Job Summary:The Director of Maintenance is a senior corporate leadership position responsible for developing, directing, and executing The Neiders Company's portfolio-wide facilities management, capital investment, and physical asset preservation strategies.
This position provides executive-level oversight of capital expenditures, lender-required improvements, deferred maintenance, preventive maintenance programs, construction initiatives, and facilities operational performance across the company's multifamily portfolio.
Reporting directly to the Vice President of Operations, the Director establishes company-wide standards, directs capital execution, provides financial oversight, and ensures that property infrastructure and capital investments support the organization's operational and financial objectives.
Location: Seattle, WA (Local candidates only; relocation not considered)
Travel: Portfolio-wide travel required, including occasional overnight travel
Essential Functions: (Include but are not limited to):
Strategic Facilities Leadership - Develop and implement a comprehensive facilities management strategy across the company's multifamily portfolio.
- Establish portfolio-wide maintenance standards, operating procedures, and performance expectations.
- Provide strategic direction to Regional Managers and property maintenance leadership.
- Identify operational inefficiencies and implement scalable improvements.
- Develop executive reporting systems and facilities performance scorecards.
Capital Planning and Execution- Direct annual and multiyear capital planning across the portfolio.
- Establish capital improvement priorities based on property condition, financial performance, regulatory requirements, and investment objectives.
- Oversee capital project budgets, schedules, contractor selection, and performance.
- Establish standardized procurement, bidding, and project approval processes.
- Monitor capital expenditure performance and implement corrective action when projects fall outside approved parameters.
- Partner with executive leadership on capital allocation and long-term asset preservation strategies.
Lender Reserve and Holdback Management- Establish centralized oversight of lender reserve, holdback, and required property improvement projects.
- Maintain an accurate, comprehensive tracking system for all lender-related capital obligations.
- Coordinate with Finance, Asset Management, Operations, and lender representatives to ensure project completion.
- Direct project execution, required inspections, documentation, and reimbursement submissions.
- Monitor project deadlines, funding requirements, and outstanding deficiencies.
- Provide executive reporting on lender compliance, outstanding obligations, available reimbursements, and financial exposure.
Financial and Operational Performance- Develop portfolio-wide facilities budgets and expense-control initiatives.
- Analyze maintenance spending, capital expenditures, unit-turn costs, and vendor performance.
- Establish and monitor key performance indicators, including work-order completion, preventive maintenance compliance, project delivery, and budget variances.
- Identify opportunities to reduce expenses without compromising asset quality or safety.
- Implement standardized financial reporting and accountability measures.
Vendor Procurement and Contract Management- Develop and direct a portfolio-wide strategic vendor procurement program.
- Establish preferred vendor agreements and competitive pricing structures.
- Lead major contract negotiations and evaluate vendor performance.
- Implement contractor qualification, insurance verification, and quality-control procedures.
- Identify opportunities for consolidated purchasing and portfolio-wide cost savings.
Risk Management and Asset Preservation- Establish and oversee comprehensive preventive maintenance and property inspection programs.
- Develop risk-based capital prioritization and deferred maintenance reduction strategies.
- Oversee facilities-related safety, environmental, and regulatory compliance programs in partnership with appropriate internal specialists.
- Implement systems to monitor property conditions, building infrastructure, and major mechanical systems.
- Support acquisition due diligence, capital needs assessments, and property improvement planning.
Executive Leadership and Organizational Development - Serve as the senior corporate resource for facilities, construction, and capital improvement execution.
- Partner with Regional Managers, Asset Management, Finance, and executive leadership.
- Establish accountability structures for facilities performance and capital projects.
- Develop leadership capabilities within the maintenance organization.
- Present capital planning recommendations, operating results, and project risks to executive leadership.
Qualifications:- Bachelor's degree in construction management, engineering, facilities management, business administration, or a related field preferred; equivalent relevant experience considered.
- Minimum of 10 years of progressive experience in multifamily facilities management, construction, capital projects, or real estate operations.
- Minimum of 5 years of senior-level management experience with responsibility for multiple properties or markets.
- Demonstrated responsibility for significant capital budgets and complex, multi-property improvement programs.
- Experience in financial forecasting, vendor procurement, project controls, and contract negotiations.
- Proven ability to develop company-wide operating systems and performance standards.
- Strong leadership, financial analysis, communication, and organizational development skills.
- Experience coordinating lender-required improvements, construction draw processes, or reserve reimbursement programs strongly preferred.
- Proficiency with property management systems, maintenance management software, Microsoft Office, and financial reporting tools.
- Valid driver's license, current auto insurance, and reliable transportation required for travel between assigned properties. Proof of a valid driver's license and auto insurance must be provided upon hire and maintained throughout employment.
Physical Requirements:- Frequently travel between assigned properties, including extended driving periods and occasional overnight travel.
- Regularly walk, stand, and navigate apartment communities, construction sites, and uneven surfaces during property inspections.
- Climb stairs and occasionally access elevated areas or confined spaces when required for inspections.
- Bend, kneel, crouch, stoop, reach, and twist when evaluating property conditions and maintenance concerns.
- Occasionally lift, carry, push, or pull materials and equipment weighing up to 50 pounds.
- Work indoors and outdoors with exposure to varying temperatures, weather conditions, dust, noise, and mechanical environments.
- Sit for extended periods while driving, attending meetings, or performing computer-based work.
Benefits and Perks:- Medical, Dental, and Vision insurance (eligible after 60 days)
- Employer-paid HealthiestYou virtual healthcare benefit, including 24/7 virtual care, mental health support, dermatology, expert medical services, digital physical therapy, and more
- Employee Assistance Program (legal, financial, and counseling services)
- 401(k) plan (after 90 days)
- Long-Term and Short-Term Disability options
- 15 PTO days, 8 paid holidays, and 1 floating holiday
- Wellness program and e-learning platform for ongoing development
JOB CODE: 1000647 
