32BJ Superintendent

RXR is an innovative real estate investment manager, operator, developer, and place-maker committed to applying a customer and community-centered approach to acquiring, operating, and building properties and to providing services and products that create enduring value for all stakeholders. Headquartered in New York with a nationally-scaled platform, RXR is a 450+ person, vertically integrated investment manager with expertise in a wide array of value creation activities, including acquisitions, asset and portfolio management, property operations, development, construction, leasing, and technological innovation. RXR is an active investor in real estate credit, rental housing, commercial property, and property technology through value-added and opportunistic investment strategies.

The RXR platform manages 93 commercial real estate properties and investments with an aggregate gross asset value of approximately $18 billion, comprising approximately 30.5 million square feet of commercial properties, a multi-family residential portfolio of approximately 9,400 units under operation or development, and control of development rights for an additional approximately 3,000 multi-family and for sale units as of December 31, 2023. Gross asset value compiled by RXR in accordance with company fair value measurement policy and is comprised of capital invested by RXR and its partners, as well as leverage.

The Superintendent is responsible for planning, implementing, and supervising all mechanical and electrical operations, maintenance, and energy management programs according to the managing agent’s quality standards and property’s operating objectives to maximize the value of the building. The Superintendent also formally supervises the building Handyman team, responsible for identifying training needs, tracking performance, coaching, and motivating direct reports.

The requirements listed below are representative of the knowledge, skills, and/or abilities required to perform this job satisfactorily. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions.

Principle Duties And Responsibilities

• Sets up maintenance and operational programs to ensure maximum life reliability and efficiency of all the property's mechanical and electrical systems which include, but are not limited to plumbing, electrical, HVAC and auxiliary equipment.
• Is knowledgeable with all physical aspects of the property including location of critical equipment.
• Maintains files of all base building and tenant blueprints, equipment, operating manuals, and warrantees.
• Ensures all mechanical, electrical and life safety permits are up to date. Coordinates required periodic testing of mechanical, electrical and life safety equipment which includes emergency generator, sprinkler/standpipe systems, water flow and pressure testing equipment. Ensures HVAC equipment use permits, Fire Department related certifications, etc. are up to date.
• Maintains accurate and detailed records related to tenant HVAC units and condenser water usage.
• Provides guidance to the Assistant Superintendent and supervision of the maintenance staff.
• Develops and trains the maintenance staff to ensure they are proficient in their assigned responsibilities.
• Ensures general building maintenance is carried out by the maintenance staff for repair of restrooms, doors, ceiling, flooring, etc. Ensure integrity of building structure and tenant comfort.
• Interviews, trains, evaluates, and counsels maintenance staff on their performance.
• Develops and administers electrical maintenance programs and inspections.
• Orders proper equipment and tools for the maintenance staff.
• Maintains inventory of equipment, tools, and supplies.
• Handles emergency situations and provides guidance as required.
• Prepares payroll time sheets, monitors overtime, and ensures efficiency of operation.
• Ensures emergency equipment is in good order through periodic testing and record keeping.
• Monitors building energy use using various platforms as determined by RXR Management, produces graphical reports, and sets up programs to manage use of energy.
• Maintains documented current and historical preventive records on all mechanical and electrical equipment.
• Evaluates, recommends, and monitors work performed by mechanical, electrical, and carpentry contractors.
• Oversee tenant construction and ensure the building standards are being maintained. Participates in construction meetings and communicates building requirements as well as any issues discovered. Maintains proactive position to evaluate work being performed and to communicate any defects as quickly as possible. Prepares formal punch lists at the end of projects and ensures compliance.
• Reviews blueprints for upcoming alterations and tenant construction projects in accordance with timeframe required in the lease agreements. Prepares written comments to issues noticed on submitted blueprints. Maintains log of blueprints received for review.
• Assists RXR Management with preparing annual budgets and explains variances between the approved budget and actual expenses.
• Purchases parts and supplies according to company policy and approved budget guidelines.
• Coordinates for proper material waste disposal.
• Reviews on a regular basis and is prepared to follow all current emergencies procedures set forth by the managing agent and the assigned property.
• Maintains ethical, professional, and courteous relations with tenants and contractors.
• Acts as a team member with all employees of the management and building staff
• Maintains good tenant relations by establishing and implementing procedures for timely response on tenant and property work orders.
• Maintains highest professional standards in appearance and dress.
• Manages and schedules all projects that have been delegated to the maintenance technicians. Reviews accuracy and quality of work performed by technicians.
• Attending contractor meetings and provides technical support to contractors.
  
