Manager - Preventative Maintenance

Develops, plans, assigns, and manages all the day to day preventive maintenance tasks on ALL MEP systems and campus wide plant operation assets and coordinates service delivery to minimize impacts to site educational programming, event planning, and construction / other maintenance and operations activities by performing the following duties personally or through subordinate staffs.

Essential Duties and Responsibilities:

 Other duties may be assigned.

• Manages all aspects of CMMS functionality and set up pertaining to PM Service and reporting of site PM activity to both the client and ABM senior management.
• Develops effective proactive schedules to maintain equipment optimal performance and life expectancies.
• Working with client, inspects construction and installation projects to identify potential impacts on overall PM Schedule. 
• Maintains MEP Asset Inventory and Building listings, updates asset changes or additions / deletions and overall PM Schedule to match asset types and quantities.
• Develops and documents PM Tasks to be commensurate with equipment type, criticality and recommended service intervals.  Maintains PM Task Library.
• Inspects and provides follow up QA checks on preventive maintenance tasks and confirmed po[per completions. 
• Analyzes site’s CMMS statistics and develops / provides analytical KPI reports on PM Effort including service by buildings, level of completion, employee performance (work vs payroll) and total PM Volume. 
• Provides input to PM Burden changes and advises on staffing adjustment needs. 
• Assures all materials and tooling are available to meet PM Service requirements and schedules/
• Plans and schedules specialized third party contractors involved with PM Services on any specialized systems and assures ALL services are tracked within the CMMS.  Provides ongoing vendor service reports. 
• Helps develop long range plans, pertaining to MEP capital outlay requirements and documentation to help effectively manage deferred maintenance using PM Outcomes. 
• Formulates and coordinates all required PM and Code / Client Mandated Inspections and maintains records of all withing CMMS and hard copy files.  Provides ongoing reports and communications to the client and ABM site based and other support management.
• Acts as liaison to public utility, environmental, and energy agencies in relation to PM Activities
• Interacts with energy management role to tracks energy profiles against operating performance to assure PM Service effectiveness. 
• Works with client as needed to identify energy conservation measures based on PM Effort. 
• Oversees the MEP space maintenance and overall housekeeping and safety conditions.
• Advises client and ABM management of special repair needs based on PM Observations

Supervisory Responsibilities:                                                     

Directly supervises Account Director and or employees in the Facilities Operations and Maintenance Department.  Carries out supervisory responsibilities in accordance with ABM policies and applicable codes and AHJ laws. Responsibilities include Pm Planning, PM training for employees; assigning, and directing work; documenting / reporting CMMS stats and work efforts; appraising performance; rewarding and disciplining employees; addressing complaints and resolving problems.

Competency:                                                   

To perform the job successfully, an individual should demonstrate the following competencies

• Analytical - Synthesizes complex or diverse information; Collects and researches data; Uses intuition and experience to complement data; Designs work flows and procedures.
• Problem Solving - Identifies and resolves problems in a timely manner; Gathers and analyzes information skillfully; Develops alternative solutions; Works well in group problem solving situations; Uses reason even when dealing with emotional topics.
• Project Management - Develops Preventive Maintenance plans; Coordinates labor, materials and contracted resources; Communicates changes and progress; Completes service delivery on time and budget; Manages PM Team activities.
• Technical Skills - Assesses own strengths and weaknesses; Pursues training and development opportunities; Strives to continuously build knowledge and skills; Shares expertise with others.
• Customer Service - Manages difficult or emotional customer situations; Responds promptly to customer and plant / asset needs; Solicits customer feedback to improve service ; Responds to requests for service and assistance; Meets commitments.
• Interpersonal Skills - Focuses on solving conflict, not blaming; Maintains confidentiality; Listens to others without interrupting; Keeps emotions under control; Remains open to others' ideas and tries new things.
• Oral Communication - Speaks clearly and persuasively in positive or negative situations; Listens and gets clarification; Responds well to questions; Demonstrates group presentation skills; Participates in meetings.
• Written Communication - Writes clearly and informatively; Edits work for spelling and grammar; Varies writing style to meet needs; Presents numerical data effectively; Able to read and interpret written information.
• Teamwork - Balances team and individual responsibilities; Exhibits objectivity and openness to others' views; Gives and welcomes feedback; Contributes to building a positive team spirit; Puts success of team above own interests; Able to build morale and group commitments to goals and objectives; Supports everyone's efforts to succeed.
• Leadership - Exhibits confidence in self and others; Inspires and motivates others to perform well; Effectively influences actions and opinions of others; Gives appropriate recognition to others.
• Managing People - Includes staff in planning, decision-making, facilitating and process improvement; Takes responsibility for subordinates' activities; Makes self-available to staff; Provides regular performance feedback; Develops subordinates' skills and encourages growth; Solicits and applies customer feedback (internal and external); Fosters quality focus in others; Improves processes, products and services.; Continually works to improve supervisory skills.
• Quality Management - Looks for ways to improve and promote quality; Demonstrates accuracy and thoroughness.
• Cost Consciousness - Works within approved PM budget; Develops and implements cost saving measures; Contributes to profits and revenue; Conserves organizational resources.
• Diversity - Demonstrates knowledge of EEO policy; Shows respect and sensitivity for cultural differences; Educates others on the value of diversity; Promotes a harassment-free environment; Builds a diverse workforce.
• Organizational Support - Follows policies and procedures; Completes administrative tasks correctly and on time; Supports organization's goals and values; Benefits organization through outside activities; Supports affirmative action and respects diversity.
• Strategic Thinking - Develops strategies to achieve organizational goals; Understands organization's strengths & weaknesses; Analyzes market and competition; Identifies external threats and opportunities; Adapts strategy to changing conditions.
• Judgement - Displays willingness to make decisions; Exhibits sound and accurate judgment; Supports and explains reasoning for decisions; Includes appropriate people in decision-making process; Makes timely decisions.
• Motivation - Sets and achieves challenging goals; Demonstrates persistence and overcomes obstacles; Measures self against standard of excellence; Takes calculated risks to accomplish goals.
• Planning/Organizing - Prioritizes and plans work activities; Uses time efficiently; Plans for additional resources; Sets goals and objectives; Organizes or schedules other people and their tasks; Develops realistic action plans.
• Professionalism - Approaches others in a tactful manner; Reacts well under pressure; Treats others including clients with respect and consideration regardless of their status or position; Accepts responsibility for own actions; Follows through on commitments.
• Non-Disclosure – Maintains confidentiality on items discussed directly or indirectly pertaining to ABM business and M&O practices. 
• Quality - Demonstrates accuracy and thoroughness; Looks for ways to improve and promote quality; Applies feedback to improve performance; Monitors own work to ensure quality.
• Safety and Security - Observes safety and security procedures; Determines appropriate action beyond guidelines; Reports potentially unsafe conditions; Uses equipment and materials properly.
• Adaptability - Adapts to changes in the work environment; Manages competing demands; Changes approach or method to best fit the situation; Able to deal with frequent change, delays, or unexpected events.
• Dependability - Follows instructions and adheres to the ABMWay and requirements of COE Service Delivery, responds to management direction; Takes responsibility for own actions; Keeps commitments; Commits to long hours of work when necessary to reach goals.; Manages PM tasks on time or notifies appropriate person with an alternate plan as needed.
• Initiative - Volunteers readily; Undertakes self-development activities; Seeks increased responsibilities; Takes independent actions and calculated risks; Looks for and takes advantage of opportunities; Asks for and offers help when needed.
• Innovation - Displays original thinking and creativity; Meets challenges with resourcefulness; Generates suggestions for improving work; Develops innovative approaches and ideas; Presents ideas and information in a manner that gets others' attention.

