Operating Engineer

JLL - New Orleans, LA3.8

Full-time
SUMMARY

Oversees the efficient operation of all building systems and informs Lead Engineer, Senior Chief Engineer, Assistant General Manager and General Manager of any conditions affecting building services and tenant comfort or safety.

Maintains responsibility for tenant services, preventative maintenance, inventory control, general maintenance and technical proficiency.

Installs, maintains, and repairs equipment, physical structures, and pipe and electrical systems within the office building either personally or through contracted personnel.

Repairs and maintains mechanical equipment such as engines, motors, pneumatic tools, and equipment.

Tests equipment under direction of Lead Engineer.

ESSENTIAL DUTIES and RESPONSIBILITIES include the following. Other duties may be assigned.

Overtime is required to fulfill the overtime air conditioning requests of our tenants, preventative maintenance, and as needed.

Performs and/or directs the performance of all tenant service requests. Communicates with the Tenant Services Representative or Property Administrator to establish tenant service request work priorities. Insures that work performed in tenant space is accomplished with a minimum of disruption and is followed by adequate cleanup.

Accurately and expediently completes tenant service work request and returns them in a timely fashion to the Lead Engineer. Assist in reviewing tenant service request summaries to pinpoint and correct recurrent operational problems.

Performs preventative maintenance tasks. Coordinates the input of preventative maintenance information with the Lead Engineer. Reviews status of preventative maintenance work with Lead Engineer. Analyzes preventative maintenance log data in order to formulate more efficient operating procedures.

Assures the availability of an adequate operating inventory of tools and supplies. Checks and advises Lead Engineer of stock materials such as water treatment chemicals, filters, ceiling tiles, paint, electrical, and plumbing supplies. Verifies accuracy of deliveries for count, pricing, and description. Performs periodic checks of tool and instrument inventory. Assists in the creation of purchasing specifications and bid packages.

Monitors the quality and pricing of maintenance work performed by outside contractors. Insures the timely performance of maintenance contract work on elevators, radio communications equipment, card access systems, fire alarm systems, HVAC equipment and control systems, including the energy management systems and devices associated with the building energy management system (EMS), emergency generator, etc. Secures equipment manuals and drawings from original installers and/or contractors.

Performs or directs the performance of general maintenance work as needed. Paints and sweeps mechanical rooms. Maintains lighting in mechanical rooms, equipment rooms, elevators, and common areas of the building. Records electrical and water meter readings.

Understands the engineering design and operational aspects of each building system. Immediately recognizes system shortcomings when they occur. Directs experimentation with building systems to yield a more energy effective or comfortable building. Devises technical enhancements that will improve some aspect of building operation. Identifies equipment that may require replacement or reconditioning resulting in the need for owner's capital.

Recognizes the authority and objectives of the owner. Conducts all activities in a businesslike, competent and professional manner. Interacts with contractors, vendors, and consultants in an unbiased, objective and ethical manner. Complies with all policies and procedures established for the building. Treats all fellow employees, industry contacts, and building visitors fairly, impartially, and in a non-discriminatory fashion.

ADDITIONAL DUTIES and RESPONSIBILITIES

Periodically acts as the on-call engineer for the portfolio of office buildings. Rotated on a regular basis. Also carries a pager 24 hours/7 days in case of immediate response. Must be able to report to property within 45 minutes in an emergency.

Attains operations audit score matching or exceeding that of the prior year and always meeting the objective set by the Senior Chief Engineer and the General Manager.

Maintains personal time record and submits to Lead Engineer by deadline.

Actively participates in emergency response procedures and technical training programs.

Assists Lead Engineer Senior Chief Engineer and Assistant General Manager in coordination of tenant construction including pre and post construction inspections and capital improvements. Reviews project instructions and blueprints to ascertain test specifications, procedures, objectives, test equipment, nature of technical problems and possible solutions such as redesign or substitution of material or parts.

Performs tests of building systems. Records test procedures and results, numerical and graphical data, and makes recommendations for changes in operations or test method.

Replaces damaged ceiling tiles.

Performs minor and routine painting, plumbing, electrical wiring and other related maintenance activities. Replaces air conditioner filters.

Installs items such as venetian blinds, and door locks for tenants. Performs other tenant services such as adjusting HVAC equipment, replacing bulbs and ballasts, resetting breakers etc.

