INTRODUCTION:

The Building Engineer shall be responsible to the Building Manager in the maintenance & repair of Las Flores Tower and all equipment within.

The Engineer shall work a minimum of forty (40) hours per week, Monday thru Friday, excluding holidays; the daily hours shall be flexible and convenient to the Engineer and Manager. He/she shall be allowed 10 days (80 hours) paid vacation each year and 15 days (120 hours) after 5 years of continuous employment. He/she shall be allowed seven (10) paid holidays per year (New Year’s Day, Presidents Day, Memorial Day, Juneteenth, July 4th, Columbus Day, Veterans Day, Labor Day, Thanksgiving Day, and Christmas Day.) He/she shall carry a hand-held radio while on duty for communications with building staff. He/she will be on call at all times (excluding apartment work) during his off hours.

The Engineer shall receive hourly pay and overtime rates or compensatory time off for the time he/she is called in or working after normal working hours. He/she will be paid mileage for the use of his/her personal vehicle for Association business at the allowable rate.

The Engineer shall perform minor repairs as requested by the Homeowners during normal working hours as time permits, however, building maintenance takes priority over all apartment work. The Manager shall charge the Homeowner for the cost of material and the labor at a rate established by the Board of Directors. The Engineer shall order and maintain supplies sufficient to perform his assigned tasks, stocking only fast moving/hard to get items. He/she shall inventory all materials/tools yearly and provide a written report to the Manager.

The Engineer will assist the Manager in planning and preparation of the annual Budget and the Replacement Reserve Schedule to include building maintenance, equipment, materials & tools.

The Engineer shall review all unit modification plans prior to their submission to the City Inspector to ensure all modifications meet code/permit requirements and advise the Manager as to the approval/disapproval or changes that are required to meet standards. He shall obtain a copy of the plans/permits and maintain a file in the engineering office for future reference. He shall physically look in the unit being modified to ensure compliance by the contractor, advising the Manager of any discrepancy found.

The Engineer reports directly to the Manager and under no circumstances does the Engineer discuss Association matters, engineering or otherwise, with the Board or Homeowners. If the

issue is of such importance that the Engineer feels direct communications are necessary, the Manager must be first notified. Homeowner, service queries must be directed to the Head of Security for entry into the engineering services request log.

Physical Requirements

As is indicated in the detail of General Duties, a full or nearly full range of motion is required, to include strenuous physical activity comprised of lifting, crawling, climbing of ladders, bending and stooping.

GENERAL DUTIES

(A) Building:

Repair & maintain all doors (excluding elevators & units), including closures and, locks. As required, maintain safety handrails, ramps & common area plumbing including soil drains. Make recommendations to the Manager when an outside contractor is required. Maintain all garage entry/exit gates and operators as required. Recommend to the Manager any exterior/interior painting/repairs of the common areas as needed.

(B) Electrical:

Repair/replace as required all light bulbs, ballasts, switches & outlets throughout the building common areas. Inspect regularly all electrical room switches, fuses, contacts & power panels and repair as required. Repair/replace all electric motors in the common areas as required.

(C) Air handlers:

Maintain all blowers and fans in a state of readiness and ensure that the CO2 Monitors in the garages control the exhaust fans properly.

(D) Pumps/Regulators:

Repair/replace as required all pumps throughout the common areas of the building. Inspect regularly in accordance with maintenance instructions.

(E) Piping Systems:

Inspect all piping & valves frequently in the common areas to ensure corrosion and wear does not exist and the valves will shut off. Repair/replace as required.

(F) Fire alarms/fire fighting systems:

Ensure the fire alarm system is tested quarterly by the fire alarm company including all pull stations common area and in unit smoke detectors attached to the fire alarm system.   Insure the building is kept fire safe at all times and ready for the Coronado Fire Dept. annual inspection. Repair/replace components of the alarm system as required. Inspect the fire wet/dry standpipes/valves & hoses every six months as required by State law. Test runs the fire pump monthly to insure it will maintain the specified safe pressure on the wet standpipe at all times. Ensure the entire fire wet/dry standpipes are inspected by a qualified company and certified every five years.

(G) Hot Water Heaters:

Inspect/repair in accordance with the schedule. Test all safety cutouts, switches & pressure/temperature relief’s monthly insuring they operate satisfactorily. Utilize only one heater when the occupancy of the building will allow, then shift heaters monthly. Perform regular maintenance in accordance with schedule.

(H) A/C Boilers:

Inspect daily to ensure proper pressure in boiler, the correct water level is in the day tank and the boiler is not leaking. Perform maintenance in accordance with instructions. Secure boilers in summer months in accordance with proper procedure. Maintain boilers in a high state of readiness and safety at all times.

(I) Evaporative Cooling Tower:

Maintain the tower in accordance with the maintenance schedule. Inspect daily to insure proper water level/operation/chemical feeding. Dismantle the tower yearly in winter and clean all rust/scale and make all mechanical and paint repairs at that time to insure proper continuous operation in the summer.

(J) Emergency Generator:

 Inspect water/oil level weekly and exercise the engine for a minimum of thirty (30) minutes weekly, Test the generator under load each quarter for thirty (30) minutes. Change oil/filter yearly and flush radiator every two years adding two (2) gallons of antifreeze and fill with purified water. Ensure unit is in top condition as it is required for operation at any time in an emergency.

(K) Air Conditioners:

Change all air filters as required and check running condition daily when in use. Mechanically clean the condenser/evaporators on the hallway A/C yearly & preserve them. Inspect drive belts/motors and all bearings repair/replace as necessary.

(L) Trash Chute:

Maintain the entire trash chute in accordance with the schedule. Lube/operate all doors including the sliding door at the bottom of chute (it must have proper fire safety fuse link). Wash the chute down from the 16th. floor weekly with deodorizer.

(M) Building Entry Ponds:

Clean ponds and pump strainers as required or at least once per month. Maintain proper chlorine in ponds to deter the growth of algae.

(M) Planned Maintenance Schedule.

Complete assigned maintenance as scheduled. If not accomplished or partially accomplished, notify the Manager.