Property Manager

Position Summary

To effectively manage and coordinate associates, activities, and available resources to accomplish the long-term and short-term objectives for the multi-family communities and assigned investment properties. Directs and supervises the Community Managers and all property management functions. Ensures that the profitability, physical condition, and marketability of all communities meet the highest standards possible.

Essential Functions and Responsibilities

Financial Reporting

1. Prepares annual operating budgets and reforecasts for all regional communities.

2. Plans for exterior and interior unit improvements and capital projects, and makes budgetary recommendations accordingly.

3. Compares actual income and expenses to approved budget guidelines, directs corrective action, or requests budgetary adjustments as required.

4. Reports on financial position, market analysis, physical condition, and forecasted expenditures for all regional communities.

5. Conducts monthly and/or quarterly property status meetings.

Market Analysis

6. Reviews and analyzes the effectiveness of advertising expenditures, leasing personnel, and property management practices. Authorizes Community Managers to take action intended to improve cost effectiveness and income enhancement based upon the following:

a. Traffic statistics

b. Overall closing percentages and closing percentages by leasing agent

c. Renewal ratios

d. Advertising costs by source

e. Advertising sources responsible for traffic

f. Occupancy rates by unit type

g. Delinquencies

h. Reasons for move-outs

i. Demographics

7. Maintains awareness of market/industry conditions and trends via trade publications, professional organizations, and information provided by the Community Managers. Makes recommendations for the property marketing package, and provides senior management with data for all regional properties on the following:

a. Demographics

b. Regional vacancy rates

c. Comparable rent analysis (amenity adjusted)

d. Additional Market surveys

e. Site Plans

f. Area Information and Neighborhoods

g. Lease Rates

h. Software or technology changes

Physical Condition of the Properties

8. Maintains knowledge of the physical condition of all properties, and approves expenditures or requests budgetary adjustments for leasehold improvements and capital projects.

9. Ensures that Community Managers oversee all associates, outside services, and maintenance needs to guarantee quality and cost-effectiveness. Works with Community Managers to ensure the following facets of the organization are addressed:

a. Maintenance : Implements schedules and procedures for landscaping, plumbing, electrical, and other building systems care and repair.

b. Preventive Maintenance : Ensures the maintenance of operational records and manuals. Implements schedules and procedures for the review, care, and repair of equipment, spare parts inventory, and community assets.

c. Safety and Inspections : Executes schedule and reporting requirements for property safety and inspections.

d. Outside Services : Reviews and approves contracts for outside services, ensures cost effectiveness and quality performance.

e. Supplies and Equipment : Applies expenditure approvals and controls.

f. Associates : Carries out procedures to hire, train, and supervise/manage staff as required.

10. Reviews all liability and property incident reports and communicates as needed with the insurance adjuster or representative.

11. Reviews annual bids for all contract services, e.g., landscaping, painting, etc., and authorizes contracts within allowable budget.

Management Accountabilities

12. Conducts all business in accordance with company policies and procedures, and appropriate government laws and regulations pertaining to employers and industry.

13. Fully supports the goals and principles of federal and state fair housing laws. No associate of Gumenick properties shall discriminate in the housing of persons based upon their race, color, religion, national origin, sex, elderliness, familial status, source of funds, sexual orientation, gender identity, military status, or disability.

14. Ensures compliance training on fair housing laws is provided to all on-site associates regularly.

15. Approves all hiring, transfers, promotions, and terminations.

16. Train, mentor, and supervise community managers and other on-site associates within the established region.

17. Ensures adherence to company procedures for new associate orientation, established educational programs, annual performance reviews, review and approval of compensation, and the enforcement of company policies.

18. Sets the operational goals of the property and establishes standards for office management, accounting and reporting, leasing, traffic and leasing documentation, customer service and resident relations, computerized systems use, and workplace safety.

19. Manages escalated resident complaints in adherence with company policies and procedures.

20. Oversees performance of and compliance with the revenue management system.

21. Reviews all associate mystery shops and evaluations, and collaborates with the community manager on training opportunities as needed.

22. Reviews and monitors the performance of all property management and ancillary software platforms used by the company for the communities within the assigned portfolio.

Supervisory Responsibilities

Positions accountable to the Regional Property Manager include Community Managers at all communities within the established region.

Reporting Relationships

The Regional Property Manager reports to the Director of Property Management.

External Relationships

• Landlord/Tenant Attorneys
• Inspectors
• Service Contractors
• Vendors
• Market Research Companies
• Insurance adjustors
• County/City Officials

Qualifications and Credentials

• BS degree in Management or related field and five years of property management experience, or
• Seven plus years' experience in property management (multi-family and/or mixed-use), or
• A minimum of five years of supervisory, budgeting, and financial analysis experience.
• Superior problem-solving, administrative, and communication skills; team player.
• Ability to frequently inspect property and work outdoors in all conditions.
• Ability to travel to all communities within the portfolio as needed. Overnight travel is infrequent but would be required on an as-needed basis.
• Computer literacy required; Microsoft Office proficiency required; Yardi experience preferred; Yieldstar/LRO management experience preferred

Abilities and competencies

Communication and Problem Solving

• Possess strong leadership and interpersonal skills that drive results.
• Able to handle multiple projects and tasks in a fast-paced work environment.
• Able to effectively communicate both verbally and in writing to convey clear, well-articulated instructions to a diverse audience.
• Able to reason, analyze information and events, and apply judgment to solve problems, including those with complex mathematical characteristics.
• Able to write operations and administrative policies and procedures that are concise and readily understood.
• Able to respect and maintain confidentiality within the organization.
• Possess public communication skills that allow them to professionally represent Gumenick Properties to a variety of business, government, and/or community partners.

PI26814ee4cb3f-7309