Senior Maintenance Manager

About the Opportunity

Horning is hiring a Senior Maintenance Manager to lead the entire maintenance function at 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 maintenance leadership seat on the property.

This role sits a level above a Maintenance Supervisor. You will lead a maintenance organization that includes supervisors, lead technicians, and technicians. You will be the property’s primary technical authority across every trade, own the work order, turn, and preventive maintenance programs across 576 homes, manage the vendors, and drive capital project execution on site. You will report to the Property Manager and carry a dotted-line technical relationship with the Regional Maintenance Manager on portfolio standards, training, and capital planning.

The person leaving this role held it for more than twenty years. We are not looking for someone to replicate that overnight. We are looking for a maintenance leader who has run a large property well, who develops the people under them, and who wants an asset with enough scale to build something on.

If you have led maintenance at a 300-plus unit community or across a group of properties, carry real multi-trade authority, and are ready for the largest asset in a stable, family-owned portfolio, we want to meet you.

What You’ll Do

• Own end-to-end execution of the property’s maintenance function, including occupied work orders, unit turnovers, preventive maintenance, common area upkeep, and capital project execution across 576 homes.
• Directly supervise, coach, and develop the maintenance team, including Maintenance Supervisors, Lead Technicians, and Maintenance Technicians.
• Oversee work order intake, triage, assignment, and completion so resident service requests are addressed within Horning service standards, and monitor aging and backlog to redeploy resources before capacity becomes a problem.
• Serve as the property’s primary technical authority across HVAC, plumbing, electrical, appliance, carpentry, and general maintenance, and make the repair versus replace calls, escalating to the Regional Maintenance Manager when capital decisions are required.
• Maintain working knowledge of all major building systems at the property, including HVAC, water heaters, electrical panels, life-safety systems, and pool and amenity equipment.
• Own unit turn execution at scale: inspect vacant units, assign turn work, manage volume against move-in commitments, and deliver units lease-ready on time and on budget.
• Own the design and execution of the preventive maintenance program, and complete monthly building and unit inspections with documented remediation.
• Manage day-to-day vendor relationships for work beyond in-house capability, coordinate scope and scheduling, review quality, and validate invoices for accuracy before Property Manager approval.
• Support the Regional Maintenance Manager on capital project planning, including scoping, vendor bidding, and on-site execution oversight.
• Ensure compliance with OSHA, EPA, Fair Housing, and applicable federal, state, and local building and safety regulations, and maintain accurate records for preventive maintenance, inspections, and compliance activity.
• Keep the pool and amenity systems compliant under Certified Pool Operator standards, including water chemistry, seasonal opening and closing, and county health inspection readiness.
• Lead the maintenance team’s safety program, including PPE compliance, hazard communication, and incident reporting.
• Partner with HR and the Regional Maintenance Manager on hiring, performance management, and individual development plans, and run daily and weekly team meetings.
• Handle escalated resident maintenance concerns directly, and provide weekly status reporting to the Property Manager on work order volume and aging, capital progress, vendor activity, and team performance.
• Serve as the technical escalation point for after-hours emergencies including life safety, water, fire, and electrical, and participate in the on-call rotation.

What You’ll Bring

• Seven or more years of progressive multifamily maintenance experience, including at least three years in a maintenance leadership role such as Maintenance Supervisor, Senior Maintenance Manager, or equivalent.
• Proven experience leading and developing maintenance teams of three or more technicians, ideally including other supervisors or leads.
• Demonstrated experience running maintenance at a property or property group of 300 units or more, with full ownership of turns, preventive maintenance, and capital project coordination.
• Demonstrated technical proficiency across HVAC, plumbing, electrical, appliance, and general building maintenance, with deep working knowledge of building systems at large multifamily properties.
• Working knowledge of building codes, Fair Housing requirements, OSHA safety standards, and EPA regulations applicable to multifamily residential properties.
• Strong written and verbal communication skills, with the ability to work effectively with residents, vendors, on-site staff, and Horning leadership.
• High school diploma or GED.
• Proficiency with property management software (Yardi or equivalent), work order systems (AppWork or equivalent), and Microsoft Outlook and Excel.
• Valid driver’s license and reliable transportation.
• Ability to be on-call for after-hours emergencies and to work overtime as needed to meet operational demands.
• Ability to lift and carry up to 50 pounds regularly and up to 75 pounds occasionally, climb ladders, and work outdoors in varying weather.

Certifications

• Required: EPA Section 608 Universal.
• Required: OSHA 30 (at hire or earned within six months of hire).
• 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, CFC Universal, and HVAC trade certification (NATE or RSES) or a Virginia HVAC trade license.