Key Responsibilities and Required Skills for a Mobile Operating Engineer

🎯 Role Definition

The Mobile Operating Engineer is a crucial, field-based role responsible for the hands-on operation, maintenance, and repair of all critical building systems for multiple sites. You will travel between locations to perform preventive maintenance, troubleshoot complex equipment failures, and ensure our facilities are safe, comfortable, and operating at peak efficiency. This position requires a strong technical aptitude, a customer-centric approach, and the ability to work independently to manage a dynamic workload.

📈 Career Progression

Typical Career Path

Entry Point From:

Building Maintenance Technician
HVAC Technician
Stationary Engineer

Advancement To:

Lead Operating Engineer
Assistant Chief Engineer or Chief Engineer
Facilities Manager

Lateral Moves:

Building Automation / Controls Technician
Project Coordinator (Facilities)

Core Responsibilities

Primary Functions

Perform comprehensive preventive, predictive, and corrective maintenance on critical building infrastructure, including HVAC, mechanical, electrical, plumbing, and fire/life safety systems across a portfolio of properties.
Respond promptly and professionally to tenant service requests and emergency calls, utilizing a Computerized Maintenance Management System (CMMS) to track work orders from initiation to completion.
Apply advanced diagnostic and troubleshooting techniques to identify root causes of equipment failures, performing complex repairs on pumps, motors, air handlers, chillers, boilers, and associated control systems.
Operate, monitor, and optimize Building Management Systems (BMS/BAS) to ensure efficient building operation, maintain occupant comfort, and identify potential system failures before they occur.
Conduct thorough daily rounds and log readings for all critical equipment, meticulously inspecting mechanical and electrical rooms to ensure systems are operating within design parameters.
Oversee and coordinate the work of third-party vendors and subcontractors for specialized repairs and projects, ensuring adherence to safety protocols, quality standards, and project timelines.
Read, interpret, and work from technical documentation, including blueprints, schematics, wiring diagrams, and operational manuals to facilitate effective troubleshooting and repairs.
Ensure all work is performed in strict compliance with local, state, and federal regulations, including OSHA safety standards, building codes, and environmental guidelines.
Participate in a rotating on-call schedule to provide 24/7 emergency response coverage for after-hours, weekend, and holiday incidents.
Create and maintain accurate, detailed records of all maintenance activities, repairs, and system readings, contributing to a comprehensive service history for all building assets.
Perform and log regular chemical water treatment tests for cooling towers, condenser water systems, and closed-loop systems to prevent corrosion, scaling, and biological growth.
Champion a culture of safety by maintaining a clean and organized work environment, utilizing proper personal protective equipment (PPE), and adhering to all lockout/tagout (LOTO) procedures.
Communicate effectively and professionally with property managers, tenants, and team members regarding the status of repairs, maintenance schedules, and potential impacts on building operations.
Travel efficiently between multiple assigned properties within a designated geographic area to perform scheduled maintenance and respond to service calls as needed.
Execute minor electrical maintenance and repairs, such as replacing ballasts, light bulbs, outlets, and switches, and troubleshooting basic circuit issues.
Actively identify and recommend opportunities for energy conservation and operational efficiency improvements to reduce utility consumption and operating costs.
Perform repairs on various plumbing systems, including clearing drains, fixing leaks, and servicing fixtures, toilets, and sinks.
Assist the Chief Engineer or Facilities Manager with capital projects, including equipment retrofits, system upgrades, and new installations, by providing technical input and hands-on support.
Maintain a detailed inventory of essential parts, tools, and supplies, and proactively procure necessary materials to minimize equipment downtime.
Conduct regular inspections of fire and life safety systems, coordinating with specialized vendors for required certifications and testing.

Secondary Functions

Support property management by providing data and reports on equipment performance and maintenance history from the CMMS.
Contribute to the continuous improvement of maintenance strategies by providing field-level feedback and observations.
Collaborate with project managers and external vendors during building retrofits, tenant improvements, and capital upgrade projects.
Participate in team meetings and safety briefings to coordinate maintenance schedules and discuss operational challenges.

Required Skills & Competencies

Hard Skills (Technical)

HVAC Systems Expertise: Deep knowledge of commercial HVAC systems, including rooftop units, chillers, boilers, air handlers, VAV boxes, and cooling towers.
Building Automation Systems (BAS/BMS): Proficiency in operating and monitoring systems from manufacturers like Johnson Controls (Metasys), Siemens (Apogee), Trane (Tracer), or ALC.
Electrical Troubleshooting: Ability to diagnose and repair issues in systems up to 480V, including motors, starters, VFDs, and basic control circuits.
CMMS Proficiency: Experience using Computerized Maintenance Management Systems (e.g., Angus, Corrigo, FMX) for work order management and asset tracking.
Universal EPA 608 Certification: Required for handling and purchasing refrigerants.
Plumbing & Pipefitting: Skills in repairing various plumbing fixtures, clearing drains, and soldering/brazing copper pipes.
-Fire & Life Safety Systems: Familiarity with fire alarm panels, sprinkler systems, and fire pumps.
Blueprint and Schematic Reading: Ability to interpret technical drawings to diagnose and repair complex systems.
Water Treatment: Knowledge of testing and maintaining chemical levels in open and closed-loop water systems.
Lockout/Tagout (LOTO) Procedures: Strong understanding and adherence to safety protocols for isolating energy sources.

Soft Skills

Problem-Solving & Critical Thinking: Ability to independently diagnose complex issues and develop effective solutions under pressure.
Time Management & Prioritization: Excellent organizational skills to manage a demanding workload across multiple locations.
Customer Service Orientation: A professional and courteous demeanor when interacting with tenants, clients, and team members.
Strong Communication: Ability to clearly explain technical issues to non-technical stakeholders.
Adaptability: Flexibility to respond to emergency calls and shifting priorities in a dynamic environment.
Self-Motivation: A proactive and independent worker who takes ownership of their responsibilities.

Education & Experience

Educational Background

Minimum Education:

High School Diploma or GED.
Vocational or technical trade school certification in HVAC, electrical, or a related field.

Preferred Education:

Associate's Degree in Mechanical Engineering Technology, Building Maintenance, or a related discipline.
Relevant industry certifications (e.g., SMA/SMT from BOMI, BOC).

Relevant Fields of Study:

HVAC-R Technology
Industrial Maintenance
Electrical Technology
Building Engineering Technology

Experience Requirements

Typical Experience Range: 3-7 years of progressive, hands-on experience in commercial building maintenance, facilities management, or as an operating engineer.

Preferred:

Prior experience in a mobile or multi-site role covering a portfolio of commercial office, retail, or industrial properties.
Experience in a high-rise commercial building environment.
A valid driver's license and a clean driving record are required.