Key Responsibilities and Required Skills for Lead Building Operating Engineer

🎯 Role Definition

The Lead Building Operating Engineer is responsible for supervising and performing advanced building systems operations and maintenance across mechanical, electrical and life-safety disciplines. This role acts as the technical lead and shift supervisor for engineering staff, ensures compliance with building codes and safety standards, optimizes energy and equipment performance through robust preventive maintenance and troubleshooting, and coordinates vendors and contractors for repairs and capital projects. The Lead Engineer serves as the primary point of contact for building management, tenants, and authorities having jurisdiction during daily operations and emergency events.

📈 Career Progression

Typical Career Path

Entry Point From:

Senior Building Engineer / Building Operating Engineer
Facilities Technician / Maintenance Technician
HVAC/Mechanical Technician (Commercial or Industrial)

Advancement To:

Facilities Manager / Engineering Manager
Director of Engineering / Director of Facilities
Senior Manager of Building Systems / VP of Facilities Operations

Lateral Moves:

Building Automation/BMS Specialist
Energy Manager / Sustainability Manager
Commissioning Engineer / Controls Engineer

Core Responsibilities

Primary Functions

Lead, supervise, coach, and schedule a team of building engineers and maintenance technicians to ensure 24/7 coverage of mechanical, electrical, plumbing, and life-safety systems while maintaining high standards of workmanship and safety.
Manage and execute complex preventive maintenance programs for chillers, boilers, cooling towers, AHUs, pumps, VFDs, and rooftop units to maximize equipment life-cycle and minimize unplanned downtime.
Troubleshoot, diagnose, and repair mechanical and electrical failures including chiller plant faults, boiler combustion issues, steam traps, hydraulic systems, switchgear abnormalities, and emergency generator malfunctions.
Serve as the building’s primary technical liaison with tenants, property management, and contractors to coordinate service requests, HVAC adjustments, tenant improvement projects, and after-hours emergencies with clear communication and timely resolution.
Supervise and coordinate outside contractors and vendors for specialty services (boiler repairs, high-voltage work, fire systems testing, elevator service) ensuring scopes, permits, insurance, and quality meet contractual and regulatory requirements.
Oversee the operation, optimization, and alarm management of the Building Management System (BMS)/Direct Digital Controls (DDC), including setpoint tuning, schedule programming, trend analysis, and remote diagnostics to improve comfort and energy efficiency.
Plan, prioritize, and execute capital improvement projects and renovations in partnership with facilities management and engineering consultants; manage budgets, timelines, procurement, and site inspections.
Maintain compliance with all applicable codes and standards (NFPA, ASHRAE, OSHA, local building and fire codes), ensure timely regulatory inspections, and implement corrective actions for citations or deficiencies.
Lead emergency preparedness and response activities for HVAC, mechanical, electrical, and plumbing outages, including on-call rotations, escalation protocols, incident documentation, and after-action reviews to prevent recurrence.
Develop, review, and maintain detailed technical documentation including SOPs, equipment logs, maintenance records, mechanical room layouts, wiring diagrams, and O&M manuals to support operational continuity and audits.
Use computerized maintenance management systems (CMMS) such as IBM Maximo, Archibus, FMX or equivalent to create, assign, and close work orders, track spare parts inventory, and analyze maintenance KPIs (MTTR, MTBF, backlog).
Conduct root cause analyses for major equipment failures and implement reliability-centered maintenance strategies, predictive maintenance techniques, and vibration/oil analysis programs where appropriate.
Oversee and execute routine electrical tasks up to the qualified level: load balancing, breaker replacement, motor control center troubleshooting, emergency transfer switch testing, and coordination with licensed electricians for high-voltage work.
Ensure safe work practices by enforcing Lockout/Tagout (LOTO), confined space entry procedures, hot work permits, and PPE requirements; lead safety meetings, toolbox talks, and training sessions.
Manage parts and materials inventory, procurement activities, and vendor relationships to ensure critical spares availability and cost-effective sourcing while minimizing lead times and stock-outs.
Perform system start-ups, shutdowns, seasonal changeovers (heating to cooling), and commissioning activities after major repairs or installation to verify performance against design and manufacturer specifications.
Monitor energy consumption and utility performance; implement and report on energy conservation measures (ECMs), load shedding, and demand response activities to reduce operating costs and carbon footprint.
Train, mentor and certify new engineering staff, coordinate apprenticeship programs, track professional development, and enforce competency standards across the engineering team.
Prepare and present regular reports on building performance, maintenance metrics, capital expenditures, safety incidents, and lifecycle forecasts for senior management and stakeholders.
Coordinate and oversee fire alarm, sprinkler, and life-safety testing and inspections; ensure immediate remediation of any deficiencies and maintain compliance with emergency egress and fire protection systems.
Review mechanical and electrical design submittals, shop drawings, and project RFIs during retrofit and renovation projects to ensure constructability and compatibility with existing systems.
Build strong tenant relationships by proactively communicating planned outages, maintenance windows, and system optimizations while rapidly resolving occupant comfort complaints and building environment issues.
Drive continuous improvement initiatives focused on reliability, uptime, and cost control through standardization of procedures, adoption of condition-based maintenance, and benchmarking against industry best practices.
Manage vendor contracts, warranties, service level agreements (SLAs), and contractor performance metrics to ensure contractual deliverables meet scope, timeline, and quality objectives.
Ensure environmental compliance related to refrigerant management (EPA 608), fuel handling, hazardous waste disposal, and stormwater controls; coordinate with environmental consultants when required.

