The Building
An 86-unit, staffed Class A condominium in Long Island City. The building employs lobby attendants, porters, and maintenance staff, and retains third-party vendors for elevator, fire protection, and security, among other services. The Superintendent is the senior on-site employee and the Board's and Managing Agent's principal point of accountability for the physical condition and daily operation of the property.
Position Summary
The Superintendent is responsible for: the operation, maintenance, cleanliness, safety, and regulatory compliance of the entire building and its grounds; the direct supervision and daily management of all on-site building staff; and oversight of all third-party contractors and vendors performing work at the property. The Superintendent resides in the building and is expected to be available to residents for non-emergency issues during normal working hours, and available to respond to emergencies on a 24/7 basis.
Duties and Responsibilities
The duties of the Superintendent shall be consistent with the duties and obligations of similar employees in a Class A residential condominium in New York City, including but not limited to the following:
Building Operations and Maintenance
- Supervise and, where required, perform the cleaning and maintenance of all parts of the building and grounds, including the lobby, corridors, stairwells, elevators and elevator cabs, amenity spaces, fitness room, package and mail rooms, bicycle and storage rooms, refuse rooms, roof and terraces, mechanical spaces, garage, sidewalks, curbs, planters, and tree pits.
- Conduct daily walk-throughs of all common areas and mechanical spaces; identify, log, and correct deficiencies.
- Operate, monitor, and maintain all building systems, including the heating and cooling plant, domestic hot water, booster and sump pumps, ventilation and exhaust, gas and water risers, electrical and telecom rooms, elevators, fire alarm, sprinkler and standpipe systems, intercom and access control, CCTV, and irrigation.
- Execute a written preventive maintenance program covering all major equipment; maintain complete service and inspection logs.
- Perform routine repairs across plumbing, electrical, carpentry, painting, plastering, tile, hardware, appliance, and door and lock work; determine when work must be escalated to a licensed trade.
- Perform snow and ice removal and maintain clear, safe sidewalks and entrances in accordance with New York City requirements, including outside of scheduled hours as weather requires.
- Manage refuse, recycling, and organics handling, compaction, storage, and set-out in compliance with DSNY rules and set-out windows.
- Coordinate pest control service and maintain treatment records.
- Perform seasonal system changeovers, water treatment, filter replacement, coil cleaning, and drain maintenance.
Supervision of Building Staff
- Monitor and oversee the performance of all lobby attendants, maintenance staff, and porters.
- Set daily assignments, schedules, and shift coverage; maintain adequate coverage during vacations, absences, and holidays.
- Train staff on building procedures, house rules, resident service standards, safety practices, and emergency protocols.
- Evaluate staff performance and make hiring, corrective-action, and termination recommendations to the Managing Agent.
- Administer staff supervision in a manner consistent with the applicable collective bargaining agreement covering building service employees.
Vendor and Contractor Oversight
- Monitor and oversee the performance of all third-party contractors and vendors, including elevator, HVAC and boiler, fire alarm and sprinkler, plumbing, electrical, landscaping, window cleaning, pest control, and cleaning contractors.
- Provide and control site access; escort contractors; verify scope, quality, and completion before authorizing sign-off.
- Confirm that all vendors carry current certificates of insurance naming the Condominium as additional insured before work begins.
- Solicit competitive quotes for repair and maintenance work at the direction of the Managing Agent; review invoices for accuracy against work performed.
- Monitor unit-owner alterations and renovations for compliance with the Condominium's alteration agreement, house rules, approved plans, and permitted work hours; report violations promptly.
Emergency Response
- Respond to building emergencies on a seven-day-per-week, 24-hour basis, including water leaks and floods, loss of heat or hot water, gas odors, electrical failures and outages, elevator entrapments, fire alarm activations, sprinkler discharge, sewer backups, and storm events.
- Isolate, shut down, and secure affected systems; take immediate action to limit damage; notify the Managing Agent, the Board, utilities, or NYC emergency services as circumstances require.
- Maintain and follow an after-hours escalation protocol, including arranging qualified coverage when off premises.
- Serve as the building's primary on-site contact during emergency conditions and citywide weather events.
Compliance and Recordkeeping
- Hold and maintain in good standing all FDNY certificates required for the building's systems and equipment.
- Support the building's regulatory compliance calendar, including but not limited to DOB and DEP boiler inspections and filings, DEP backflow prevention device testing, elevator Category 1 and Category 5 testing, Local Law 152 gas piping inspections, Local Law 11 / FISP facade filings, Local Law 97 emissions reporting, cooling tower registration and testing where applicable, fire alarm and sprinkler inspections, and annual fire safety and emergency preparedness plan distribution and drills.
