Position: Resident Manager
Property Type: New York City Cooperative
Location: Midtown Manhattan, New York
Employment Status: Full-Time, Live-In Union Position
Union: SEIU Local 32BJ
Reports To: Managing Agent and Board of Directors
Required Certification: FDNY Q-01/Q-99 Certificate of Qualification
POSITION SUMMARY
· The Resident Manager is the senior onsite supervisory employee responsible for the day-to-day operation, maintenance, safety, cleanliness, staffing, and overall physical condition of a residential cooperative located in Midtown Manhattan.
· The Resident Manager serves as the primary onsite liaison among shareholders, residents, building staff, the Managing Agent, and the Board of Directors and must have a strong understanding of the unique operational and service requirements of a New York City cooperative.
· The successful candidate must be familiar with cooperative building policies and procedures, House Rules, proprietary lease requirements as they relate to building operations, alteration and renovation procedures, shareholder and resident relations, Board directives, move-in/move-out requirements, contractor rules, and the appropriate division of responsibility among the Resident Manager, Managing Agent, and Board of Directors.
· The Resident Manager shall exercise effective judgment and independent decision-making in overseeing daily building operations while recognizing matters that require consultation with or authorization from the Managing Agent and/or Board.
This is a full-time, live-in position represented by SEIU Local 32BJ and subject to the terms and conditions of the applicable collective bargaining agreement.
REQUIRED QUALIFICATIONS
Ideal candidates will possess the following:
· Current FDNY Q-01/Q-99 Certificate of Qualification – REQUIRED.
· Ability and willingness to reside onsite in the building-provided Resident Manager apartment – REQUIRED.
· Minimum of five years of experience in the operation and maintenance of a New York City residential property.
· Prior experience in a New York City cooperative building strongly preferred.
· Demonstrated knowledge of NYC cooperative operations, House Rules, proprietary lease requirements affecting building operations, alteration procedures, shareholder/resident relations, Board protocols, and building policies.
· Understanding of the respective roles and responsibilities of the Board of Directors, Managing Agent, Resident Manager, shareholders, residents, and building staff within a cooperative environment.
· Minimum of five years of hands-on experience working with electrical, mechanical, plumbing, HVAC, and related building equipment and systems.
· Minimum of five years of supervisory experience managing luxury residential building staff.
· Experience working in an SEIU Local 32BJ union building and knowledge of applicable collective bargaining requirements and union guidelines.
· High school diploma or GED with vocational and/or technical training.
· Strong facilities and building operations background.
· Prior experience with cooling tower systems.
· Strong knowledge of fire, life-safety, health, security, and emergency systems.
· Experience with Building Management Systems (BMS).
· Experience with Building Link, and similar property management platforms are strongly preferred.
· Working knowledge of painting, finishing, carpentry, and general building repair.
· Ability to manage multiple complex operational matters simultaneously.
· Strong verbal and written communication skills.
· Effective judgment, problem-solving, and independent decision-making skills.
· Working knowledge of Microsoft Office, Windows, email, and applicable building management software.
· Ability to maintain professional discretion and confidentiality when dealing with shareholders, Board members, staff, and sensitive building matters.
COOPERATIVE OPERATIONS & BOARD RELATIONS
The Resident Manager must understand that the property operates as a New York City cooperative and shall conduct building operations in accordance with established cooperative policies, procedures, House Rules, Board directives, and management protocols.
Responsibilities include:
· Maintaining professional relationships with shareholders, residents, Board members, and building staff.
· Implementing operational directives established by the Board and Managing Agent.
· Understanding and enforcing applicable House Rules and building policies consistently and professionally.
· Reporting apparent violations of House Rules or building policies to the Managing Agent rather than independently establishing or modifying policy.
· Understanding building responsibilities versus shareholder responsibilities for repairs and maintenance and referring questions or disputes to management when appropriate.
· Maintaining confidentiality concerning Board discussions, shareholder matters, employee matters, finances, and other non-public cooperative business.
· Attending Board meetings when requested to provide operational updates and answer questions concerning building conditions, staffing, maintenance, repairs, projects, and other onsite matters.
· Preparing accurate operational information and reports for the Managing Agent and Board.
· Following established authorization and approval procedures for expenditures, contractor work, repairs, and capital projects.
· Recognizing matters requiring Board or management approval and avoiding commitments outside the Resident Manager's authority.
