Maintenance Supervisor II in Washington, District of Columbia at Horning Management LLC Corporation

Position Summary

The Maintenance Supervisor II provides day-to-day technical leadership of maintenance operations at The Pentacle, a 182-unit garden community in Northeast Washington, DC. At Horning, the Property Manager is the manager of record for all on-site property roles, including the maintenance team; the Maintenance Supervisor II works in partnership with the Property Manager to direct and supervise the technical work of the maintenance staff, and partners with the Regional Maintenance Manager on capital and preventive maintenance planning. This role is a working supervisor, personally performing hands-on maintenance alongside the team. The Supervisor II is accountable, in partnership with the Property Manager, for resident service quality, the physical condition of the asset, vendor coordination, and the technical development of maintenance staff. The role is performing well when residents receive responsive, professional service, preventive maintenance and inspections are completed on schedule, vacant unit turns meet company standards, and the team is engaged, accountable, and growing.

Essential Duties & Responsibilities

• Provide day-to-day technical leadership and direction to the on-site maintenance team in partnership with the Property Manager (manager of record), including scheduling, work assignments, performance feedback, and coaching.
• Function as a working supervisor: personally complete service requests, turns, preventive maintenance, and emergency repairs as needed.
• Partner with the Property Manager and Regional Maintenance Manager on hiring, onboarding, training, performance reviews, and progressive corrective action.
• Conduct and participate in weekly maintenance team meetings; deliver toolbox safety talks and ongoing skills development.
• Build and maintain weekly work schedules for staff and vendors to deliver on service requests, turns, preventive maintenance, and curb appeal.
• Maintain working knowledge of all maintenance programs and capital improvement projects; provide field input to scope and execution.
• Solicit vendor bids and coordinate vendor work, with Property Manager and Regional Maintenance Manager approval; verify quality, scope, and invoice accuracy before sign-off.
• Oversee the make-ready process: inspect vacant units, assign turn work, and ensure units are delivered market-ready on time and on budget.
• Complete monthly building and unit inspections to ensure the property is maintained to Horning operating standards; document findings and remediate.
• Track and recommend maintenance spend across budget categories (supplies, R&M, contract services); flag variances to the Property Manager who approves and owns the property budget.
• Ensure compliance with OSHA, EPA, Fair Housing, and all city of DC code requirements applicable to multifamily properties.
• Participate in on-call rotation; serve as the technical escalation point for after-hours emergencies (life-safety, water, fire, electrical).
• Maintain organized, safe, well-stocked maintenance shop and supply rooms.
• Perform other duties as assigned.

Minimum Qualifications

• High school diploma or GED with 5 or more years of multifamily maintenance experience, including 2+ years in a lead or supervisory capacity (or an advanced trade credential with a minimum of 3 years of related experience including supervisory exposure).
• Working knowledge of facilities management standards, concepts, practices, procedures, and policies, with the ability to apply them in a 100-250 unit setting.
• Demonstrated competence across electrical, carpentry, plumbing, appliance repair, and HVAC.
• EPA Section 608 Universal certification.
• Strong leadership, communication, and resident-service skills.
• Ability to manage competing priorities, hold staff and vendors accountable, and work both independently and collaboratively.
• Ability to participate in on-call rotation, including nights, weekends, and holidays.
• Proficiency with property management software (e.g., Yardi, Entrata, OneSite) and Microsoft Office.

Preferred Qualifications

• CAMT (Certified Apartment Maintenance Technician) and/or CAMS credential.
• Experience working with asbestos- and lead-based paint protocols, common in pre-1980 DC properties.
• Experience supervising a team of 2-4 maintenance staff in a DC/MD/VA multifamily setting.

Physical Demands & Work Conditions

• Walks the property frequently to inspect work and supervise staff (more than half the time).
• Periodically positions self (kneel, crawl, crouch) when performing hands-on repairs (less than half the time).
• Works outdoors in varying weather (more than half the time).
• Frequently uses hands, fingers, and wrists to operate tools and equipment.
• Must distinguish between colors at all times.
• Must be able to lift, carry, and maneuver 40-75 lbs.
• Spends some time at a computer for scheduling, work-order management, and reporting (less than half the time).

Travel & On-Call

• Limited travel between Horning properties or vendor locations as needed.
• On-call/emergency response 50%-75% of scheduled rotations; escalation point for site emergencies.