BM Property Services pty Ltd – Smithfield QLD

Operations Manager (reporting to Centre Operations Manager) & BM Property

Key Stakeholders

Maintenance Staff , Cleaning Staff, Security

Direct Reports

Maintenance Staff , Cleaning Staff, Security

Location

Smithfield Shopping Centre

Key Objectives

Proactively lead and deliver maintenance services to ensure Smithfield Shopping Centre operates to optimum standards. Balance hands‑on maintenance delivery (70%) with administrative and management responsibilities (30%) to maintain the property as a safe, clean, and operationally efficient environment.

Ensure programmed/ad‑hoc maintenance and capital works are performed with minimal disruption to tenants and customers.

Be responsible for risk management, audits, contractor management, and administrative duties relating to facilities and maintenance management, to the levels required by the Client, JLL and Legislation.

The priorities at all times should be:

- The health, safety and security of all visitors and occupants
- The presentation, upkeep and operational performance of the property
- The implementation of client strategies, including delivery against the client's Environmental, Social and Governance goals

Duties & Responsibilities

Hands-On Maintenance Delivery (70%)

Reactive Maintenance

Undertake reactive maintenance and repairs across the Centre including:

- Bollard installation and/or repairs
- Stormwater pits, sewer pits, and drain clean‑outs (excludes Confined Spaces)
- Food court furniture and public seating repairs
- Replace/repair toilet cubicle doors and hardware
- Replace/repair damaged toilet hardware
- General carpentry repairs
- Repair and replace fixtures (door handles, locks, etc.)
- Installation/removal of hoarding graphics
- Globe/tube replacement including maintaining stock records
- Minor car park, pavers and footpath repairs
- Rubbish bin repair
- Skirting repairs
- Minor plumbing maintenance (washers, blockages, maintainable fittings)
- Minor window and fixtures repairs
- Limited relocation of mall or tenancy furniture and/or equipment
- Car park and roadway height bar repair
- Set up signage as instructed by Marketing
- Bump rail repair in corridors and back of house areas
- Plaster patch and painting - repairs/touch up painting
- Assist Pop-Up Retail with set up and dismantling (if requested)

Preventative Maintenance

Execute programmed maintenance as outlined in the PPM Schedule to ensure the following items or services are maintained to a satisfactory condition:

- All common area tables and seating (internal and external)
- Car park lights (remove dust and grime during inspections)
- Stairwell lights (remove dust and grime during inspections)
- Signage (remove dust and grime during inspections)
- Gutters and drains (clean if required)
- Car park, footpaths and paved areas
- Door hardware or fixtures
- Sump pumps
- Bollards (touch up paint when required)
- Regular roof gutter cleaning and inspections
- Building inspections including any fall of materials inspection program adopted by the Centre
- Furniture safety inspections
- Annual retailer lease inspections

Customer Experience

When delivering maintenance services, consider the most appropriate method to ensure the customer experience is not compromised.

Present the Centre as a safe and clean environment at all times.

Administrative & Management Responsibilities (30%)





Ensure all JLL and client risk management reporting requirements are met accurately and within required timeframes.

Investigate and report on accidents and incidents at the property.

Carry out remedial work to prevent similar occurrences.

Be alert to any preventable action, incident or equipment failure that may contribute to public accident and take action to remedy as soon as possible.

Documentation and Record Keeping

Develop and maintain a detailed asset register in a format agreed to by the Centre Management.

Develop and implement the PPM Schedule on an approved software-based system.

Maintain all supporting service dockets relevant to completed tasks (documentation to be stored in electronic format and accessible when required).

Notify Centre Management of any additional works, time or resources required to complete or rectify PPM tasks.

Ensure work orders are closed out in Prism in a timely manner; all coding of work orders must be accurate.

Contractor Management

Ensure all contracts are effectively managed with KPIs documented and tracked as applicable.

Conduct weekly meetings with cleaning and security contractors to ensure operational oversight at all times, with minutes taken and actions followed through.

Ensure all contractors satisfy insurance requirements as required under work orders or contracts.

Ensure all work conforms to Work Safe procedures and other relevant legislation, including property house rules.