· Assisting management with the implementation and communication of Board-approved building policies and procedures.
· Maintaining appropriate professional boundaries when interacting with individual Board members and shareholders and ensuring that material operational matters are appropriately communicated through management.
BUILDING OPERATIONS & PREVENTIVE MAINTENANCE
The Resident Manager is responsible for the proper operation, inspection, preventive maintenance, and repair of the property's systems and equipment, including:
· Boilers and heating systems
· Domestic hot water systems
· HVAC equipment
· Cooling towers and associated equipment
· Pumps, motors, valves, and mechanical equipment
· Plumbing and drainage systems
· Electrical systems
· Elevators
· Fire alarm, fire suppression, sprinkler, standpipe, and life-safety systems
· Security, access control, intercom, alarm, and camera systems
· Emergency generators, where applicable
· Compactors and refuse equipment
· Building Management Systems (BMS)
· Roofs, façades, sidewalks, common areas, and exterior building components
· Amenity and common-area equipment
The Resident Manager shall conduct regular walkthroughs of the entire property, including mechanical spaces, basements, roofs, stairwells, common areas, amenity spaces, and exterior areas.
The Resident Manager shall maintain a comprehensive preventive maintenance program, appropriate equipment and service records, operating logs, inspection schedules, warranties, and service histories and shall proactively identify deficiencies before they result in emergencies, property damage, or unnecessary expense.
STAFF SUPERVISION, 32BJ & HUMAN RESOURCES
The Resident Manager supervises and directs building personnel and ensures compliance with building policies, management procedures, and the applicable SEIU Local 32BJ collective bargaining agreement.
Responsibilities include:
· Supervising doormen, porters, handymen, maintenance personnel, and other building staff.
· Preparing staff schedules and ensuring appropriate coverage.
· Assigning daily responsibilities and monitoring completion and quality of work.
· Coordinating vacation, sick, holiday, overtime, and other coverage.
· Monitoring attendance, punctuality, uniforms, conduct, and job performance.
· Reviewing time records and assisting with payroll administration.
· Conducting staff meetings and overseeing employee training.
· Ensuring staff understands House Rules, building policies, emergency procedures, safety requirements, and service standards.
· Ensuring compliance with applicable 32BJ requirements.
· Ensuring compliance with applicable Equal Employment Opportunity, Fair Housing, Human Rights, and anti-discrimination requirements.
· Documenting performance, attendance, disciplinary, and other personnel concerns.
· Working with the Managing Agent and Human Resources regarding employee counseling, grievances, disciplinary matters, and other staff issues.
Formal disciplinary action, hiring, termination, suspension, compensation changes, and other material employment decisions shall be coordinated with and authorized by management in accordance with applicable policies and collective bargaining requirements.
SHAREHOLDER & RESIDENT RELATIONS
The Resident Manager is expected to provide a high level of professional service while applying building rules and procedures consistently.
Responsibilities include:
· Responding promptly to shareholder and resident maintenance concerns.
· Investigating leaks, noise complaints, odors, temperature issues, and other building conditions.
· Determining the source and apparent cause of building-related conditions and documenting findings.
· Communicating findings promptly to management.
· Coordinating access to apartments when required for building inspections, repairs, or emergencies in accordance with applicable building procedures.
· Maintaining appropriate records of complaints, incidents, repairs, and follow-up.
· Avoiding commitments regarding financial responsibility, reimbursement, insurance, legal matters, or interpretation of proprietary lease provisions without management authorization.
· Referring disputes between shareholders or questions concerning cooperative policy to the Managing Agent.
ALTERATIONS, RENOVATIONS & MOVES
The Resident Manager shall be familiar with the cooperative's alteration procedures and assist management in monitoring apartment renovations and contractor activity.
Responsibilities include:
· Confirming that management has authorized alteration work before permitting work to proceed.
· Monitoring contractor compliance with approved working hours.
· Coordinating service elevator use and contractor access.
· Ensuring required protection of elevators, hallways, lobbies, and other common areas.
· Monitoring noise, debris removal, deliveries, and housekeeping.
· Coordinating plumbing, electrical, HVAC, sprinkler, and other building-system shutdowns.
· Reporting work that appears inconsistent with approved plans or building requirements.
· Immediately reporting unsafe or unauthorized work to management.
· Coordinating move-ins and move-outs in accordance with established cooperative procedures.
· Inspecting common areas before and after moves or construction work when required and documenting damage.
