About Orange Realty Group
Orange Realty Group manages more than 700 single-family and multifamily properties throughout the Las Vegas Valley and the brokerage oversees more than 50 real estate agents. Orange Realty Group has been recognized as one of the Best Property Management Companies in Las Vegas.
Our culture is built on exceptional customer service, teamwork, integrity, accountability, and continuous improvement.
Position Summary
Orange Realty Group is seeking an experienced and highly organized Property Management Operational Supervisor to oversee the daily operations and performance of the Maintenance Department.
The Maintenance Supervisor is responsible for ensuring daily maintenance work orders and property rehabilitation projects are completed efficiently, within established timelines and budgets, while maintaining high levels of resident and property owner satisfaction.
This is a hands-on supervisory position. The Maintenance Supervisor will oversee maintenance coordinators, monitor department KPIs, manage vendor relationships and performance, support turnover and rehabilitation projects, approve maintenance invoices, resolve escalated maintenance issues, and assist with regular work orders during periods of high volume.
The Maintenance Supervisor will also work closely with the Director of Operations, Property Managers, Leasing Department, accounting team, residents, owners, and vendors to ensure maintenance operations support Orange Realty Group's overall service standards.
Position Compensation
Annual salary: $53,000-$60,000
Primary Responsibilities
1. Maintenance Department Leadership
· Oversee the day-to-day operations of the Maintenance Department.
· Supervise, support, and provide direction to maintenance coordinators and other maintenance team members.
· Monitor department workload and allocate responsibilities based on urgency, staffing, and team capacity.
· Ensure regular maintenance requests are addressed and completed within company service standards.
· Ensure turnover and rehabilitation projects progress according to approved schedules and budgets.
· Conduct regular team meetings and individual check-ins to review priorities, challenges, and performance.
· Train and coach maintenance team members on company procedures, Property Meld, vendor management, customer service, and documentation standards.
· Identify staffing, training, workflow, and resource needs and make recommendations to the Director of Operations.
· Promote accountability, teamwork, communication, and continuous improvement throughout the department.
2. KPI and Department Performance Management
· Monitor maintenance department KPIs and work with the team to consistently meet or exceed company targets.
· Track performance in key areas including:
· Speed of repair and work-order completion.
· Resident satisfaction.
· Property owner satisfaction.
· Vendor performance.
· Vendor responsiveness.
· Work-order aging.
· Communication and follow-up.
· Turnover and rehabilitation project completion time.
· Project budget performance.
· Identify work orders or projects that are falling behind and take corrective action.
· Review Property Meld reporting and other department reports regularly.
· Provide management with updates regarding department performance, trends, recurring issues, and improvement opportunities.
· Develop action plans when department KPIs fall below company standards.
3. Vendor Management
· Build and maintain a strong, reliable, and competitive vendor network across all major maintenance categories.
· Maintain adequate vendor coverage to support Orange Realty Group's portfolio throughout the Las Vegas Valley.
· Maintain a current vendor database including specialties, service areas, pricing, insurance information, licensing when applicable, and performance history.
· Maintain a goal of 100% Property Meld adoption among active maintenance vendors.
· Train and support vendors in the proper use of Property Meld when necessary.
· Monitor vendor response time, communication, pricing, quality of work, completion time, and resident feedback.
· Develop and maintain vendor performance scorecards.
· Address vendor performance issues promptly and replace underperforming vendors when appropriate.
· Periodically obtain competitive pricing to ensure repair costs remain reasonable.
· Establish vendor appreciation and recognition programs to strengthen relationships with high-performing vendors.
· Establish a regular vendor feedback program to identify opportunities to improve Orange Realty Group's maintenance processes.
· Recruit new vendors as necessary to maintain appropriate coverage and competition.
4. Turnover and Rehabilitation Project Support
The Maintenance Coordinator responsible for move-out inspections and property marketing photographs will spend a significant portion of the workday in the field. The Maintenance Supervisor will provide the office-based project management and administrative support necessary to keep turnover projects moving efficiently.
· Review move-out inspection reports, photographs, and recommended repair items.
· Prepare clear Requests for Proposals and scopes of work for rehabilitation projects.
· Send RFPs to qualified vendors and obtain competitive estimates.
