Facilities Maintenance Specialist

CELULARITY LLC; Florham Park (NJ); On-site; USD 90,000 - 120,000; Full time

Job summary

CELULARITY LLC is seeking a Facilities Maintenance Specialist in Florham Park, NJ to ensure reliable operation, maintenance, and improvement of facility infrastructure in a GMP biopharma setting. The role focuses on Siemens Desigo BMS operation, alarm troubleshooting, and environmental control across critical equipment.

You will monitor HVAC systems, review performance trends, and work with cross-functional teams to prevent downtime and support regulatory requirements.

Qualifications

• Minimum 5–7 years in facilities maintenance or related field.
• Hands-on Siemens Desigo/BMS experience.
• Experience in GMP/pharma or regulated environments preferred.

Responsibilities

• Operate and troubleshoot Siemens Desigo BMS to monitor HVAC and building systems.
• Diagnose alarms, faults, and sensor issues; analyze trends.
• Review AHU/RTU, chiller, boiler, and other HVAC graphics.
• Adjust BMS setpoints, schedules, and limits per procedures.
• Coordinate with vendors for repairs and upgrades.
• Maintain documentation of BMS changes and actions.
• Support GMP/lab environmental monitoring requirements.

Skills

Siemens Desigo experience

HVAC troubleshooting

Building automation

Root-cause analysis

Communication skills

Education

High school diploma or equivalent

Technical degree / associate preferred

Tools

CMMS software

MS Word / Excel

Job description

Description

POSITION SUMMARY

The Facilities Maintenance Specialist is responsible for the reliable operation, maintenance, troubleshooting, and improvement of facility infrastructure and building systems supporting a GMP pharmaceutical/biotechnology manufacturing and laboratory environment. A primary responsibility of this position is the operation, troubleshooting, and maintenance of the Siemens Building Management System (BMS), including Siemens Desigo controls. The individual will use the BMS to monitor and troubleshoot HVAC and facility systems, analyze alarms and trends, evaluate equipment performance, and support environmental conditions throughout the facility.

CORE REQUIREMENT – SIEMENS BMS / CONTROLS

The successful candidate must have demonstrated hands‑on experience with Siemens Desigo or a comparable Siemens Building Management System and be capable of using the BMS to troubleshoot HVAC equipment, alarms, sensors, valves, dampers, control sequences, trends, and environmental conditions.

Requirements

KEY RESPONSIBILITIES

• Serve as a key Facilities resource for the Siemens Desigo Building Management System (BMS).
• Monitor and troubleshoot HVAC and facility equipment through the Siemens BMS.
• Diagnose BMS alarms, equipment faults, communication issues, sensor problems, and abnormal operating conditions.
• Review AHU, RTU, chiller, boiler, humidifier, exhaust, and other HVAC system graphics and operating parameters.
• Analyze BMS trends for temperature, humidity, pressure, airflow, supply/return temperatures, valve position, damper position, and other critical parameters.
• Troubleshoot control loops and determine whether issues originate from controls, sensors, actuators, valves, dampers, mechanical equipment, or field devices.
• Understand HVAC control sequences, including heating/cooling valve operation, humidity control, temperature control, and differential pressure.
• Adjust authorized BMS setpoints, schedules, alarm limits, and operating parameters in accordance with approved procedures.
• Identify recurring alarms and equipment performance issues and recommend corrective actions.
• Work with Siemens and other controls vendors to troubleshoot system issues and implement corrective actions.
• Support BMS upgrades, programming modifications, graphics changes, controls installations, and system commissioning.
• Verify proper operation of controls following maintenance, repairs, or system modifications.
• Maintain accurate documentation of BMS changes, alarms, troubleshooting activities, and corrective actions.