Record equipment readings, settings and status changes and noteworthy operating occurrences in appropriate log books.

Monitors equipment; verifies start-up of HVAC equipment; checks operation of fire pump, hot water heater, fountains, elevators, etc.; takes temperature readings on return/supply air and chilled water lines; tests cooling tower water; takes static pressure readings across filter banks.

Maintains order in tool room and workshop.

Studies building plans and working drawings to determine work aids required and sequence of installations.

Installs and repairs plumbing fixtures such as sinks, commodes, water heaters.

Repairs and maintains plumbing by replacing washers in leaky faucets, mending burst pipes and opening clogged drains.

Cautions contractors regarding complaints about excessive noise, disorderly conduct or misuse of property.

Listens for unusual sounds from equipment to detect malfunction and discuss machine operations variations with Lead Engineer and other Operating Engineers to diagnose problem and equipment inefficiencies. Observes mechanical devices in operation and listens to their sounds to locate causes of trouble.

Repairs and maintains physical structure of the building and its facilities.

Dismantles devices to gain access to and remove defective parts.

Examines form and texture of parts to detect imperfections.

Adjusts functional parts of devices and control instruments.

Repairs or replaces defective parts. Installs special functional and structural parts in devices. Lubricates and cleans parts.

Start devices to test their performance.

Repairs electrical equipment.

QUALIFICATIONS

To perform this job successfully, an individual must be able to perform each essential duty satisfactorily. The requirements listed below are representative of the knowledge, skill, and/or ability required. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions.

EDUCATION and/or EXPERIENCE

High school diploma or general education degree (GED); or three to five years related industrial/commercial maintenance experience and/or training; or equivalent combination of education and experience. Basic knowledge of a variety of manual trades such as carpentry, electromechanical repair, etc. A minimum license from City of New Orleans Stationary Engineer 2nd Class Air Conditioning that is Active.

LANGUAGE SKILLS

Ability to read and interpret documents such as safety rules, operating and maintenance instructions, procedure manuals and blue prints. Ability to read, analyze, and interpret technical procedures, or governmental regulations and codes. Ability to write routine reports. Ability to speak effectively before small groups of tenants or fellow employees. Ability to effectively present information and respond to questions from groups of managers, the owner, tenants, and the general public.

MATHEMATICAL SKILLS

Ability to add and subtract two-digit numbers and to multiply and divide with 10's and 100's. Ability to perform these operations using units of American money and weight measurement, volume, and distance. Ability to add, subtract, multiply, and divide in all units of measure, using whole numbers, common fractions, and decimals. Ability to compute rate, ratio, and percent and to draw and interpret bar graphs. Ability to calculate figures and amounts such as discounts, proportions, percentages, area, circumference, and volume. Ability to apply concepts of basic algebra and geometry.

REASONING ABILITY

Ability to solve practical problems and deal with a variety of concrete variables in situations where only limited standardization exists. Ability to interpret a variety of instructions furnished in written, oral, diagram, or schedule form.

OTHER SKILLS AND ABILITIES

Ability to use drawings, specifications, shop math and various measuring or testing instruments.

Ability to use a computer and/or an Energy Management System.

PHYSICAL DEMANDS

The physical demands described here are representative of those that must be met by an employee to successfully perform the essential functions of this job. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions.

While performing the duties of this job, the employee is regularly required to stand; walk; use hands to finger, handle, or feel; reach with hands and arms; climb or balance; and stoop, kneel, crouch, or crawl. The employee frequently is required to talk or hear. The employee is occasionally required to sit and taste or smell. The employee must frequently lift and/or move up to 50 pounds and occasionally lift and/or move up to 100 pounds. Specific vision abilities required by this job include close vision, distance vision, depth perception, and ability to adjust focus.

WORK ENVIRONMENT

The work environment characteristics described here are representative of those an employee encounters while performing the essential functions of this job. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions.

While performing the duties of this job, the employee is frequently exposed to wet and/or humid conditions; moving mechanical parts; high, precarious places; outside weather conditions; and vibration. The employee is occasionally exposed to fumes or airborne particles, toxic or caustic chemicals, risk of electrical shock, and explosives. The noise level in the work environment is usually moderate to loud.

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