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About the Role

As the Building Operations Manager, you will be responsible for the condition and ongoing operation of your building portfolio. You will work closely with external property managers, tradespeople, and our operations team. You will combine regular on-site visits with good coordination and technical judgment to ensure our buildings function reliably. You will report to the Property Operations Lead and have the freedom to make decisions, solve problems, and improve our processes. With your experience, you will also help shape how we develop the maintenance of our buildings as Arbio grows.

Responsibilities

Manage the condition and functionality of your building portfolio, ensuring common areas and building technology are reliably maintained.
Serve as the daily point of contact for external property managers and janitorial services, reporting defects in common areas with clear deadlines and tracking them to resolution.
Oversee the daily operations of your buildings, including waste disposal, grounds maintenance, and handling complaints from neighbors and property managers.
Manage the technical and commercial execution of complex renovation measures and approved, owner-financed improvements, from service description and bid comparison to awarding contracts, monitoring, and acceptance.
Ensure sustainable solutions, high-quality execution, and adherence to budget.
Protect Arbio's interests by tracking warranty claims and defects, reviewing contractor invoices, and reimbursing legitimate expenses by landlords.
Act as the point of contact for building-related issues, prepare service descriptions and quotes for their concerns, and keep them informed about repairs and improvements.
Build a reliable network of tradespeople and service providers in our cities, including framework agreements, on-call services, locksmith services, and local partners outside of Berlin and Vienna.
Ensure the quality, responsiveness, and value for money that enable smooth building operations.
Manage the response to building emergencies and damages, quickly restore operations, and minimize disruption to our guests.
Collaborate closely with the Property Manager – Apartments to ensure damages are comprehensibly documented for insurance claims.
Prepare buildings for seasonal requirements such as heating periods, frost protection, and winter services, and reduce avoidable failures through proactive maintenance.
Ensure on-site safety inspections are carried out and identified technical defects are rectified in close cooperation with Leases & Compliance.
Utilize data on building condition and operation, repair costs, guest feedback, and operational key figures to reduce recurring defects, increase reliability, and minimize apartment downtime.
Improve our processes together with other teams as our portfolio grows.

Requirements

At least four years of practical experience in technical real estate management, facility management, building technology, or construction and project management for residential or hospitality properties.
Experience in implementing complex renovation measures on time and within budget, ideally across at least ten residential units or rooms, and independently negotiating with service providers.
A practical approach and a sound technical understanding of building systems, as well as good judgment in assessing repair needs, quotes, and quality of execution.
Basic knowledge of tenancy and condominium law, and an understanding of when to involve the responsible colleagues for legal and contractual matters.
Clear, confident communication and negotiation skills, as well as the ability to build good working relationships with external property managers, tradespeople, and owners.
Strong organizational talent: ability to manage competing priorities, adapt to changing situations, and reliably follow tasks through to completion.
A process-oriented, analytical working method using key figures, standardized procedures, and operational tools to ensure standards and continuously improve performance.
Fluent German and English language skills, as well as confidence in communicating with local partners and our international team.
Reside in Berlin or Vienna, or be willing to relocate independently.
Willingness to travel regularly to our other cities and take responsibility for your own building portfolio.

Skills

Technical real estate management
Facility management
Building technology
Construction and project management
Negotiation
Communication
Organization
Process-oriented working
Analytical working
Data utilization
Interpersonal skills

Location

Berlin
Vienna

Work Type

On-site
Travel

Experience Level

Minimum four years of practical experience

Salary/Compensations

Competitive salary, benchmarked against the market

Benefits

Unlimited token budget for AI models
Culture that delivers rather than debates
Short, direct coordination instead of endless meetings
Modern, centrally located office in Berlin
25 days of vacation
Urban Sports or Wellpass membership
Access to the mental health platform Nilo
Lunch 3 times a week
Daily breakfast
Snacks, coffee & matcha always refilled
Office Yoga
Run Club
Team events
Free stays in our apartments across Europe

About the Company

Arbio focuses on real impact rather than AI theater, aiming to build better solutions compared to soulless AI responses from platforms like Airbnb & Booking.