed gets billed to them, so we must be able to justify everything.
Maintenance Meetings: Maintenance personnel will be on time at the designated meeting places ready to discuss all aspects of their position. They must have their paperwork completed and in proper order prior to the start of the meeting. They should have all information about the projects they are responsible for at their fingertips and ready to produce information. Problem areas will be discussed.
Uniform & Hygiene: Maintenance personnel represent Northern Management. We make daily contact with our residents and we must be in presentable form. Each day a fresh uniform must be worn and all hygiene aspects taken care of. A full set of uniforms must be turned in each week.
Storage Rooms & Garage: Storage facilities or maintenance garages are to be maintained in a highly cleaned and organized state.
Supply and Equipment Rooms
The goal is to maintain this room in a highly organized and efficient manner so the supplies and equipment are properly used and maintained. They must be kept in an organized and cleanly state. Understand the boundaries of the room and develop an understanding with all personnel.
- Monitor all aspects of the equipment. This includes storing it in an organized fashion, monitoring the accountability of it (making sure it is properly checked out and in), maintaining it where necessary and monitoring the cleanliness of it (the equipment must be turned in clean by its user).
- Oversee the maintenance bin system. Keep in an organized state. Identify the need for additional stocked items.
- Oversee the area in which supplies are purchased for individual projects. Monitor and label these supplies for identification and maintain in an organized state.
- Monitor the supplies and quantities stocked. Replace the utilized stock by reordering for specific projects.
- Restock maintenance personnel inventory by refilling their used product off of their inventory checkout sheet.
Maintenance Vehicle
Because you will be representing NMI, they must be kept in a clean and organized state. All maintenance technicians need to be able to efficiently handle all types of service calls and the set-up in their vehicle is critical in accomplishing this goal. All vehicles must be set up within 30 days of their initial employment. All maintenance personnel will have an established maintenance supply system set-up in their vehicle or trailer.
Work OrdersThey are either written up in the field or at the office. Once you have been given the work order it is your responsibility to ensure that it is completed up to expectations of the resident and to the Management Company. Keep our residents informed and happy!
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Maintenance Supervisor Position
There is a focus on uniformity, timely and efficient repairs, tenant satisfaction, eliminating call-backs, creating top notch efficiency, over emphasizing the open eyes policy and developing systems within your own team and for the company. Outside of the basic maintenance tasks, supervisors need to set goals on a weekly basis so that they can accomplish missions outside of their routine maintenance. There is a need to look at the maintenance jobs that are being done, analyzing the methods in which they are handled, identifying the problems that are at hand and eliminating them before they become problems to make systems more functional at each project and ensuring each project is set up to accommodate the day to day needs. There will be weekly check-ins to discuss problems, processes, and other maintenance situations that need attention and review.
Superior Leadership
Supervising the team members underneath you, which includes organizing the work orders that are at hand, developing more refined project tracking techniques so projects do not get lost, developing ways for monitoring the efficiency and effectiveness of technicians, meeting with property managers for updates on projects, ensuring that each project is stocked properly, and other ideas and methods to increase the efficiency of your team. All of these responsibilities are rolled into the supervisor position. The supervisor should set an example for the team so the team looks up to the supervisor and assists the supervisor in accomplishing goals.
Direct Maintenance Tasks
These tasks will include an efficient 40 billable hours within the job description. The supervisor needs to go through the paperwork of the other maintenance techs as part of the supervisory job duties and is not considered part of billable hours. Billable hours are to be direct task oriented hours in which maintenance duties are performed at each project.
The supervisor should ensure there are no vague descriptions of work performed, errors or preparedness by maintenance techs. On a daily basis, the supervisor should initial the bottom of each timesheet they review to ensure that the time charged and documentation is appropriate.
One of the most important responsibilities of the position is project tracking on project tracking sheets to ensure projects are being tracked, watched over, and resolved. It is critical to complete all tasks.
Supervising Subordinates
Supervisors need to ensure that summer workers are following corporate standards, efficiently completing tasks at hand, and doing a top quality job. The supervisor is responsible for the work ethics and quality of work that comes from the team they are in charge of.
Supervisory Functions
Our supervisors have a broad range of functions within their job descriptions. The primary one that we are clarifying is the supervisory functions that are set outside of the required billable time. For instance, the supervisor position is set up for 40 billable hours, but there are supervisory functions outside those billable hours.
Billable hours are fairly clear cut and may include a few changes. Our definition of billable hours includes direct tasks that are being completed in a maintenance capacity at our apartment complexes. The basic definition includes physical labor or work that is involved or being completed to work at that task. It may also be termed as direct labor involved in completing a task.
Supervisory skills required for the position encompass all the tasks that are outside of the billable hours for which the supervisor is responsible. These tasks include the following functions:
Planning and scheduling the work week, communicating with resident managers (either on-site or via telephone), ordering parts and filling stock bins, organizing maintenance supplies, setting up for daily duties, supervising subordinates and getting them ready for the workday/week, overseeing subordinates' work quality, reviewing timesheets completed by subordinates, and any other "supervisory" functions that do not involve direct labor are part of the supervisory role. Supervisors are also in charge of collecting timesheets from subordinates, reviewing them and putting their initials on the bottom of each sheet (which is collected daily) to ensure they approve of the work that has been done according to corporate standards. All timesheets, including the supervisors, should be directed to management each week.