BUILDING SUPERINTENDENT JOB DESCRIPTION

A building superintendent keeps the lights on and the heat running. Behind that simple promise is a daily practice of preventative maintenance across HVAC systems, plumbing, electrical fixtures, and fire safety equipment that most residents never notice until something fails. In residential property management, this role sits at the operational center of a multi-unit building, answering to a building or facilities manager while remaining the most visible point of contact for tenants on the floor. New York City's layered compliance environment - encompassing HPD, FDNY, DOB, and DSNY oversight, plus mandatory Certificates of Fitness for boilers, standpipes, and fire alarm systems - makes the technical and regulatory demands of this seat among the most specific in the property trades.

As the Building Superintendent, you maintain the physical integrity and code compliance of a residential building portfolio, ensuring safe, clean, and fully operational living conditions for all tenants and staff. You work under the direction of a Senior Director of Facilities Management or Building Manager, coordinating with outside vendors, maintenance staff, and city inspection agencies to keep all building systems functioning to standard.

Career Impact: Hands-on mastery of HVAC, fire safety systems, and NYC building code compliance builds a credential set, including Certificates of Fitness, that carries significant market value in residential property management.

Business Impact: Tenants in a well-run building experience fewer emergency disruptions, lower turnover, and consistent code compliance, outcomes that directly protect the owner's occupancy rate and regulatory standing.

Growth Opportunity: Experience supervising handymen, porters, and subcontractors positions a superintendent for advancement into a multi-site facilities coordinator or property manager role.

• Conduct scheduled preventative maintenance inspections of HVAC, boiler, plumbing, electrical, and fire safety systems to ensure continuous operation.
• Respond to tenant maintenance requests and emergency calls on a 24-hour basis, completing repairs or dispatching qualified contractors as needed.
• Inspect vacant units and complete all turnover repairs, cleaning, painting, and refuse removal to prepare suites for new occupancy.
• Supervise assigned maintenance staff, including handymen and porters, scheduling work assignments and evaluating job performance against department goals.
• Coordinate repairs and service visits with outside contractors and trades, reviewing bids, authorizing scopes of work, and monitoring quality of service rendered.
• Maintain accurate logs of all inspections, code violations, and safety incidents, and report findings promptly to the building or facilities manager.
• Enforce occupancy policies and building codes, including health, fire, and life-safety regulations, by monitoring common areas and addressing non-compliance directly.
• Perform exterior custodial duties including snow removal, landscaping, and waste placement, and ensure all common area lighting and egress routes remain functional daily.

• High school diploma or equivalent, or equivalent work experience in a building trades or facilities environment.
• 3 or more years of experience in residential building maintenance or superintendent work, with demonstrated responsibility for building systems and tenant service.
• Working knowledge of HVAC, boiler operation, plumbing, electrical repair, carpentry, and fire safety systems, sufficient to perform minor repairs and supervise contractors.
• Familiarity with applicable building codes and housing regulations, including local, state, and federal requirements governing residential properties.
• Ability to maintain accurate written records, inspection logs, and incident reports using standard computer programs.
• Valid driver's license with a clean driving record, and ability to lift and carry items weighing up to 100 pounds.
• Demonstrated experience supervising staff or directing the work of other tradespeople in a building or facilities setting.
• Availability to respond to emergency calls outside standard business hours, including evenings and weekends.

• Current Certificate of Fitness for Fire Alarm Systems, Boilers, Standpipe and Sprinklers, or active pursuit of certification as required by local jurisdiction.
• Experience with computerized maintenance management systems (CMMS) or building management software for work order tracking and inspection records.
• Knowledge of WHMIS standards or equivalent hazardous materials handling protocols applicable to building operations.
• Bilingual communication skills, particularly English and French or another language relevant to the resident population served.

• Preventative maintenance completion rate, tracking scheduled inspections performed versus planned each month.
• Tenant service request close rate within 48 hours, measuring responsiveness to in-suite and common-area repair requests.
• Inspection violation rate, reflecting the number of HPD, FDNY, or DOB deficiencies cited per annual inspection cycle.
• Unit turnover readiness time, measured in days from vacancy to move-in-ready condition.
• Common area deficiency count per weekly walkthrough, tracking unresolved lighting, safety, or cleanliness issues.
• Typical tools: Building management systems (commonly Johnson Controls BMS or equivalent); CMMS platforms (commonly work-order ticketing systems); computerized security and access control systems.

• Base Salary Range: $52,000 to $72,000 annually, varying by market and portfolio size
• Bonus: Performance or retention bonus, typically $1,000 to $3,000 annually
• Equity: Not standard for this role
• Health Benefits: Medical, dental, and vision coverage; employer contribution varies by organization
• PTO: 10 to 15 days annually, plus standard public holidays
• Common Perks: Live-in housing unit provided in many residential assignments; uniform allowance; tool stipend

Figures are estimates based on general US market benchmarks and may be outdated. Adjust based on location, company size, and seniority level.

