Maintenance Technician III in Spotsylvania Courthouse, Virginia at Horning Management LLC Corporation

Horning is hiring an experienced senior maintenance technician for Brittany Commons, a 576-unit garden-style apartment community at 10122 Kensal Way in Fredericksburg, VA. Brittany Commons is the largest community in our portfolio, and this is the senior technician seat on that team.

This is not an entry-level or general-repairs role. You will be the person the rest of the team comes to when a repair is complicated, when a diagnosis has been wrong twice already, or when a turn has to be right the first time. You will own advanced HVAC, plumbing, and electrical work, lead the toughest unit turns, help run the preventive maintenance program, keep the pool and amenity systems compliant, and mentor the Technician I and II staff on site.

If you have spent years building real multi-trade depth, and you are looking for a property with enough scale and complexity to use all of it plus a clear path toward Lead Tech or Maintenance Supervisor, we want to meet you.

• Independently diagnose and complete advanced repairs across HVAC, plumbing, electrical, appliances, and carpentry, including the complex, multi-trade, and repeat-failure work that other technicians escalate.
• Perform advanced HVAC work: full system diagnostics, compressor and condenser repair, refrigerant recovery and charging under your EPA 608 Universal certification, ductwork repair, and commissioning after replacement.
• Handle advanced plumbing and electrical work, including supply re-pipes, water heater replacement, leak detection, complex drain and stack work, sub-panel work, GFCI/AFCI circuits, and life-safety device replacement, coordinating a licensed trade partner where Virginia requires one.
• Own assigned vacant unit turns end to end (scope, execution, punch list, and final quality check) to lease-ready standard and within the property’s turn timeline, including tile, cabinet, subfloor, and full-refurbishment work.
• Own assigned portions of the preventive maintenance program across 576 homes, and help the Maintenance Supervisor refine PM routines, seasonal HVAC changeovers, weatherization, and annual unit inspections.
• Keep the pool and amenity areas running and compliant under Certified Pool Operator standards: water chemistry testing and logging, pump and filtration maintenance, seasonal opening and closing, and coordination with the pool vendor and county inspectors.
• Mentor and train the Maintenance Technician I and II staff on site through hands-on partnership, quality reviews, and day-to-day coaching, and quality-check their work before it closes.
• Coordinate vendors day-of, inspect their work for quality and code compliance before sign-off, and support capital projects such as unit renovations and system replacements.
• Step in as working lead when the Maintenance Supervisor is out: triage and assign the work order queue, oversee daily operations, and escalate anything with financial, legal, or life-safety exposure.
• Lead resident communication on complex or multi-visit repairs, follow every job through to confirmed resolution, and document all work accurately in AppWork and Yardi.
• Participate in the on-call rotation as a primary after-hours responder for a 576-unit community.

• Five or more years of multifamily, residential, or commercial maintenance experience, or an advanced trade credential plus at least three years of related experience.
• Demonstrated multi-trade mastery: you work independently across HVAC, plumbing, electrical, appliance repair, and carpentry, and you diagnose to root cause.
• Experience mentoring, training, or leading junior technicians.
• High school diploma or GED.
• Valid driver’s license and reliable transportation.
• Ability to work overtime as needed and to participate in an on-call rotation including nights, weekends, and holidays.
• Comfort with maintenance and property software; experience with Yardi, AppWork, or similar work order systems is a plus.
• Ability to lift and maneuver 40 to 75 pounds, climb stairs and ladders, and work outdoors in varying weather.

• Required: EPA Section 608 Universal.
• Required: OSHA 10 (at hire or within 90 days).
• Required: Certified Pool Operator (CPO), at hire or earned within six months of hire. Brittany Commons operates a pool and amenity area.
• Preferred: CAMT or CAMT II, OSHA 30, CFC Universal, and HVAC trade certification (NATE or RSES) or a Virginia HVAC trade license.

• Pay: $29.00 to $32.00 per hour ($60,320 to $66,560 per year), depending on experience, demonstrated multi-trade capability, and certifications held at hire.
• Overtime and on-call: Overtime paid at time and a half; on-call rotation compensated per Horning policy.
• Health: Medical, dental, and vision coverage, employer-paid life insurance, long-term disability, and FSA options.
• Time off: Paid time off and paid holidays.

Horning is an equal opportunity employer. All qualified applicants will receive consideration for employment without regard to without regard to race, religion, color, national origin, sex, age, status as a protected veteran, status as a qualified individual with disability, or any other characteristic protected by applicable federal, state or local laws and ordinances.