At GoldOller, "This is Home" is more than a motto; it's a promise. A promise of leadership that empowers, teamwork that inspires, and a culture where every voice matters. Here, you won't just manage properties, you'll shape communities, build lasting relationships, and grow your own career along the way. We're proud to be ranked among the top in ORA Power Rankings and to hold a 4.6 rating on Glassdoor from our very own team. When you join GoldOller, you're not just finding a job. You're finding a place where you belong, a purpose you can believe in, and a company that invests in your future. Ready to make an impact? Apply today!
Position Purpose:
The Service Manager is responsible for the overall maintenance operations of the community, ensuring high standards of safety, quality, and resident satisfaction. This leader sets the tone for operational excellence by managing daily maintenance functions, overseeing the unit turn process, and developing a high-performing service team through proactive coaching, leadership, and accountability.
This position also has the potential to earn over $10,000 per year in performance bonuses!
Duties and Responsibilities
Financial, Operational, Compliance & Safety Management
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Assist with annual budget preparation; monitor expenses and manage costs through effective inventory control and purchasing procedures.
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Accurately process payroll, monitor overtime, and ensure adherence to company financial guidelines.
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Oversee unit inspections for move-ins, move-outs, and work order chargebacks; ensure proper deposit deductions and timely documentation.
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Issue and track purchase orders, invoices, vendor credentialing, and petty cash in accordance with company policies.
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Drive vendor compliance with Ops Technology, maintaining at least 90% utilization.
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Ensure all reports are completed accurately and submitted on time.
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Use company equipment responsibly per operational guidelines.
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Develop, implement, and enforce safe work practices; lead monthly safety meetings and maintain OSHA/MSDS documentation.
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Ensure compliance with all safety, operational, and reporting procedures, including timely incident and workers’ compensation reporting.
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Maintain company equipment, tools, and materials in a neat and orderly manner; keep the shop organized and manage proper inventory levels.
Leadership, Coaching & Team Development
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Lead, mentor, and coach the service team to achieve optimal performance; communicate performance concerns to the Community Manager promptly.
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Foster a culture of accountability, continuous learning, and recognition.
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Conduct regular team meetings, performance reviews, and training sessions to support growth and alignment with company values.
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Communicate regularly with the Community Manager and Regional Property Manager regarding community needs.
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Recruit, interview, and onboard service team members; support career development, retention, and training compliance.
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Schedule, delegate, and oversee daily assignments and on-call rotations to ensure balanced workloads.
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Maintain a professional, positive, and polished team image; ensure dress code compliance.
Maintenance, Turn Management & Curb Appeal
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Assign, track, and complete service requests following the “9, Noon, and 5” process; ensure daily updates and meet property work order goals.
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Resolve service requests within 24 hours when possible; escalate complex issues to the Facilities Manager.
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Conduct preventative maintenance according to schedule; maintain equipment and plan for long-term repairs.
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Oversee cleanliness, safety, and curb appeal of all common areas, GO Zones, Leasing Office, grounds, and facilities.
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Support capital projects and renovations in collaboration with Capital Project Manager(s) and contractors.
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Perform snow and ice removal as needed; complete logs and ensure vendor compliance with snow contracts.
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Conduct weekly property and vacant-unit inspections; enter all inspection reports into software.
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Maintain grounds, trash areas, breezeways, stairwells, and common areas free of debris and hazards.
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Respond to emergency calls per GoldOller policy.
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Analyze work orders for recurring issues or long-term maintenance trends.
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Complete monthly preventative maintenance tasks and submit reports.
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Manage all aspects of the make-ready process, ensuring timely, budget-conscious unit turns with thorough final inspections.
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Oversee quality control of unit turns, including vendor coordination, technician oversight, daily walkthroughs, and final approval.
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Inspect units within 72 hours of receiving a notice to vacate and document required work.
Resident Relations
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Engage with residents professionally, respectfully, and with approachability.
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Report questionable activity, unsanitary conditions, and unauthorized occupants/pets to the Community Manager.
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Participate in court hearings and appeals as needed.
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Communicate clearly in written notices and face-to-face interactions.
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Support resident events and serve as a positive representative of the community.
Skill Requirements
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Strong knowledge of property maintenance, safety practices, and operational standards.
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Ability to read and interpret financial reports, budgets, sketches, and blueprints.
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Knowledge of RealPage systems preferred (OneSite, Ops Technology).
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Understanding of Fair Housing, ADA, Landlord–Tenant Law, OSHA standards, and local/state building codes.
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Effective written and verbal communication; ability to connect with diverse individuals.
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Ability to inspire, coach, and hold team members accountable.
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Strong time management, conflict resolution, and problem-solving skills.
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Builds and maintains strong working relationships with peers, leaders, residents, and community agencies.
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Ability to perform well in fast-paced environments and quickly adapt to changing priorities.
Position Requirements
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Education: High school diploma or GED preferred.
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Experience: Minimum 3 years of multifamily maintenance experience required.
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Supervisory: At least 1 year of multifamily supervisory experience preferred.
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Physical: Ability to lift, push, pull, and carry up to 50 lbs.; frequent walking, standing, climbing, squatting, and balancing.
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Availability: Must attend scheduled meetings, training, and travel overnight/out of state when required.
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Valid driver’s license, reliable vehicle, and personal tools required.
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Formal training or experience in carpentry, plumbing, electrical, painting, and refurbishing required.
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EPA Certification required.
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CPO and/or CAMT certification preferred.
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Willingness to work weekends when necessary.
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Working phone required.
Who We Are
GoldOller Real Estate Investments is a dynamic and growing company with over 40,000 units across 12 states, representing $2.6 billion in assets. We don’t just invest in properties - we invest in people.
Perks & Benefits We Offer
GoldOller believes in a healthy work-life balance. Keeping our employees in mind, here are just a few of the benefits we provide:
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12 Paid Holidays
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Up to 2 weeks Paid Time Off in the first year (with more earned as you grow with us)
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A Celebrate YOU Day (to use at your leisure for any special occasion)
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Comprehensive Medical, Dental, and Vision Plans (available after 60 days of employment)
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Company-Paid Health Reimbursement Account
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Paid Maternity Leave
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Company-Paid Life Insurance
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Company-Matched 401(k) Retirement Savings Plan
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Complimentary access to GoldOller property amenities - including pools, fitness centers, wellness classes, and more!
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Company-Paid Certifications & Licensing
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…and so much more!
Visit www.goldoller.com to learn more!
Equal Opportunity Employer
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