Work authorization in the United States is required for this position. Employment is contingent upon successful completion of a criminal background check and, where applicable, a driving record review. Candidates requiring reasonable accommodations during any stage of the hiring process should notify the hiring team; accommodations will be provided in accordance with the Americans with Disabilities Act. All applicants are considered without regard to race, color, religion, sex, national origin, age, disability, veteran status, or any other characteristic protected under applicable federal, state, or local law.

The Building Superintendent owns the full cycle of residential property operations, from filling vacancies and securing premises to performing preventative maintenance, routine repairs, and seasonal custodial duties across in-suite and common areas. Working within a property management setting and in coordination with building ownership, the role delivers a compliant, clean, and well-functioning living environment for all residents.

Key Responsibilities

• Maintain property rentals by showing units, filling vacancies, and securing premises.
• Ensure properties comply with company standards.
• Complete scheduled preventative maintenance inspections.
• Perform resident service requests and routine repairs for in-suite and common areas.
• Maintain cleanliness of mechanical, electrical, supply, and storage areas.
• Complete turnover suite inspections and repairs for vacant units.
• Perform cleaning and ensure garbage and recycling are placed for pickup on time.
• Enforce occupancy policies and procedures by addressing violators.
• Perform outside custodial duties including snow removal and landscaping.

Required Qualifications

• Valid driver's license and ability to operate a truck with a snowplow.
• Familiar with applicable local, state, and federal laws and regulations.
• Able to perform adjustments and repairs to heating, cooling, ventilation, plumbing, electrical, painting, and drywall.
• Physically able to bend, crouch, kneel, and lift to 50 pounds (23 kg).
• High level of organization, attention to detail, and professionalism.
• Ability to communicate effectively for internal coordination.

Embedded within the building operations team, the Live-In Building Superintendent delivers safe, well-maintained living conditions by responding to all emergencies and tenant requests, performing preventative maintenance on systems including HVAC, boilers, and fire safety, and ensuring the upkeep of all common areas, grounds, and vacated apartments. Working closely with the Building Manager and alongside other employees, this position sustains long-term building performance and a secure environment for residents.

Core Functions

• Respond to all emergencies and tenant requests promptly while performing routine preventative maintenance on building systems and common areas.
• Ensure upkeep of the building and grounds including corridors, lobbies, stairwells, laundry rooms, storage areas, and vacated apartments.
• Ensure operation of all services such as heating, lighting, and plumbing for safe and efficient building function.
• Work collaboratively with other employees to achieve long-term preventative maintenance outcomes.
• Monitor risk areas and advise the Building Manager accordingly.
• Maintain a pleasant, friendly, and secure environment for residents.

Qualifications & Experience

• High school diploma or equivalent with some technical courses including WHMIS.
• 2 to 3 years of experience in building maintenance or a related field.
• Knowledgeable in Fire Safety Regulations and computerized security systems.
• Able to perform minor plumbing, electrical, and carpentry repairs and carry out janitorial duties.
• Experience with HVAC, boilers, elevators, fire safety and sprinkler systems, alarms, hydro vaults, and card access systems.
• Experience in dealing with subcontractors and tradespeople.
• Proficient in computer software including internet-based programs and mobile devices.
• Can communicate well in English, with French considered an asset.
• Able to work independently and as part of a team with exceptional customer service skills.

Reporting to building ownership, the Residential Building Superintendent leads maintenance staff, including handymen, porters, and drivers, while coordinating all repairs, inspections, and contractor activity across units, common areas, and building exteriors. Partnering with outside contractors and internal teams, this role ensures resident safety, regulatory compliance with NYC HPD, FDNY, DEP, and DSNY requirements, and the long-term operational integrity of the property.

Primary Duties

• Supervise building maintenance staff including handymen, porters, and drivers.
• Coordinate all repairs and maintenance for the building, grounds, and equipment.
• Schedule work assignments for all maintenance staff.
• Ensure the safety of all residents, staff, and visitors.
• Coordinate repairs with outside contractors.
• Maintain and document adequate inventory of equipment, parts, and supplies.
• Complete Fire Safety logs and all other mandated records.
• Conduct regular inspections of units, common areas, and building exteriors.
• Research new products, supplies, and building solutions.
• Solicit bids for purchases and repairs and complete associated forms per policy.

Skills & Qualifications

• Knowledgeable in building structures, systems, and equipment.
• Skilled in basic carpentry, plumbing, and electrical work for building repairs.
• Familiar with HUD rules on fair housing, building maintenance, and safety.
• Knowledgeable in NYC laws and regulations, including HPD, FDNY, DEP, DSNY, and DOB requirements.
• Proficient with Microsoft Suite for preparing clear, concise reports and recommendations.
• Able to communicate effectively with a wide range of individuals in varied situations.
• Able to manage multiple priorities and demands to meet established requirements.

Sitting at the intersection of field operations and project delivery, the Building Superintendent shapes daily site execution by directing craft workers and subcontractors, managing CPM and 3-week look-ahead schedules, and enforcing quality, safety, and environmental compliance across vertical commercial projects. Operating in coordination with project management, the design team, and the owner, this role ensures construction is built to approved plans and specifications while sustaining strong subcontractor relationships in the Denver market.