FACILITIES MAINTENANCE

• Perform preventive, predictive, and corrective maintenance on facility equipment and systems.
• Troubleshoot and maintain AHUs, HVAC systems, chillers, boilers, pumps, compressors, vacuum systems, humidification systems, exhaust systems, plumbing systems, electrical systems, and building automation/control systems.
• Troubleshoot low‑voltage electrical and control circuits.
• Perform inspections and monitor facility equipment for abnormal conditions.
• Respond to equipment failures and facility emergencies.
• Complete maintenance work orders and accurately document work performed.
• Support contractors and outside service providers during repairs, inspections, and projects.
• Assist with facility construction, equipment installation, relocation, and retrofit projects.

GMP / LABORATORY ENVIRONMENT

• Perform maintenance activities in GMP pharmaceutical, biotechnology, and laboratory environments.
• Understand the impact of HVAC and facility systems on controlled environments.
• Support temperature, humidity, pressure differential, and environmental monitoring requirements.
• Follow applicable GMP, safety, environmental, and facility procedures.
• Support investigations involving HVAC, facility equipment, environmental excursions, alarms, and system failures.
• Work closely with Quality, Engineering, Operations, EH&S, and external contractors when required.

PREVENTIVE / PREDICTIVE MAINTENANCE & RELIABILITY

• Complete scheduled PM and demand work orders in a timely manner.
• Identify recurring equipment problems and recommend reliability improvements.
• Participate in root‑cause troubleshooting and corrective actions.
• Identify opportunities to improve equipment reliability and reduce downtime.
• Maintain accurate equipment and maintenance records.

VENDOR / CONTRACTOR MANAGEMENT

• Provide oversight and technical direction to outside contractors and service providers.
• Coordinate Siemens controls service and troubleshooting activities.
• Review contractor work and verify that repairs meet facility requirements.
• Assist with obtaining quotes, scheduling service, and coordinating facility projects.

REQUIRED QUALIFICATIONS

• High school diploma or equivalent; technical degree, trade certification, or associate degree preferred.
• Minimum 5–7 years of facilities maintenance, building automation, HVAC, or facilities operations experience.
• Strong hands‑on experience with Siemens Desigo or comparable Siemens Building Management Systems.
• Demonstrated experience troubleshooting HVAC equipment through a BMS/controls system.
• Strong understanding of AHUs, HVAC systems, valves, dampers, pumps, sensors, actuators, and control sequences.
• Experience working in a GMP pharmaceutical, biotechnology, laboratory, or similarly regulated environment preferred.
• Strong mechanical and electrical troubleshooting skills.
• Ability to read mechanical, electrical, HVAC, and controls drawings.
• Experience with preventive and predictive maintenance programs.
• Ability to work independently with minimal supervision.
• Strong computer skills, including Microsoft Word, Excel, Outlook, and CMMS software.
• Strong written and verbal communication skills.

PREFERRED QUALIFICATIONS

• Siemens Desigo certification or formal Siemens controls training.
• Experience with Siemens Desigo CC, Insight, or related Siemens BMS platforms.
• Experience troubleshooting DDC controls.
• Experience with HVAC control sequences and PID/control loops.
• Experience with BMS graphics, trending, alarm management, and system scheduling.
• HVAC, electrical, controls, or stationary engineer trade certification.
• NJ Black Seal Boiler Operator License.
• Experience with cleanrooms and controlled environments.
• Experience with chilled water, hot water, steam, compressed air, vacuum, and other facility utilities.

PHYSICAL / SCHEDULE REQUIREMENTS

• Frequent walking, standing, climbing, bending, kneeling, and working in mechanical spaces.
• Ability to work from ladders and elevated locations and lift up to 50 lbs.
• Participation in an on‑call rotation.
• Weekend and holiday coverage as required.
• Overtime may be required based on facility needs.
• Must successfully complete applicable background and drug/alcohol screening.

SUCCESS IN THIS ROLE

The successful candidate will be able to independently use the Siemens BMS as a troubleshooting tool—not simply monitor alarms. The individual should be able to connect BMS data to the physical equipment, identify the likely source of an HVAC or environmental problem, determine whether the issue is controls‑related or mechanical, and coordinate the appropriate corrective action while maintena