- Accompany City inspectors during site visits; assist the Managing Agent in curing and dismissing DOB, FDNY, HPD, DEP, DSNY, and ECB violations.
- Maintain organized records of equipment manuals, warranties, service contracts, safety data sheets, inspection logs, meter readings, and work orders.
- Maintain and control the building's inventory of tools, parts, and supplies within the approved operating budget.
Resident Service
- Be available to assist residents with building-related matters during normal working hours.
- Respond to resident work orders promptly, courteously, and professionally; apply the governing documents in distinguishing common-element responsibility from unit-owner responsibility.
- Coordinate move-ins and move-outs, elevator protection, freight scheduling, certificates of insurance, and deliveries.
- Maintain strict discretion regarding resident privacy, security, and personal information.
Administrative
- Assist the Managing Agent and Board with capital planning, scope development, project specifications, and operating and capital budget input.
- Maintain rigorous control of all building keys, fobs, and access credentials.
- Provide written status reports, incident reports, and project updates as requested by the Managing Agent or Board.
Required Qualifications
- Minimum of two (2) years of experience as a building superintendent in a New York City multifamily residential building, or equivalent experience as an assistant superintendent with comparable responsibility.
- The following FDNY Certificates of Fitness, held and current at the time of hire, and maintained in good standing throughout employment: S-12 — Citywide Sprinkler Systems, S-13 — Citywide Standpipe Systems, F-01 — Citywide Fire Guard for Impairment, any additional certificate required by the building's specific equipment.
- EPA Section 608 refrigerant certification (Universal preferred).
- Demonstrated working knowledge of residential building systems and of the New York City Building, Fire, Housing Maintenance, and Energy Codes.
- Hands-on competence in plumbing, electrical, HVAC, and carpentry repair work.
- Ability to read and interpret building plans, riser diagrams, equipment manuals, and control schematics.
- Ability to communicate clearly in English with residents, staff, vendors, and City inspectors, and to maintain accurate written logs and reports.
- Ability to lift and carry 50 pounds, climb ladders and stairs, access boiler rooms, roofs, and confined mechanical spaces, and work outdoors in extreme temperatures and inclement weather.
- Willingness to reside in the building's superintendent apartment as a condition of employment.
- Legal authorization to work in the United States.
- Satisfactory references and, following a conditional offer of employment, a satisfactory background check.
Preferred Qualifications
- Experience in a doorman or attended Class A high-rise condominium or cooperative.
- Familiarity with building automation and management systems (BMS/BAS) and remote monitoring.
- Experience working in a building with staff covered by the 32BJ SEIU residential agreement.
- Experience with BuildingLink, Angus, or comparable work-order and resident portal systems.
- Conversational Spanish.
Compensation and Benefits
- This position is at a building receiving tax exemption benefits under Real Property Tax Law § 421-a. Wages and supplemental benefits will be paid in accordance with the New York City Comptroller's Building Service Employee Prevailing Wage Schedule to the extent applicable to this position.
- Salary: $85,000 – $92,000 per year, based on experience, paid weekly.
- Residence: Rent-free two-bedroom, one-bath first-floor apartment in the building, with all utilities included. Occupancy is a condition and requirement of employment and is provided under a separate written occupancy agreement; it does not create a tenancy and terminates with employment.
- Health and dental insurance for the Superintendent (dependent coverage available per plan terms at the Superintendent’s own expense).
- Paid federal holidays: ten (10) — New Year's Day, Martin Luther King Jr. Day, Presidents' Day, Memorial Day, Independence Day, Labor Day, Columbus Day, Election Day, Thanksgiving Day, and Christmas Day.
- Paid vacation: ten (10) days per year; five (5) days at six months of service; ten (10) days at one year.
- Paid sick leave: ten (10) days per year after one year of service, administered in accordance with the New York City Earned Safe and Sick Time Act.
- Uniforms, tools, and required work equipment provided.
- Reimbursement of fees for renewal of required FDNY certificates and for approved continuing education.
Pay: $85,000.00 - $92,000.00 per year
Benefits:
- Dental insurance
- Health insurance
- Paid time off
Experience:
- Building Superintendent: 2 years (Required)
Language:
License/Certification:
- FDNY Certificates of Fitness (Required)
Work Location: In person