  

Essential Knowledge And Skills

• Organized, able to work in an efficient manner and multi-task with ease.
• Meets deadlines and milestone dates.
• Possess attributes such as being self-starter, motivated and requires minimal supervision.
• Follows all City, State and Federal laws and codes.
• Determines time, place, and sequence of operations or action to be taken based on analysis of data; executes determinations and/or reports on events.
• Determines or interprets work procedures for staff, assigns specific duties to them, maintains harmonious relations among them, and promotes efficiency.
• Maintains calm demeanor in emergency situations.
• Applies principles of rational systems to solve practical problems and deals with a variety of concrete variables in situations where only limited standardization exists.
• Interprets a variety of instructions furnished in written, oral, diagrammatic, or schedule form.
• Reads manuals, safety rules, instructions in the use and maintenance of shop tools, equipment, methods and procedures in mechanical drawing and layout work.
• Assists with training engineering staff in all trades, building systems and equipment function and purpose.
• Writes reports using proper format, punctuation, spelling, and grammar.
  
  

Essential Physical Abilities

• Ability to visually inspect machinery.
• Ability to walk up and downstairs for inspections and emergency procedure practice and/or implementation.
• Ability to detect emergency alarms and alarm conditions – by auditory, visual, and olfactory senses.
• Ability to inspect equipment located on roofs or other high places.
• Ability to climb to the roof of the building using stairways during conditions of power loss and during other emergencies.
• Ability to work on hands and knees for inspection, repair, or maintenance of equipment located low to the roof, floor slabs or ground.
• Ability to work weekends and extended hours.
• Ability to respond 24/7 to building emergencies
• Ability to climb ladders to conduct inspections, maintenance, and repairs.
• Ability to move heavy objects with the aid of appropriate tools and equipment.
• Ability to carry heavy objects, such as five (5) gallon pails up several flights of stairs
  
  

Experience

• Minimum of 10 years' experience with at least 3 to 5 years of supervisory experience, administrative duties, and minor financial responsibilities and/or other related experience in a Class "A" office building.
  
  

Licensing Requirements

• Q01/Q99 Refrigeration Engineer
• EPA Section 608: Universal CFC Certification
• S12 Citywide Sprinkler System
• S13 Citywide Standpipe System
• A35 Operate and Maintain Air Compressors
  
  

If not already held, must be obtained within 1 year of hire date.

• F01 Citywide Fire Guard for Impairment
  
  

If not already held, must be obtained within 1 year of hire date.

• P98 Fuel-Oil Piping and Storage System
  
  

$44 - $51 an hour

Bonus eligible.

The salary range and/or hourly rate listed is a good faith determination of potential base compensation that may be offered to a successful applicant for this position at the time of this job advertisement and may be modified in the future. When determining a team member's base

salary/rate, several factors may be considered as applicable (e.g. location, years of service, specialty, education, relevant experience).

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RXR is an Equal Opportunity Employer committed to recruiting, hiring and promoting qualified people of all backgrounds regardless of gender, race, color, creed, national origin, religion, age, marital status, pregnancy, physical or mental disability, sexual orientation, gender identity, military or veteran status, or any other basis protected by federal, state, or local law.

RXR is committed to the full inclusion of all qualified individuals. As part of this commitment, RXR will ensure that persons with disabilities are provided reasonable accommodations. If reasonable accommodation is needed to participate in the job application or interview process, to perform essential job functions, and/or to receive other benefits and privileges of employment, please contact 516-506-6847.