Supervisor v Technician

I manage a 328 unit apartment community, approx 6 years old. We have 2 full time maintenance - a 'supervisor' and a 'technician'. They are responsible for all work orders, and all apartment turnovers (except cleaning - we have a separate cleaner for that). The only thing we contract out is HVAC repairs, and carpet shampoos. Everything else is done in house.
We are re-evaluating our staff and looking to possibly make some changes. Our supervisor needs to go, to put it bluntly. I'd love to promote our current tech to supervisor, and then hire a new tech. What I'm wondering is...Does anyone have job descriptions for either of these positions? At our company, it's just one description that encompasses both positions. Basically right now the supervisor is just the tech that has more experience - but not necessarily more responsibility. I envision the supervisor being in a more "supervisory" role, ensuring that projects are completed on time, work orders and followed up on, inventory is tracked, etc.
I'd like to set up specific job descriptions before I start looking for new staff, so everyone is on the same page as what the expectations will be from day 1 - just curious if anyone has something like that I can use as a jumping off point for my property.

thanks!

Promoting friends or someone because you don't like someone else isn't wise. Don't be intimidated by a take charge knowledgeable Maintenance Supervisor. You should embrace it and be delighted you have them in your corner.Property Managers and Maintenance Supervisors shouldn't be "beer buddies". Just putting that out there. Supervisor means just that! No techs coming to the property manager without following the chain of command and coming to the Maintenance Supervisor first. That's what works.

As far as job descriptions go, the Maintenance Supervisor has to have your backing. The Techs will bypass him/her if you allow this.

The Maintenance Supervisor would be responsible for Vendor scheduling. Ordering parts and supplies. Staying on budget with parts and supplies and will need to actually see the budget before ordering. A desk with a phone and computer terminal is always nice.

Re-keying vacancies the next business day after move out...preferably to a vendor key that would fit all vacancies until leased. To cut out lost, unreturned keys by vendors. Doing the "sodas" at this time saves time and steps for the always busy manager.

Makeready board upkeep. One person updates the board. Strict adhereance is needed here. Updates every morning. No random fingers changing dates etc etc.

All maintenance staff participates on the grounds keeping in the morning initially.

Schedules preventative maintenance.

Keeps freon usage logs, pool chemical logs, preventative maintenance logs and schedules and MSDS sheets updated, organized and in their proper place.

Checks landscapers, painters, carpet layers, carpet cleaners and housekeepers work before work receipt is signed.

The Supervisor would delegate these things as he sees fit. But should be very hands on and promote a team effort to keep the degree of respect and work ethic healthy at your property.

Checks pricing comparison on parts at least monthly between the parts vendors.

A well rounded Maintenance Supervisor will generally have 10-15 or more years in trades outside of the Apartment Handyman aspect. It seems Property Management Companies are wanting more and more done in house. Those skills don't come off YOUTUBE.

The Assistant Maintenance would be to assist the Supervisor. Learn from the Supervisor. And when the day comes he realizes how much he knows... you'll want to replace him too! No just joking. :laugh:

www.careerbuilder.com/jobseeker/jobs/job...JDP=yes&IPath=JRKV0T

Thanks Nate! This was exactly what I was looking for. I know a lot of the job overlaps between the two, but this helps me see the 'extra' that the Supervisor should be responsible for.

Glad that helped Julia!