The Resident Manager does not independently approve alteration applications, architectural plans, engineering plans, or material deviations from previously approved work.
FDNY Q-01/Q-99, FIRE & LIFE SAFETY
· The Resident Manager must maintain a current FDNY Q-01/Q-99 Certificate of Qualification and perform all applicable responsibilities associated with the building's equipment and systems.
· Responsibilities include required inspections, monitoring and recordkeeping; maintaining required logs; monitoring equipment for unsafe conditions; coordinating testing and servicing; assisting with FDNY inspections; maintaining required onsite documentation; monitoring fire protection and life-safety equipment; and promptly addressing or reporting deficiencies and violations.
· Any additional FDNY certificates or qualifications required for the assigned duties must also be maintained throughout employment.
LIVE-IN & EMERGENCY RESPONSIBILITIES
· The Resident Manager is required to reside onsite in the building-provided apartment throughout employment in the position.
· As the senior onsite building representative, the Resident Manager shall remain available 24 hours a day, seven days a week in the event of building emergencies, subject to applicable 32BJ collective bargaining requirements regarding working time, days off, leave, relief coverage, and compensation.
· The Resident Manager shall be prepared to respond to major leaks and flooding, loss of heat or hot water, elevator failures, electrical outages, fire or smoke conditions, gas odors, sewer backups, security incidents, severe weather, and major mechanical failures.
· The Resident Manager must maintain familiarity with all emergency shutoffs, valves, electrical disconnects, fire protection equipment, and emergency controls and shall promptly coordinate emergency services, contractors, staff, management, and other appropriate parties.
· Significant incidents shall be promptly reported to the Managing Agent and appropriately documented.
VENDOR, CONTRACTOR & CAPITAL PROJECT OVERSIGHT
· The Resident Manager shall coordinate and monitor vendors and contractors performing work at the property and ensure satisfactory completion of authorized work.
· Responsibilities include coordinating access and shutdowns; monitoring work quality and progress; ensuring compliance with building rules and safety requirements; identifying deficiencies; maintaining service records; assisting with proposals; reporting delays and potential change orders; and assisting management with elevator, façade, mechanical, plumbing, electrical, HVAC, roofing, and other capital projects.
· The Resident Manager may not independently authorize material additional work, contracts, change orders, or expenditures without management authorization.
BUDGETING & ADMINISTRATION
The Resident Manager shall assist the Managing Agent and Board with the development, finalization, and monitoring of the annual building operating budget by providing information regarding anticipated repairs, maintenance, staffing, equipment replacement, supplies, service contracts, and capital needs.
Additional responsibilities include:
· Assisting with forecasting building operating and maintenance expenses.
· Monitoring building supplies and inventory.
· Obtaining competitive proposals when requested.
· Reviewing invoices for work performed onsite and confirming satisfactory completion.
· Identifying potential cost-saving opportunities.
· Maintaining organized maintenance, inspection, incident, vendor, and contractor records.
· Assisting with long-term capital planning by identifying aging equipment and anticipated repair or replacement needs.
· Providing management with regular operational reports and updates.
The Resident Manager does not have authority to enter into contracts or otherwise financially bind the cooperative unless specifically authorized.
GENERAL EXPECTATIONS
· The Resident Manager must maintain a highly visible and professional onsite presence and demonstrate ownership of the property's daily operations.
· The Resident Manager is expected to maintain the building to the service and maintenance standards appropriate for a well-managed Midtown Manhattan cooperative; proactively identify and resolve operational concerns; communicate significant matters promptly; protect cooperative property and equipment; maintain confidentiality; provide effective leadership to building personnel; and carry out reasonable directives of the Managing Agent and Board.
· The Resident Manager must demonstrate the ability to balance hands-on building operations, staff supervision, shareholder service, Board expectations, regulatory compliance, and fiscal responsibility while maintaining appropriate professional judgment and discretion.
CONDITIONS OF EMPLOYMENT
· Employment, wages, benefits, regular working hours, overtime, days off, holidays, vacation, apartment occupancy, emergency response, relief coverage, and other applicable terms and conditions shall be governed by the applicable collective bargaining agreement and employment arrangements.
· The Resident Manager must maintain the required FDNY Q-01/Q-99 Certificate of Qualification, satisfy the live-in requirement, and maintain all other certifications required for the operation of the property throughout employment.
Pay: $27.10 - $32.64 per hour
Work Location: In person
