Maintenance Technician III

Overview

The Maintenance Technician III responds to tenant and client service requests, completes assigned work safely and efficiently, documents all work in the CMMS, and escalates complex or high-risk conditions to the appropriate supervisor.

Pay: 34.25 per hour

The pay listed is the hourly range or the hourly rate for this position. A specific offer will vary based on applicant’s experience, skills, abilities, geographic location, and alignment with market data. 

Benefits: ABM offers a comprehensive benefits package.  For information about ABM’s benefits, visit

Benefits | Staff & Management

Responsibilities

• Monitor, inspect, operate, and maintain building systems and equipment.
• Perform preventive, predictive, and corrective maintenance activities.
• Troubleshoot and repair HVAC, electrical, plumbing, mechanical, carpentry, doors, locks, and related building systems.
• Respond promptly to tenant, customer, and building service requests.
• Diagnose equipment failures and determine the appropriate repair or escalation path.
• Perform equipment adjustments, minor installations, replacements, and repairs.
• Support seasonal maintenance, equipment start-up, shutdown, and operational readiness activities.
• Assist with inspections, testing, and documentation of life-safety and critical building systems.
• Read and interpret equipment manuals, drawings, work plans, schematics, and manufacturer instructions.
• Use hand tools, power tools, meters, testing equipment, ladders, lifts, and other maintenance equipment safely.
• Enter accurate labor, materials, findings, failure codes, follow-up actions, and completion notes into the CMMS.
• Maintain accurate asset and equipment records.
• Identify recurring failures and recommend corrective actions to improve reliability.
• Maintain tools, parts, work areas, mechanical rooms, and equipment rooms in a clean and orderly condition.
• Coordinate with vendors and contractors when additional support is required.
• Provide clear communication to tenants, clients, supervisors, and building leadership.
• Participate in emergency response, after-hours call-back, and on-call assignments as scheduled.
• Support other maintenance and facility operations activities as directed.

Safety and Compliance

• Follow all ABM, client, OSHA, and site-specific safety requirements.
• Follow lockout/tagout, electrical safety, confined-space, fall-protection, hot-work, and chemical-safety procedures as applicable.
• Complete required permits, job hazard analyses, JSAs, pre-task planning, and safety documentation.
• Stop work and notify supervision when an unsafe condition or uncontrolled hazard is identified.
• Maintain required licenses, registrations, certifications, and training.
• Report incidents, near misses, equipment damage, environmental concerns, and unsafe conditions immediately.
• Never bypass safety devices, operating procedures, alarms, or required approvals.

CMMS and Documentation Expectations

• Accept, prioritize, update, and close assigned work orders in the CMMS.
• Record accurate problem descriptions, root causes, corrective actions, labor hours, materials, and completion status.
• Attach photographs, inspection results, test readings, and supporting documentation when required.
• Ensure work orders are closed only after the work has been completed and the equipment has been returned to service.
• Identify follow-up work, parts requirements, vendor needs, and capital improvement opportunities.
• Maintain accurate and timely documentation to support client visibility, compliance, reporting, and equipment reliability.

Qualifications

Required Qualifications

• High school diploma, GED, or equivalent combination of education and experience.
• Five or more years of commercial, industrial, institutional, or facility maintenance experience preferred.
• Demonstrated experience troubleshooting multiple building systems.
• Working knowledge of HVAC, electrical, plumbing, mechanical, carpentry, doors, and locks.
• Ability to read technical manuals, drawings, schematics, and equipment documentation.
• Ability to use a CMMS, mobile work-order system, email, and basic computer applications.
• Ability to communicate professionally with tenants, customers, vendors, and leadership.
• Ability to work independently and make sound decisions within established procedures.
• Ability to obtain and maintain any required state, local, client, or equipment-specific licenses and certifications.
• Valid driver’s license may be required based on site responsibilities.

Preferred Qualifications

• HVAC, electrical, plumbing, boiler, or stationary engineering certification.
• Experience in a high-rise, commercial office, laboratory, manufacturing, or mission-critical facility.
• Experience with computerized maintenance management systems.
• Experience performing preventive maintenance and failure investigation.
• EPA refrigerant certification, boiler license, OSHA training, or other applicable trade credentials.
• Experience mentoring Maintenance Technician I and II employees.

Physical Requirements

• Ability to stand, walk, climb, bend, kneel, crawl, push, pull, and work in confined or elevated areas.
• Ability to lift and carry tools, parts, and equipment in accordance with safety requirements.
• Ability to work in mechanical rooms, rooftops, basements, loading docks, and other areas with varying temperatures and conditions.
• Ability to work from ladders, lifts, and elevated platforms when properly trained and authorized.
• Ability to wear required personal protective equipment.