Inductions

Ensure all contractors and staff are inducted and receive up-to-date site-specific training.

Ensure contractors entering the sites provide a risk management plan and safe work method statement before commencing work.

Ensure all contractors' details and insurances are kept up to date in CM3 and Sine Pro.

Key Management

Monitor property keys and ensure all key management protocols are adhered to, including sign in/sign out procedures using the Keymaster system.

Ensure contractor sign‑in procedures are followed using Sine Pro.

Ensure the key register is always up to date and proactively follow up missing keys.

Workplace Health and Safety Legislation

Ensure all operations and maintenance conform to the Building Code of Australia and other relevant statutory accountabilities.

Participate in any EHS campaign or secure work practices where these do not compromise the Services EHS framework.

Maintenance Oversight

Ensure the properties' various systems, plant and equipment, surface finishes, structure and surrounds are correctly serviced to the manufacturer's specifications and/or maintained and repaired to the required standard.

Ensure contractors have all documentation required (work orders/contracts) to complete works.

Monitor the issuing and close out of PPM tasks on Prism to ensure contract compliance.

Procurement

Actively assist with obtaining quotes for all ad‑hoc works.

Ensure all goods and services are procured within budget and in compliance with the Limits of Authority in the Management Agreement.

Budgets / Business Plans





Actively contribute to the budgeting and business planning process for the property.

After Hours Call Out

Be reasonably available for call‑out outside of business hours when required.

Customer Service

Address relevant customer complaints promptly and effectively.

Liaise with retailers and centre management in providing guidance and support with health and safety issues.

Training & Conferences

Attend all meetings, training seminars and conferences as required.

IT

Demonstrate intermediate skill level of Excel, Word, Outlook, Internet, other MS Office programs and smartphone/app use.

Equipment & Licences

Equipment Provided

- All hand tools
- All power tools
- Gurnies, air compressors, dollies, welders
- Golf cart with tray OR equivalent battery‑operated maintenance vehicle
- Consumables for all tools (drill bits, blades, silicon and caulk guns, etc.)
- PPE for all staff including but not limited to: gloves, eye protection, safety boots, ear protection

Licences Required

- Appropriate licences for operating any elevated work platforms
- Motor vehicle licence (including when using battery‑operated vehicles for maintenance purposes)
- Confined spaces licence

To apply you need to be

- Experienced in property maintenance, facilities operations or complementary roles
- Working in a similar or complementary role for 2 to 4 years
- Able to demonstrate the required skills and looking for a career in property operations and maintenance management
- Possess appropriate trade qualifications or sufficient experience to undertake the scope of maintenance services outlined
- Able to balance hands‑on technical work with administrative and supervisory responsibilities

Key Skills

Leadership

- Must demonstrate organisational and supervisory capabilities with direct reports and peers.
- Work collectively and demonstrate cohesion with other teams providing complementary services.

Personal Effectiveness

- Sets targets for self, monitors and manages own performance with guidance from direct supervisor.
- Monitors progress against own performance measures and achieves results.
- Consults and communicates regularly with direct supervisor.

Decision Making

- Suggests solutions to resolve problems or improve operations.
- Actively searches out improvement opportunities and implements them after consulting on strategy and options with direct supervisor.

Relationship Building

- Conducts open, collaborative relations with superiors, peers, clients and contractors.
- Gains respect of JLL people, BM Property and clients.

Communication

- Communicates effectively with superiors, peers, clients, contractors and retailers.
- Listens effectively and communicates through actions and example.
- Demonstrates strong written and verbal communication skills.

Employee Specification

Highly organized with a methodical approach to work, the ability to prioritise and meet deadlines

Flexible regarding hours of work and able to provide coverage for out of hours works and major events with fellow team members

A high degree of independence is required on a day-to-day basis, but you will report to the Operations Manager and BM Property and work closely with the Centre Team

Keen interest in building operations, engineering, systems and compliance

Strong practical and technical maintenance skills with a hands‑on approach

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📌 Maintenance Manager (Cairns Regional)
🏢 BM Property Services
📍 Cairns Regional