I. Basic Function

        A. Maintains the entire property in safe, attractive, clean and comfortable manner.

        B. Assists in other types of maintenance, when necessary.

II. Relationships

        A. Reports to Maintenance Supervisor.

        B. Maintains relationships with other staff members, working closest with other      
                maintenance workers.

        C. Maintains relationships with current and prospective residents.

        D. Maintains relationships with any contract laborers working on the property.

III. Responsibilities

        A. Corrective Maintenance:

                1. Satisfies service requests per work orders, following company procedures:

                    a. Enters at resident's convenience, if possible,

                    b. Makes repair,

                    c. Cleans up thoroughly,

                    d. Observes condition of apartment and reports any unusual circumstances
                        (e.g., size and number of pets),

                    e. Leaves notice of work performed in apartment.

                2. Assists with apartment make-ready procedures:

                    a. Paints,

                    b. Cleans carpets, windows, appliances,

                    c. Services appliances, plumbing, electrical fixtures,

                    d. Repairs or replaces old and faulty parts,

                    e. Checks locks,

                    f. Replaces burned-out light bulbs,

                    g. Reports any unusual problems.

        B. Preventive Maintenance:

                1. Makes regular inspections of grounds, buildings, plumbing, electrical fixtures,
                    appliances and major equipment:

                    a. Checks for appearance and cleanliness,

                    b. Checks for structural cracks,

                    c. Checks for excessive wear,

                    d. Checks for faulty parts.

                2. Makes repairs or replacements, as necessary and with the approval of
                    maintenance supervisor.

                3. Follows and maintains the Preventive Maintenance Schedule designed for the
                    property.

        C. Emergency Maintenance:

                1. Serves as on-call maintenance providing evening, weekend and holiday
                    emergency service.

                2. Has knowledge of power, water and gas turnoffs, clean-out traps, fire
                    extinguishers and fire hydrants;

                3. Knows emergency telephone numbers (e.g., police, fire department,
                    maintenance supervisor);

                4. Follows all company emergency procedures.

        D. Other:

                1. Assists in maintaining inventory of tools, equipment and supplies;

                2. Picks up trash on property;

                3. Reports all needed repairs to maintenance supervisor;

                4. Assists with other types of maintenance when necessary;

                5. Attends all instructional classes conducted by management;

                6. Wear a uniform during all working hours;

                7. Provide own small tools for use to perform duties. (It must be noted that
                    neither the owner nor its agent are responsible for the replacement of these
                    tools in the event of loss or damage. Employees are encouraged to obtain
                    insurance for these items.)

                8. Prepares logs and reports in accordance with corporation policies and
                    procedures;

                9. Willing to assist at other properties as required;

                10. Repairs and maintains property owned equipment;

                11. Performs swimming pool maintenance, as needed.

                12. Friendly, helpful and considerate to all residents and must be able to
                        communicate in English.

                13. Perform any other duties which may be assigned by Maintenance Engineer or
                        Resident Manager.

IV. Qualifications

        A. High school diploma preferred; trade school certification highly desirable.

        B. Experience on a property with similar capital equipment preferred. Must have
            apartment maintenance experience.

        C. Own transportation.

        D. Good safety habits.

        E. Some familiarity of electricity, plumbing and carpentry.

        F. Working knowledge of HVAC systems and various appliances.

        H. Compatible with wide range of people.

V. Physical Requirements

        A. Excellent physical condition health.

        B. Able to converse with the public in person.

        C. Lifting - 100 lbs.

        D. Push/Pull - moderate to heavy loads.

        E. Considerable bending, kneeling, standing and climbing involved.

        F. Carrying - moderate to heavy loads.

VI. Scope and Compensation Package

        A. Minimum 40 hours per week.

        B. Salary commensurate with level of experience.

        C. One week paid vacation first year; two weeks paid vacation second year; three
            weeks paid vacation third through ninth year; four weeks paid vacation ten years
            and beyond.

        D. After ninety days, eligible to participate in company insurance plan.

        E. Six paid sick days for first year and twelve each year after.

        F. Participation in company 401(k) Plan.