Job Description

The Capital Projects Manager (not remote) is responsible for the development and execution of apartment renovations, located at multiple sites throughout California for our client, a real estate investment, development and operating company based in Orange County, California. The company was formed in 20 years ago to acquire value-add and ground-up multifamily development opportunities in Northern and Southern California. They are an active investment and development company and continues to grow at a dynamic pace.

General Purpose:

This position requires excellent communication and collaboration skills along with strong computer and hands-on project management skills. Additionally, this project requires the ability to develop the skill set to handle capital projects, work in stressful environments and make recommendations and decisions between competing alternatives. This position will function as an owner’s representative and will report to the Director-Capital Projects.

• Develop and execute capital improvement programs for multi-family properties.
• Reports to Director - Capital Projects.
• Function as an owner’s representative.

Acquisition/Underwriting:

• Develop scope of work and budgets for new acquisitions at the direction of acquisition team. The budget will include immediate repair/deferred maintenance items, value-add renovations, and reserve items/on-going repairs over the investment hold period.
• Verify that the latest code enforcement requirements are included in budget assumptions.
• Arrange due diligence inspections and bid procurement with appropriate third-party contractors.

Operations/Execution:

• Design development – Coordinate design efforts among all consultants and company staff. Develop scopes of work, take-off documents and specifications for same.
• Create RFP documents and send them to qualified bidders for each CapEx, Renovation and Deferred Maintenance project.
• Manage relationships with subcontractors & identify new subcontractors to maintain competitive pricing.
• Ensure scope, specifications, budget and schedule are maintained throughout the project life cycle.
• Value engineering – Refinement of rehab budget/marketing curb appeal/theme.
• Distill vendor estimates, recommend and qualify contractors (references, licenses, insurance, etc.), negotiate terms (payment/schedule), and prepare contracts.
• Initiate coordination/kick-off meeting with asset management and property management – Establish staging details, sequence, schedule, scope, resident correspondence, etc.
• Manage enforcing agencies – Meet with city inspectors/representatives as necessary to coordinate project efforts.
• Confirm work is completed and consistent with the terms of partnership and lender agreements.
• Inspect job sites for progress, timing of completion, costs to complete, and quality control. Meet with contractors to discuss scope discrepancies, change order requests, trouble spots, etc.
• Create and document all capital approvals, maintain an accurate file of expenditures to date.
• Create and maintain project schedules.
• Create and maintain an accurate file that details contracts, scope changes, cost changes, schedule changes and product specification changes.
• Provide regular updates to company staff.
• Meet with lender inspectors for loan draws – Discuss project completion guidelines, specification modifications, etc.
• Perform final punch walks and / or coordinate final punch walks between Management group and contractor.
• Create exit binders and conduct exit meetings with management and contractors.
• Other duties as assigned.

Accounting/Reporting:

• Review/approve invoices.
• Manage preliminary capital approvals.
• Assist company and property management accounting departments with timely payment processing.
• Oversee the upkeep of accurate insurance certificates, lien releases, etc.
• Close-out of retention payments, clean-up of any back charges.
• Packaging and binding of all completed contracts and warranty information following project completion.
• Job Cost reporting by scope of work with separate G/L code for individual unit interior upgrade components.
• Categorize items by source of funds. Licenses / Certification:

• Valid drivers’ license and good driving record along with auto insurance.

Qualifications:

• Bachelor’s degree preferred but not required.
• Minimum of 5 years’ experience in residential construction/rehab.
• Open to 30% travel locally and regionally. This position requires onsite presence at company's current and prospective communities throughout California. Travel to these locations on a recurring basis, in addition to company’s main office in Orange County, California, is an integral part of this team member's role.
• Excellent written and verbal skills.