· Review and compare vendor estimates for scope, pricing, timing, and completeness.
· Identify inconsistencies, missing items, or pricing concerns before presenting proposals for approval.
· Communicate repair recommendations, estimates, project timelines, and material changes to property owners.
· Obtain appropriate owner or management approvals before work begins.
· Assign approved work to vendors.
· Establish project schedules and completion expectations.
· Monitor vendor progress throughout the rehabilitation project.
· Follow up proactively on delays, change orders, cost increases, and incomplete work.
· Coordinate with the field Maintenance Coordinator for progress inspections and final quality-control inspections.
· Ensure vendors promptly correct incomplete or unacceptable work.
· Keep rehabilitation projects moving efficiently to minimize vacancy days.
· Maintain complete documentation in AppFolio, Property Meld, and other company systems.
5. Maintenance Invoice Review and Cost Control
· Review and approve maintenance and rehabilitation invoices before processing.
· Confirm that invoiced work matches the approved work order, estimate, or scope of work.
· Confirm work has been completed before approving payment when appropriate.
· Review invoices for accuracy, duplicate charges, unreasonable pricing, unauthorized work, and other discrepancies.
· Ensure invoices are properly coded and supported by appropriate documentation.
· Resolve invoice discrepancies with vendors.
· Monitor repair costs and identify opportunities to reduce unnecessary expenses without compromising service or quality.
· Identify recurring maintenance issues or vendors with unusual cost patterns and report concerns to management.
6. Resident and Owner Satisfaction
· Maintain a strong customer-service culture within the Maintenance Department.
· Ensure residents receive timely acknowledgment, scheduling information, status updates, and completion communication.
· Ensure property owners receive appropriate communication regarding significant repairs, expenses, delays, and rehabilitation projects.
· Review resident and owner complaints related to maintenance and resolve escalated issues promptly and professionally.
· Identify recurring customer concerns and implement improvements to address them.
· Work closely with Property Managers when maintenance issues require owner involvement or management decisions.
7. Seven-Day Resident Move-In Follow-Up
· Conduct or oversee a seven-day follow-up with residents after move-in.
· Confirm that the resident is satisfied with the condition of the property.
· Identify outstanding maintenance concerns or questions.
· Educate residents on how to submit maintenance requests through the appropriate system when needed.
· Ensure reported issues are documented and assigned promptly.
· Follow identified concerns through resolution.
· Track recurring move-in issues to identify opportunities to improve the turnover and rent-ready process.
8. Work Order Support and Escalations
· Assist maintenance coordinators with regular work orders during periods of high workload, employee absences, or unusual maintenance volume.
· Review aging or stalled work orders and take action to move them toward completion.
· Handle complicated or escalated maintenance requests.
· Assist with troubleshooting and determining the appropriate repair resource when needed.
· Coordinate communication among residents, vendors, owners, Property Managers, and internal team members.
· Provide additional support during major weather events, property emergencies, or other periods of increased maintenance activity.
· Participate in or oversee after-hours emergency maintenance procedures as required.
9. Quality Control and Risk Management
· Ensure maintenance work complies with company standards and approved scopes of work.
· Confirm appropriate documentation, photographs, estimates, invoices, and communication are maintained for maintenance activities.
· Escalate health, safety, habitability, insurance, or significant property-damage concerns immediately.
· Ensure emergency maintenance issues receive appropriate priority and response.
· Identify recurring property or vendor issues that may create financial, operational, or customer-service risks.
· Work with management to improve maintenance policies and procedures as needed.
10. Process Improvement and Cross-Department Coordination
· Continuously evaluate maintenance workflows and recommend improvements.
· Maximize the effective use of Property Meld, AppFolio, inspection software, and other company technology.
· Develop consistent processes for work-order management, vendor communication, project management, invoice approval, and customer follow-up.
· Work closely with Property Management, Leasing, Accounting, and Operations to ensure smooth communication between departments.
· Assist with development and maintenance of Maintenance Department SOPs.
· Participate in special projects and operational initiatives as assigned by management.
11. Property Meld System Ownership and Automation
· Serve as the Maintenance Department's Property Meld subject-matter expert and primary internal resource for system usage, troubleshooting, and best practices.
