Director of Maintenance at Core 3 – Bloomington, Illinois

Director of Maintenance

Position Summary
The Director of Maintenance is responsible for overseeing all maintenance operations across the Core 3 portfolio, ensuring properties are safe, compliant, and maintained to the highest standard. This role drives efficiency, accountability, and scalability within the maintenance department while aligning with company goals through the Entrepreneurial Operating System (EOS).

Key Responsibilities

Operational Leadership

• Oversee all day-to-day maintenance operations across the portfolio
• Ensure timely completion of work orders, turns, and capital projects
• Establish and enforce maintenance standards, policies, and procedures
• Monitor property conditions and implement preventative maintenance programs

Team Management

• Lead, train, and develop maintenance staff, including supervisors and technicians
• Set clear expectations, provide accountability, and conduct regular performance reviews
• Manage scheduling, workload distribution, and on-call rotations
• Foster a culture of ownership, urgency, and solution-oriented thinking

Vendor & Project Oversight

• Source, vet, and manage third-party vendors and contractors
• Oversee bidding processes and ensure competitive pricing and quality work
• Manage larger capital improvement projects from start to finish
• Ensure all vendors meet insurance and compliance requirements

Financial Management

• Develop and manage maintenance budgets across properties
• Track expenses, identify cost-saving opportunities, and improve operational efficiency
• Approve invoices and ensure accurate coding within AppFolio
• Balance cost control with quality and long-term asset preservation

Systems & Process Improvement (EOS Alignment)

• Operate within the EOS framework, including Rocks, Scorecards, and Level 10 Meetings
• Track key performance indicators (KPIs) such as turn times, work order completion, and maintenance costs
• Identify inefficiencies and implement scalable systems and processes
• Ensure clear communication and accountability across all maintenance functions

Emergency Response & Risk Management

• Oversee emergency maintenance response protocols
• Ensure proper handling of urgent situations (water leaks, HVAC outages, safety concerns, etc.)
• Maintain compliance with local, state, and federal regulations
• Mitigate risk to residents, staff, and property assets

Qualifications

• 5+ years of property management or operations experience, including leadership responsibility
• Strong understanding of office operations, administrative workflows, and property management processes
• Proven ability to manage teams and oversee multiple projects simultaneously
• Experience with property management software (AppFolio preferred)
• Demonstrated P&L responsibility with strong financial acumen and budget management experience
• Excellent communication, organizational, and problem-solving skills
• Experience working within or familiarity with EOS is a plus

Qualifications

• 5+ years of property management or operations experience, including leadership responsibility

• Strong understanding of office operations, administrative workflows, and property management processes

• Proven ability to manage teams and oversee multiple projects simultaneously

• Experience with property management software (AppFolio preferred)

• Demonstrated P&L responsibility with strong financial acumen and budget management experience

• Excellent communication, organizational, and problem-solving skills

• Experience working within or familiarity with EOS is a plus