Qualifications: 

To perform this job successfully, an individual must be able to perform each essential duty satisfactorily. The requirements listed below are representative of the knowledge, skill, and/or ability required. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions.

Education and/or Experience:                                                 

Bachelor's degree (B.A.) from four-year college or university; or one to two years related experience and/or training; or equivalent combination of education and experience.

Language Skills:                                                

Ability to read, analyze, and interpret general business periodicals, professional journals, technical procedures, or governmental regulations.  Ability to write reports, business correspondence, and procedure manuals. Ability to effectively present information and respond to questions from groups of managers, clients, customers, and the general public.

Mathematical Skills:                                                      

Ability to work with mathematical concepts such as probability and statistical inference, and fundamentals of plane and solid geometry and trigonometry.  Ability to apply concepts such as fractions, percentages, ratios, and proportions to practical situations.

Reasoning Ability:                                             

Ability to solve practical problems and deal with a variety of concrete variables in situations where only limited standardization exists. Ability to interpret a variety of instructions furnished in written, oral, diagram, or schedule form.

Computer Skills:                                                

To perform this job successfully, an individual should have knowledge of QA Software; Accounting software; .DWG programs; advanced CMMS Software familiarity needed; Web Browsing; MS Excel (intermediate to advanced) Spreadsheet software and MS Word Processing software; Power Point Software.

Certificates, Licenses, Registrations: 

Current Driver’s License, Formal Facilities Management Certification (BOMI, CFM etc.), HVAC License, EPA Universal Certification

Other Skills and Abilities:                                              

All round knowledge nd understanding of all MEP Assets and Systems and central plant operation and required preventive maintenance is essential.  Ideal candidate should be fully self-starting and customer service driven

Other Qualifications:                                                     

Must be able to work beyond simple 7:00am to 3:30pm

Candidate should have had some formal training in control systems and plant diagnostics

Advanced understanding of energy management and demand containment - exposure to Energy Conservation Measures desired

Advanced awareness of common KPI’s and industry norms within CMMS

Physical Demands: 

The physical demands described here are representative of those that must be met by an employee to successfully perform the essential functions of this job. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions.

While performing the duties of this Job, the employee is regularly required to talk or hear. The employee is frequently required to walk. The employee is occasionally required to stand; sit; use hands to finger, handle, or feel; reach with hands and arms; climb or balance and stoop, kneel, crouch, or crawl. The employee must regularly lift and /or move up to 10 pounds, frequently lift and/or move up to 25 pounds and occasionally lift and/or move up to 50 pounds.  Specific vision abilities required by this job include close vision, distance vision, color vision, peripheral vision, depth perception and ability to adjust focus.

Work Environment: 

The work environment characteristics described here are representative of those an employee encounters while performing the essential functions of this job. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions.

While performing the duties of this Job, the employee is sometimes exposed to wet and/or humid conditions and extreme heat. The employee is often exposed to moving mechanical parts; high, precarious places; fumes or airborne particles; outside weather conditions and risk of electrical shock.

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