· Continuously evaluate and optimize Property Meld configuration to improve work-order speed, accountability, communication, resident experience, and vendor performance.
· Design, implement, and maintain Property Meld workflows, templates, automation rules, routing, notifications, and escalation processes to reduce manual steps and improve consistency.
· Standardize how the maintenance team uses Property Meld and ensure work orders contain complete, accurate, and timely documentation.
· Train and onboard maintenance team members on Property Meld processes, reporting, workflows, and company standards.
· Train and support vendors in Property Meld adoption, with a goal of 100% usage among active maintenance vendors.
· Monitor team and vendor adoption, identify gaps or workarounds, and provide coaching or corrective training when needed.
· Work with Property Meld support and account resources to resolve system issues, evaluate new features, and implement improvements that benefit Orange Realty Group.
· Maintain Property Meld-related SOPs and training materials so processes remain consistent as workflows and system features change.
· Use Property Meld reporting and data to identify bottlenecks, recurring maintenance trends, and opportunities for additional automation or process improvement.
Required Qualifications
· High school diploma or equivalent.
· Minimum of three years of experience in property management, maintenance coordination, residential construction, remodeling, rehabilitation, or related operations.
· Prior supervisory, team-lead, or project-management experience preferred.
· Strong understanding of residential property repairs and maintenance.
· Experience managing vendors and contractors.
· Strong project-management and organizational skills.
· Ability to manage multiple work orders, projects, vendors, and deadlines simultaneously.
· Strong problem-solving and decision-making skills.
· Strong customer-service and conflict-resolution skills.
· Excellent written and verbal communication skills.
· Ability to hold team members and vendors accountable while maintaining positive working relationships.
· Strong attention to detail and follow-through.
· Ability to analyze reports and use performance data to improve results.
· Proficiency with Microsoft Outlook, Word, and Excel.
· Ability to learn and effectively use property management and maintenance software.
· Valid Nevada driver's license.
Preferred Qualifications
· Advanced experience with Property Meld, including workflow configuration, reporting, automation, and vendor adoption, is strongly preferred.
· Experience using AppFolio.
· Experience supervising a residential property maintenance department.
· Experience managing residential turnover and rehabilitation projects.
· Experience preparing scopes of work and Requests for Proposals.
· Experience reviewing contractor estimates and maintenance invoices.
· Working knowledge of residential construction and remodeling.
· Experience developing and managing vendor networks.
· Experience using KPIs or performance scorecards to manage a team.
· Bilingual English and Spanish skills are a plus.
Key Measures of Success
· Maintenance work-order completion speed.
· Reduction of aging and overdue work orders.
· Resident satisfaction with maintenance service.
· Property owner satisfaction.
· Vendor response time and performance.
· Vendor Property Meld adoption.
· Effective Property Meld workflows, automation, reporting, and team adoption.
· Rehabilitation project completion time.
· Rehabilitation projects completed within approved budgets.
· Invoice accuracy and timely approval.
· Quality of department communication and documentation.
· Effectiveness of maintenance team members.
· Reduction of preventable maintenance escalations and complaints.
Schedule
· Full-time position.
· Monday through Friday.
· Eight-hour shifts.
· Weekends as needed.
· Ability to assist with emergency maintenance situations when necessary.
Reports To
Director of Operations
Supervisory Responsibility
Maintenance Coordinators and other Maintenance Department team members as assigned.
Job Type: Full-time
Pay: $53,000.00 - $60,000.00 per year
Benefits:
- 401(k)
- Dental insurance
- Health insurance
- Health savings account
- Paid time off
- Professional development assistance
- Vision insurance
Application Question(s):
- Please briefly describe your experience managing residential maintenance work orders, property turnovers, or rehab projects.
- What property management or maintenance software have you used? Please include any experience with Property Meld, AppFolio, or similar systems.
- This position requires managing multiple priorities, including maintenance work orders, rehab projects, vendor performance, and resident or owner concerns. Please briefly describe how you organize and prioritize a high-volume workload.
- Do you have experience supervising employees or leading a maintenance, property management, construction, or operations team?
- What's your salary expectation?
- When can you start?
Work Location: In person
