Job Description

ODIN Properties is seeking an Area Maintenance Manager to provide hands-on operational leadership across an assigned cluster of multifamily communities. This role is responsible for day-to-day maintenance execution, work order and make-ready compliance, curb appeal standards, vendor oversight, and the development of on-site maintenance staff. 

Work Order & Make-Ready Compliance

• Monitors open work order queues across all assigned communities, ensuring timely completion and SLA adherence using Maintenance IQ Supervisor Desktop.

• Drives make-ready and VNR (Vacant Not Ready) cycle times, holding on-site teams accountable to turn schedules and quality standards.

• Conducts regular unit inspections during the make-ready process to verify completion quality before releasing units to leasing.

• Reviews and analyzes work order reporting and trends, escalating systemic issues to the Regional Maintenance Manager.

• Ensures all work orders are accurately documented, categorized, and closed in Maintenance IQ with appropriate notes and labor tracking.

Curb Appeal & Property Standards

• Performs scheduled and unscheduled property inspections to evaluate curb appeal, common area conditions, and overall asset presentation.

• Enforces ODIN property appearance standards across all communities in the assigned area, ensuring grounds, exteriors, amenities, and signage are consistently maintained.

• Identifies and escalates deferred maintenance, capital needs, or code concerns to the Regional Maintenance Manager.

Staff Supervision & Development

• Directly supports Service Managers and Maintenance Technicians across assigned properties, providing coaching, guidance, and performance feedback.

• Assists in the onboarding of new Maintenance Managers, including site orientation, SOP review, systems training, and first-90-day check-ins.

• Leads and supports Toolbox Talks and on-site safety and skills training across the area.

• Partners with HR and the Regional Maintenance Manager on performance management, disciplinary actions, and workforce planning.

• Fosters a culture of Ownership, Empowerment, and Odin Proud across all assigned teams.

Vendor & Contract Oversight

• Manages on-site vendor relationships to ensure contract compliance, quality of work, and appropriate pricing.

• Reviews vendor invoices and purchase orders in accordance with ODIN’s spending authority matrix.

• Create purchase orders as needed to help support the facility operations at the sites.

• Supports the bid process for recurring operational agreements including landscaping, pest control, HVAC maintenance, and other service contracts.

• Ensures MNT-800 approval workflows are followed for all maintenance expenditures and contract engagements at the site level.

Safety & Compliance

• Ensures all assigned properties maintain compliance with OSHA safety standards, EPA regulations, and applicable local codes.

• Confirms that all technicians maintain required certifications including EPA 608 and any required state or local licenses.

• Monitors adherence to ODIN’s SOP library and escalates gaps or non-compliance to the Regional Maintenance Manager.

• Performs other related duties as assigned.

REQUIRED SKILLS & ABILITIES

• Strong leadership and coaching skills with the ability to develop and motivate dispersed maintenance teams.

• Thorough knowledge of building systems including HVAC, plumbing, electrical, and appliances.

• Proficient in Yardi Maintenance IQ and Maintenance IQ Supervisor Desktop.

• Proficient in Microsoft Office Suite, particularly Excel and Word.

• Strong organizational skills with the ability to prioritize across multiple sites simultaneously.

• Excellent verbal and written communication skills.

• Ability to make sound decisions under pressure and in time-sensitive situations.

EDUCATION & EXPERIENCE

• High school diploma or equivalent required; Associate’s or Bachelor’s degree in Facilities Management, Business, or related field preferred.

• Minimum three (3) to five (5) years of residential maintenance experience, with at least one (1) year in a supervisory or multi-site capacity.

• Multi-family apartment community experience required.

• EPA 608 Universal Certification required, or must obtain within 90 days of hire.

PHYSICAL REQUIREMENTS

• Must be able to traverse and inspect all areas of properties including units, rooftops, mechanical rooms, and common areas in all weather conditions.

• Must be able to lift up to 50 pounds.

• Regular travel required across the assigned area portfolio.

• Must be available on-call to respond to maintenance emergencies.

BENEFITS

• Medical, dental, vision, and retirement plan options.

• Paid Time Off.

• Student Loan Contribution program.

PM19

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