Job Description
BM Property Services pty Ltd – Smithfield QLD
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Operations Manager (reporting to Centre Operations Manager) & BM Property
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Key Stakeholders
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Maintenance Staff , Cleaning Staff, Security
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Direct Reports
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Maintenance Staff , Cleaning Staff, Security
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Location
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Smithfield Shopping Centre
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Key Objectives
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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 effective environment.
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Ensure programmed/ad‐hoc maintenance and capital works are performed with minimal disruption to tenants and customers.
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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.
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The priorities at all times should be:
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The health, safety and security of all visitors and occupants
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The presentation, upkeep and operational performance of the property
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The implementation of client strategies, including delivery against the client's Environmental, Social and Governance goals
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Duties & Responsibilities
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Hands-On Maintenance Delivery (70%)
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Reactive Maintenance
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Undertake reactive maintenance and repairs across the Centre including:
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Bollard installation and/or repairs
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Stormwater pits, sewer pits, and drain clean‐outs (excludes Confined Spaces)
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Food court furniture and public seating repairs
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Replace/repair toilet cubicle doors and hardware
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Replace/repair damaged toilet hardware
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General carpentry repairs
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Repair and replace fixtures (door handles, locks, etc.)
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Installation/removal
of hoarding graphics
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Globe/tube replacement including maintaining stock records
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Minor car park, pavers and footpath repairs
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Rubbish bin repair
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Skirting repairs
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Minor plumbing maintenance (washers, blockages, maintainable fittings)
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Minor window and fixtures repairs
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Limited relocation of mall or tenancy furniture and/or equipment
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Car park and roadway height bar repair
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Set up signage as instructed by Marketing
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Bump rail repair in corridors and back of house areas
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Plaster patch and painting - repairs/touch up painting
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Assist Pop-Up Retail with set up and dismantling (if requested)
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Preventative Maintenance
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Execute programmed maintenance as outlined in the PPM Schedule to ensure the following items or services are maintained to a satisfactory condition:
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All common area tables and seating (internal and external)
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Car park lights (remove dust and grime during inspections)
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Stairwell lights (remove dust and grime during inspections)
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Signage (remove dust and grime during inspections)
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Gutters and drains (clean if required)
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Car park, footpaths and paved areas
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Door hardware or fixtures
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Sump pumps
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Bollards (touch up paint when required)
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Regular roof gutter cleaning and inspections
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Building inspections including any fall of materials inspection program adopted by the Centre
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Furniture safety inspections
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Annual retailer lease inspections
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Customer Experience
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When delivering maintenance services, consider the most appropriate method to ensure the customer experience is not compromised.
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Present the Centre as a safe and clean environment at all times.
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Administrative & Management Responsibilities (30%)
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Ensure all JLL and client risk management reporting requirements are met accurately and within required timeframes.
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Investigate and report on accidents and incidents at the property.
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Carry out remedial work to prevent similar occurrences.
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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.
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Documentation and Record Keeping
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Develop and maintain a detailed asset register in a format agreed to by the Centre Management.
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Develop and implement the PPM Schedule on an approved software-based system.
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Maintain all supporting service dockets relevant to completed tasks (documentation to be stored in electronic format and accessible when required).
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Notify Centre Management of any additional works, time or resources required to complete or rectify PPM tasks.
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Ensure work orders are closed out in Prism in a timely manner; all coding of work orders must be accurate.
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Contractor Management
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Ensure all contracts are effectively managed with KPIs documented and tracked as applicable.
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Conduct weekly meetings with cleaning and security contractors to ensure operational oversight at all times, with minutes taken and actions followed through.
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Ensure all contractors satisfy insurance requirements as required under work orders or contracts.
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Ensure all work conforms to Work Safe procedures and other relevant legislation, including property house rules.
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Inductions
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Ensure all contractors and staff are inducted and receive up-to-date site-specific training.
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Ensure contractors entering the sites provide a risk management plan and safe work method statement before commencing work.
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Ensure all contractors' details and insurances are kept up to date in CM3 and Sine Pro.
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Key Management
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Monitor property keys and ensure all key management protocols are adhered to, including sign in/sign out procedures using the Keymaster system.
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Ensure contractor sign‐in procedures are followed using Sine Pro.
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Ensure the key register is always up to date and proactively follow up missing keys.
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Workplace Health and Safety Legislation
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Ensure all operations and maintenance conform to the Building Code of Australia and other relevant statutory accountabilities.
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Participate in any EHS campaign or safe work practices where these do not compromise the Services EHS framework.
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Maintenance Oversight
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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.
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Ensure contractors have all documentation required (work orders/contracts) to complete works.
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Monitor the issuing and close out of PPM tasks on Prism to ensure contract compliance.
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Procurement
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Actively assist with obtaining quotes for all ad‐hoc works.
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Ensure all goods and services are procured within budget and in compliance with the Limits of Authority in the Management Agreement.
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Budgets / Business Plans
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Actively contribute to the budgeting and business planning process for the property.
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After Hours Call Out
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Be reasonably available for call‐out outside of business hours when required.
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Customer Service
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Address relevant customer complaints promptly and effectively.
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Liaise with retailers and centre management in providing guidance and support with health and safety issues.
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Training & Conferences
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Attend all meetings, training seminars and conferences as required.
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IT
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Demonstrate intermediate skill level of Excel, Word, Outlook, Internet, other MS Office programs and smartphone/app use.
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Equipment & Licences
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Equipment Provided
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All hand tools
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All power tools
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Gurnies, air compressors, dollies, welders
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Golf cart with tray OR equivalent battery‐operated maintenance vehicle
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Consumables for all tools (drill bits, blades, silicon and caulk guns, etc.)
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PPE for all staff including but not limited to: gloves, eye protection, safety boots, ear protection
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Licences Required
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Appropriate licences for operating any elevated work platforms
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Motor vehicle licence (including when using battery‐operated vehicles for maintenance purposes)
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Confined spaces licence
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To apply you need to be
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Experienced in property maintenance, facilities operations or complementary roles
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Working in a similar or complementary role for 2 to 4 years
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Able to demonstrate the required skills and looking for a career in property operations and maintenance management
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Possess appropriate trade qualifications or sufficient experience to undertake the scope of maintenance services outlined
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Able to balance hands‐on technical work with administrative and supervisory responsibilities
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Key Skills
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Leadership
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Must demonstrate organisational and supervisory capabilities with direct reports and peers.
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Work collectively and demonstrate cohesion with other teams providing complementary services.
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Personal Effectiveness
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Sets targets for self, monitors and manages own performance with guidance from direct supervisor.
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Monitors progress against own performance measures and achieves results.
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Consults and communicates regularly with direct supervisor.
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Decision Making
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Suggests solutions to resolve problems or improve operations.
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Actively searches out improvement opportunities and implements them after consulting on strategy and options with direct supervisor.
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Relationship Building
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Conducts open, collaborative relations with superiors, peers, clients and contractors.
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Gains respect of JLL people, BM Property and clients.
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Communication
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Communicates effectively with superiors, peers, clients, contractors and retailers.
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Listens effectively and communicates through actions and example.
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Demonstrates strong written and verbal communication skills.
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Employee Specification
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Highly organized with a methodical approach to work, the ability to prioritise and meet deadlines
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Flexible regarding hours of work and able to provide coverage for out of hours works and major events with fellow team members
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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
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Keen interest in building operations, engineering, systems and compliance
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Strong practical and technical maintenance skills with a hands‐on approach

📌 Maintenance Manager (Queensland)
🏢 BM Property Services
📍 Queensland