Chief Operating Engineer

Company Background

At Brandywine, 'Best of Class' is our mission and our focus in developing, building, and managing the nation's most remarkable Class-A office, multi-family and mixed-use properties. We continuously support and give back to the communities in which we live and work. Our mission drives our corporate culture to foster the potential for excellence in every employee.

Our company was founded in 1994 by Jerry Sweeney, who serves as our President and CEO. We are a publicly traded company listed on the New York Stock Exchange (NYSE: BDN) operating in select markets across the nation.

Summary

Major Accountabilities: The Chief Building Operating Engineer has four major accountabilities in support of one or more properties:

Plan, organize, direct, and control mechanical and maintenance operations, including those related to HVAC, plumbing, and electrical systems;

Oversee day-to-day activities of engineering staff members;

Direct initiatives related to contractor relations, safety, energy management and functions that promote optimal physical habitability;

Assure compliance with expense guidelines, Company policies, governing codes and regulations, and - when appropriate - third-pa

Note: After successful completion of 60-day probationary period, the employee is expected to join IUOE Local Union No. 835.

Responsibilities

• Implement and manage operating, maintenance, and repair programs to assure maximum life and reliability of all mechanical systems within the property.
• Oversee and participate in general maintenance and operation processes which include, but are not limited to:

• HVAC equipment performance
• Plumbing systems
• Electrical systems
• Equipment warranties
• General building maintenance

Equipment repairs and replacements may be completed either by Brandywine Realty Trust Engineers or third-party contractors.

• Procure parts and supplies consistent with management approval and defined physical needs.
• Administer necessary inventory control programs and systems to assure maintenance of parts inventory levels, including keying systems and accurate and timely records of receipts and issues.
• Provide significant, quality input to the Property Manager on matters related to:

• Approval of all tenant working drawings regarding existing M.E.P. modifications and/or add-on's.
• Monitoring the construction of tenant space.
• Evaluation of tenant compliance with respect to operations and energy provisions of the lease.
• Addressing all tenant questions concerning M.E.P. operations.
• Analysis of escalation efficiency and costs for HVAC and excess energy billings.

• Manage expenses and activities driven by relationships with third-parties engaged for specific functions.
  • With regard to suppliers:

• coordinate bidding and pricing
• recommend vendors
• issue purchase orders or receipt of contract
• confirm receipt of goods or services
• With regard to outside M.E.P. contractors:
• evaluate performance
• evaluate contract cost
• provide for competitive bidding
• recommend selection
• maintain quality and cost controls
• assure compliance with Company insurance parameters

• Maintain accurate and timely engineering expense records and files.
• Code and approve of all engineering-related invoices in conjunction with the Property Manager.
• Participate in Expense Management activities.
• Assist with the preparation of the annual budgets for utility, repairs and maintenance accounts.
• Approve engineering personnel time sheets.

• Participate in the preparation of estimates with respect to monthly expense accruals.
• Prepare "above standard" tenant billback forms for engineering related accounts.
• Prepare quarterly variance report for engineering-related accounts.
• Maintain or oversee the maintenance of records and reports that bear on physical facilities.
• Maintain and update utility summary information in Utility Summary system.
• Track the implementation of engineering recommendations.
• Maintain required accident records and emergency reports relating to engineering matters.
• Monitor engineering management information systems.
• Maintain current and historical preventative maintenance records.
• Review energy management information that supports quality decision-making to minimize energy consumption.
• Supervise Engineering staff members.
• Participate in Recommendations and policy implementation for engineering personnel.
• Participate in the hiring of subordinate personnel.
• Conduct positive and motivating orientation, training and ongoing education programs for all engineering personnel.
• Prepare and/or recommend of action plans, evaluations and salary administration for engineering personnel.
• Assure compliance with safety directives.
• Oversee the management of physical facilities in the following areas:
• Management and maintenance of HVAC equipment, including the central plant or rooftop units as appropriate.
• Awareness of the property's security systems and any impact they may have on building systems.
• Coordination and implementation of the energy management program.
• Establishment and administration of an effective preventative maintenance program.
• Implementation of fire and emergency procedures for the engineering staff.
• Ensuring that all emergency equipment is in good working order.
• Implementation of procedures to ensure fast response to all tenant and property work orders.
• Administration of miscellaneous mechanical contract programs.
• Authorization of equipment and systems repairs within expense management procedures, implementing regular maintenance programs to ensure quality operation and equipment life.
• Implementation of overall quality control programs for engineering facilities and the conduct of engineering properties inspections on a regular basis.
• Participate in on-going tenant relation programs.
• Perform other duties as assigned.

Competencies & Skills

• Language Skills: Read and interpret English language documents such as safety rules, operating and maintenance instructions, and procedure manuals. Communicate orally with tenants and staff members. Effectively interview prospective employees, train subordinates, and provide regular feedback on performance.
• Mathematical Skills: Calculate figures and amounts such as percentages, area, circumference, etc. Must be able to apply basic math skills in recommending budget figures, assessing budget-to-actual variances, evaluate contractor bids.
• Reasoning Ability: Apply sound judgment in carrying out or issuing instructions, which may be furnished in written, oral, or diagram form. Solve common business problems inherent in supervisory activities and oversight of suppliers/contractors. Juggle multiple priorities effectively.
• Interpersonal Abilities: Exhibit excellent customer-service orientation in responding to tenant requests. Display follow-through in managing tenant issues and administering supervisory accountabilities.
• Computer Skills: Utilize basic PC-based business software, including Microsoft products for word processing, spreadsheets, and email. Use systems tools for maintaining service records.
• Certificates, Licenses, Registrations: Possess trade valid licenses as required by local regulatory authorities. Possess valid state-issued drivers license.
• Other: Must be insurable at all times under Brandywine Realty Trust' commercial policies where deemed necessary at the Company's sole discretion.

Qualifications

• Associate-level degree (A.A.) or equivalent from two-year college or technical school or equivalent combination of education and experience.
• Five years of experience in commercial or institutional buildings with complex mechanical, electrical, HVAC, plumbing systems.
• Two years of supervisory experience.
• Incumbent must have license awarded by administrative or regulatory agency in order to represent himself or herself as an engineer. (See policy statement, page 8).

Candidates must possess a Class A Philadelphia license

Physical Requirements - Per OSHA

The physical demands described here are representative of those that must be met by an employee to successfully perform the essential functions of this job. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions.

Frequent: Standing; walking; talking; hearing; using close and distant vision, color vision, peripheral vision, depth perception.

Occasional: Sitting; use of hands to feel or grasp; reaching with hands and arms; climbing or balancing; working on a ladder, stooping; kneeling; crouching; lifting objects up to 50 lbs. in weight.

Work Environment

• The work environment characteristics described here are representative of those an employee encounters while performing the essential functions of this job. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions.
• While performing the duties of this job, the employee is occasionally exposed to wet and/or humid conditions; moving mechanical parts; high, precarious places; outside weather conditions; risk of electrical shock; and vibration. The noise level in the work environment is usually moderate.

THE ABOVE STATEMENTS ARE INTENDED TO DESCRIBE THE GENERAL NATURE AND LEVEL OF WORK BEING PERFORMED BY INDIVIDUALS ASSIGNED TO THIS POSITION. THEY ARE NOT INTENDED TO BE AN EXHAUSTIVE LIST OF ALL DUTIES, RESPONSIBILITIES, AND SKILLS REQUIRED OF PERSONNEL SO CLASSIFIED.