The Neiders Company

Who we are:

Since 1989, The Neiders Company, headquartered in Seattle, Washington, has been transforming communities and elevating the apartment living experience. With over 85 properties across the Pacific Northwest and Southwest, we combine strategic vision with hands-on excellence. Our team thrives on accountability, legendary service, and creating spaces where residents feel truly at home. 

Job Summary:

The Director of Maintenance is a senior corporate leadership position responsible for developing, directing, and executing The Neiders Company's portfolio-wide facilities management, capital investment, and physical asset preservation strategies.

This position provides executive-level oversight of capital expenditures, lender-required improvements, deferred maintenance, preventive maintenance programs, construction initiatives, and facilities operational performance across the company's multifamily portfolio.

Reporting directly to the Vice President of Operations, the Director establishes company-wide standards, directs capital execution, provides financial oversight, and ensures that property infrastructure and capital investments support the organization's operational and financial objectives.

Location: Seattle, WA (Local candidates only; relocation not considered)

Travel: Portfolio-wide travel required, including occasional overnight travel

Essential Functions: (Include but are not limited to):

Strategic Facilities Leadership

• Develop and implement a comprehensive facilities management strategy across the company's multifamily portfolio.
• Establish portfolio-wide maintenance standards, operating procedures, and performance expectations.
• Provide strategic direction to Regional Managers and property maintenance leadership.
• Identify operational inefficiencies and implement scalable improvements.
• Develop executive reporting systems and facilities performance scorecards.

Capital Planning and Execution

• Direct annual and multiyear capital planning across the portfolio.
• Establish capital improvement priorities based on property condition, financial performance, regulatory requirements, and investment objectives.
• Oversee capital project budgets, schedules, contractor selection, and performance.
• Establish standardized procurement, bidding, and project approval processes.
• Monitor capital expenditure performance and implement corrective action when projects fall outside approved parameters.
• Partner with executive leadership on capital allocation and long-term asset preservation strategies.

Lender Reserve and Holdback Management

• Establish centralized oversight of lender reserve, holdback, and required property improvement projects.
• Maintain an accurate, comprehensive tracking system for all lender-related capital obligations.
• Coordinate with Finance, Asset Management, Operations, and lender representatives to ensure project completion.
• Direct project execution, required inspections, documentation, and reimbursement submissions.
• Monitor project deadlines, funding requirements, and outstanding deficiencies.
• Provide executive reporting on lender compliance, outstanding obligations, available reimbursements, and financial exposure.

Financial and Operational Performance

• Develop portfolio-wide facilities budgets and expense-control initiatives.
• Analyze maintenance spending, capital expenditures, unit-turn costs, and vendor performance.
• Establish and monitor key performance indicators, including work-order completion, preventive maintenance compliance, project delivery, and budget variances.
• Identify opportunities to reduce expenses without compromising asset quality or safety.
• Implement standardized financial reporting and accountability measures.

Vendor Procurement and Contract Management

• Develop and direct a portfolio-wide strategic vendor procurement program.
• Establish preferred vendor agreements and competitive pricing structures.
• Lead major contract negotiations and evaluate vendor performance.
• Implement contractor qualification, insurance verification, and quality-control procedures.
• Identify opportunities for consolidated purchasing and portfolio-wide cost savings.

Risk Management and Asset Preservation

• Establish and oversee comprehensive preventive maintenance and property inspection programs.
• Develop risk-based capital prioritization and deferred maintenance reduction strategies.
• Oversee facilities-related safety, environmental, and regulatory compliance programs in partnership with appropriate internal specialists.
• Implement systems to monitor property conditions, building infrastructure, and major mechanical systems.
• Support acquisition due diligence, capital needs assessments, and property improvement planning.

Executive Leadership and Organizational Development

• Serve as the senior corporate resource for facilities, construction, and capital improvement execution.
• Partner with Regional Managers, Asset Management, Finance, and executive leadership.
• Establish accountability structures for facilities performance and capital projects.
• Develop leadership capabilities within the maintenance organization.
• Present capital planning recommendations, operating results, and project risks to executive leadership.

Qualifications:

• Bachelor's degree in construction management, engineering, facilities management, business administration, or a related field preferred; equivalent relevant experience considered.
• Minimum of 10 years of progressive experience in multifamily facilities management, construction, capital projects, or real estate operations.
• Minimum of 5 years of senior-level management experience with responsibility for multiple properties or markets.
• Demonstrated responsibility for significant capital budgets and complex, multi-property improvement programs.
• Experience in financial forecasting, vendor procurement, project controls, and contract negotiations.
• Proven ability to develop company-wide operating systems and performance standards.
• Strong leadership, financial analysis, communication, and organizational development skills.
• Experience coordinating lender-required improvements, construction draw processes, or reserve reimbursement programs strongly preferred.
• Proficiency with property management systems, maintenance management software, Microsoft Office, and financial reporting tools.
• Valid driver's license, current auto insurance, and reliable transportation required for travel between assigned properties. Proof of a valid driver's license and auto insurance must be provided upon hire and maintained throughout employment.

Physical Requirements:

• Frequently travel between assigned properties, including extended driving periods and occasional overnight travel.
• Regularly walk, stand, and navigate apartment communities, construction sites, and uneven surfaces during property inspections.
• Climb stairs and occasionally access elevated areas or confined spaces when required for inspections.
• Bend, kneel, crouch, stoop, reach, and twist when evaluating property conditions and maintenance concerns.
• Occasionally lift, carry, push, or pull materials and equipment weighing up to 50 pounds.
• Work indoors and outdoors with exposure to varying temperatures, weather conditions, dust, noise, and mechanical environments.
• Sit for extended periods while driving, attending meetings, or performing computer-based work.

Performance Expectations:

Success in this role will be measured by:

• Capital projects completed within approved budgets and schedules.
• Timely completion of lender-required improvements and recovery of eligible reserve reimbursements.
• Reduction of outstanding deferred maintenance.
• Improved maintenance expense efficiency and vendor pricing.
• Portfolio-wide preventive maintenance compliance.
• Improved work-order and unit-turn performance.
• Consistent and reliable executive reporting.
• Achievement of company-wide facilities and asset preservation objectives.

Our Core Values: At The Neiders Company, our culture is built on the foundation of our core values. Every team member is expected to uphold these standards in their daily work:

• Integrity – Performing in an honest, respectful, and ethical manner in both thoughts and actions.
• Consistency – Delivering a dependable and professional experience that creates harmony in how we serve others.
• Quality – Providing care and service that not only meets but exceeds the expectations of those we serve.

Benefits and Perks:

• Medical, Dental, and Vision insurance (eligible after 60 days)
• Employer-paid HealthiestYou virtual healthcare benefit, including 24/7 virtual care, mental health support, dermatology, expert medical services, digital physical therapy, and more
• Employee Assistance Program (legal, financial, and counseling services)
• 401(k) plan (after 90 days)
• Long-Term and Short-Term Disability options
• 15 PTO days, 8 paid holidays, and 1 floating holiday
• Wellness program and e-learning platform for ongoing development

The Neiders Company LLC is an equal opportunity employer. We celebrate diversity and are committed to creating an inclusive environment for all employees. We comply with the Americans with Disabilities Act (ADA) and provide reasonable accommodations to qualified individuals with disabilities.

JOB CODE: 1000647