Duties

• Provide supervisory direction to craft workers and subcontractors.
• Manage daily costs of self-perform crews.
• Ensure compliance with construction drawings and specifications.
• Coordinate with other superintendents, project management, the design team, and the owner as applicable.
• Maintain and build the project schedule including CPM and 3-week look-ahead schedules.
• Communicate the schedule to subcontractors via weekly meetings.
• Document project progress through daily reports.
• Implement the project quality plan and ensure work is built per plans and specifications.
• Ensure the project complies with current environmental regulations and safety programs.
• Complete hazard analyses, manage PPE supply, perform subcontractor orientations, and coordinate required inspections.

Requirements

• Bachelor's degree in Construction Management or Architecture.
• 7 to 10 years of vertical commercial experience with at least 3 years in a supervisory role.
• Able to attain security clearance for applicable job sites.
• Knowledgeable in construction disciplines, safety regulations, cost control, and engineering drawings.
• Skilled in scheduling subcontractors and self-perform crews.
• Familiar with the Denver market and maintains strong relationships with subcontractors, architects, and engineers.
• Proficient with BlueBeam, project management software, and P6 or equivalent scheduling software.
• Able to communicate clearly in writing and verbally with strong organizational and interpersonal skills.
• Able to physically access all areas of a job site, including stairs and elevated structures.

A key member of the facilities operations team, the Building Superintendent leads daily coordination with subcontractors across cleaning, plumbing, electrical, HVAC, and security systems while overseeing compliance with health, fire, and building codes. Collaborating across the property management structure to prioritize maintenance requests and manage the agency work crew, this role sustains safe, code-compliant building operations for all occupants.

Functions

• Work with subcontractors, including cleaning crews, plumbers, electricians, exterminators, lawn crews, snow removal, and sprinkler systems.
• Monitor and oversee compliance with health, fire, and building codes.
• Schedule and attend inspections for fire marshals, elevators, and other systems as needed.
• Fix minor issues or schedule contractors based on maintenance request priorities.
• Troubleshoot problems with HVAC, electrical, elevators, plumbing, roofing, lighting, and security systems.
• Manage FOBs and security cards and assist with the telephone system.
• Arrange and schedule bids for work as required and manage the agency work crew leader.

Experience & Qualifications

• High school diploma or GED.
• Minimum of 2 years of experience in general maintenance or as a foreman.
• Knowledgeable in health, fire, and building codes, preventative maintenance systems, and subcontract work processes.
• Able to operate security alarm systems, swipe and reader systems, and access control programming applications.
• Able to operate HVAC computer control systems such as Trane SC Tracer.
• Proficient in computer use, including email and security system software.
• Ability to communicate clearly both orally and in writing and maintain accurate records.
• Available for emergency calls after hours and on weekends.
• Valid driver's license with a clean driving record.

Safe and well-functioning residential buildings depend on the Building Superintendent, who delivers daily cleaning, preventative maintenance, system repairs, and full building code compliance across a live-in NYC residential property. Based within the facilities management structure and reporting to the Senior Director of Facilities Management, this role coordinates vendors, supervises assigned staff, and responds to emergency calls on a 24-hour basis to protect residents and staff alike.

Accountabilities

• Maintain buildings and properties in compliance with all building codes, local, state, and federal requirements, and agency policies.
• Conduct preventative maintenance inspections for all building systems and equipment and keep accurate records.
• Supervise assigned staff by communicating goals, evaluating performance, and providing appropriate training.
• Complete reports of all safety-related building incidents on time.
• Prepare all units for new occupancy, including cleaning, repair, refuse removal, and painting as needed.
• Develop and implement maintenance and cleaning schedules in coordination with the Senior Director of Facilities Management.
• Maintain accurate logs of all inspections and violations and report findings immediately to the Senior Director of Facilities Management.
• Ensure all common area lighting and egress routes remain functional daily.
• Maintain heating, hot water, ventilation, plumbing, and electrical systems and perform minor repairs throughout the building.
• Monitor vendors providing service or repair, ensure extermination is conducted regularly, and respond to all emergency calls on a 24-hour basis.

Technical Qualifications

• High school diploma or equivalent.
• Current Certificate of Fitness for Fire Alarm Systems, Boilers, Standpipe, and Sprinklers, with additional certificates as required.
• At least 3 years of work experience in a related trade, with at least 1 year of supervisory experience preferred.
• Experienced in residential or commercial building superintendent work in NYC.
• Knowledgeable in carpentry, electrical, plumbing, masonry, painting, and HVAC installation and repair.
• Able to operate floor buffers, trash compactors, snow blowers, and similar building equipment.
• Proficient with Microsoft Office, building management systems, and CMMS work order platforms.
• Can communicate effectively in writing and verbally and work independently with strong follow-through.
• Able to lift and carry up to 100 lbs and work overtime as needed.
• Valid NYS driver's license with a clean driving record.