Secondary Functions

Support sustainability and carbon-reduction initiatives by participating in energy audits, retro-commissioning efforts, and building benchmarking programs (e.g., ENERGY STAR, local green standards).
Act as backup on-call escalation for critical site incidents and support multi-site engineering teams during large-scale events or system-wide upgrades.
Assist in development and maintenance of capital asset registers, life-cycle costing models, and deferred maintenance plans to inform long-term budgeting.
Participate in vendor selection, contract negotiation, and procurement reviews to align offerings with operational goals and compliance requirements.
Provide technical input for tenant fit-out design reviews to ensure mechanical and electrical infrastructure can support tenant requirements without compromising building systems.
Contribute to business continuity planning and testing for essential building systems to protect critical operations and tenant business activities.
Support health & safety audits, internal inspections, and third-party compliance reviews; implement corrective action plans and monitor closure.
Facilitate training sessions and cross-training programs to broaden team skillsets and increase operational resilience.
Maintain as-built drawings, O&M manuals, and digital system documentation in an organized, searchable format for quick reference and audit readiness.
Collaborate with procurement and finance teams to track maintenance expenditures, approve purchase orders, and identify cost-saving opportunities without sacrificing safety or reliability.

Required Skills & Competencies

Hard Skills (Technical)

Expert-level HVAC system knowledge: air-cooled and water-cooled chillers, centrifugal and screw compressors, chillwater piping, and chilled water pumping systems.
Boiler plant operations and maintenance including combustion controls, low-pressure and high-pressure boilers, feedwater systems, and steam distribution.
Building Management Systems (BMS/DDC) programming and troubleshooting (e.g., Johnson Controls, Siemens, Honeywell, Schneider) including BACnet, Modbus protocols.
Electrical systems competency: low-voltage and medium-voltage distribution, switchgear, MCCs, ATS, relays, and basic power quality diagnostics.
Emergency power systems: diesel generator operation, load bank testing, transfer switches and automatic start/stop procedures.
Experience with Variable Frequency Drives (VFDs), motor controls, starters, and soft-start devices.
Proficiency with CMMS platforms (e.g., IBM Maximo, Archibus, FMX, UpKeep) for work order management and preventive maintenance scheduling.
Knowledge of life-safety systems: fire alarm panels, sprinkler systems, smoke control fans, and coordination of inspection/testing.
Refrigerant handling and EPA 608 certification familiarity and refrigerant leak detection/refrigerant management best practices.
Strong proficiency with building codes, NFPA standards, OSHA safety regulations, ASHRAE guidelines, and local authority having jurisdiction requirements.
Mechanical troubleshooting skills: pumps, valves, heat exchangers, steam traps, condensate systems, and hydraulic balancing.
Ability to read and interpret mechanical/electrical drawings, P&IDs, wiring diagrams, and equipment submittals.
Hands-on experience with commissioning, retro-commissioning, and performance testing of building systems.
Inventory management and procurement experience for MRO parts, spare components, and consumables.

Soft Skills

Proven leadership and team-building skills with the ability to mentor, motivate, and hold a multi-shift technical team accountable.
Excellent verbal and written communication; comfortable creating reports, presenting to stakeholders, and coordinating between operations, tenants and vendors.
Strong problem-solving and analytical mindset with the ability to perform root cause analysis and implement durable corrective actions.
Customer-service orientation: responsive to tenant needs while balancing operational priorities and safety requirements.
Time management and prioritization skills to schedule concurrent preventive maintenance, reactive repairs, and project work.
Decision-making under pressure during emergency events with clear, calm, and documented actions.
Attention to detail for safety compliance, documentation accuracy, and quality control.
Project management capabilities: coordinating cross-functional teams, timelines, budgets, and change orders.
Continuous improvement focus and data-driven approach to reduce downtime, costs, and energy consumption.
Conflict resolution and negotiation skills for managing vendor performance and tenant escalations.

Education & Experience

Educational Background

Minimum Education:

High School Diploma or GED required; demonstrated trade experience and technical certifications preferred.

Preferred Education:

Associate's or Bachelor's degree in Mechanical/Electrical Engineering Technology, Facilities Management, HVAC Technology, or related technical field.
Additional coursework or certification in building systems, controls, or energy management is advantageous.

Relevant Fields of Study:

Mechanical Engineering Technology
Electrical or Electronic Technology
HVAC / Refrigeration Technology
Facilities Management / Building Systems Engineering
Energy Management / Sustainability

Experience Requirements

Typical Experience Range: 5–12 years of progressively responsible building operations and maintenance experience in commercial, institutional, healthcare, or multi-tenant facilities.

Preferred:

Minimum 3–5 years in a lead, supervisory, or shift supervisor role overseeing engineering staff.
Demonstrated experience managing chiller plants, boilers, BMS systems, and capital projects on medium-to-large buildings or campuses.
Experience with CMMS, vendor management, NFPA and OSHA compliance, and emergency response procedures.
Preferred certifications: EPA 608, state-issued boiler operator license (where applicable), OSHA 10/30, Certified Facility Manager (CFM) or equivalent, and manufacturer-specific controls certifications.