General Manager - Residential Property Management

General Manager

General Manager is responsible for managing operations and maximizing financial value of a diverse, multi-site residential apartment portfoliowhich may consist of a combination of both market-rate and affordable communities.  An associate in this position will be assigned by the VP to manage different properties in a region or regions, typically for a short to medium term assignment, though long term assignments are possible.  These assignments may be to work in the absence of the regularly assigned manager or to work at a troubled property.  The duties include achieving the financial and operational goals of the owner’s, the company, and of the region.  The General Manager leads on-site staff to ensure a sufficient flow of revenue by maintaining a high percentage of apartment unit occupancy, adherence to property standards (to include unit turns and routine maintenance, grounds at a functional and high aesthetic level), Owner and resident satisfaction and controlling expenses.

Essential Duties and Responsibilities:

• Provide day-to-day and ongoing supervision, management, and leadership of a team of employees, one or more of who may be a supervisor with subordinate staff.  Management responsibilities will include recruiting, engagement, performance management, coaching and counseling, workplace conflict resolution, compensation administration, enforcement of workplace and company policies and rules, etc.
• Operational Oversight, Financial Management, Leadership & Team Management, Strategic Planning & Growth, Customer & Client Relations, Compliance & Risk Management, Communication and Reporting.
• Review monthly financial reports, assist on-site managers with preparing the required owner reports, and attend asset management meetings
• Answer questions from owners, government agencies, financial institutions, auditors, accounting, staff, etc.
• Supervises all on-site staff, including hiring, training, supervision, and corrective measures.  Determines productivity standards of each staff member and tracks individual performance by monitoring common standards.
• Maintains awareness of market/industry conditions and trends via trade publications, professional organizations, etc. Regularly evaluates market conditions and comparable properties.
• Prepares and implements annual budget in coordination with owners and asset managers. Monitors the property budget on a daily basis in accordance with established goals; keeps expenses in line with the budget.
• Physically walks and inspects the interior and exterior of every community within his/her portfolio on a monthly basis. Makes recommendations for physical repairs and/or replacements.
• Maintains a positive customer service attitude. Attends to resident concerns on an as-needed basis. 
• Reviews leases, rules, and regulations, contracts, licenses
• Reviews rent schedules, personnel files, and resident files
• Reviews Delinquency Report, bank deposits, equipment inventory, inspections, etc.  
• Meets with staff individually and in group meetings to communicate information and company news, to ensure that directives and goals are mutually understood, and to receive feedback and discussion 
• Assures that associates follow company policies and safety rules; complies with company policies for reporting incidents.
• Enforces safety standards and training for staff. 
• Follows up as needed on all aspects of property management
• Negotiates contracts but not signing. 
• Prepare for regulatory agency inspections
• Conducts all business in accordance with company policies and procedures, Fair Housing, Americans with Disabilities Act, Fair Credit Reporting Act, and all other laws pertaining to apartments.
• Manage and oversee assigned communities in the most efficient and profitable manner possible given existing market conditions consistent with the goals and objectives of the company and property owners, seeking to maximize revenue and minimize expenses while still maintaining the proper level of service and curb appeal.
• Be responsive and receptive to owners’ needs, goals, and objectives.
• Ensure that all physical aspects of the property are at all times fully functional and maintained in an attractive condition through daily visual inspections, property walks, and team walks as necessary, in addition to managing expenses as it relates to curb appeal initiatives.
• Ensure that an adequate number of units are market-ready and show-ready at all times. This includes daily or weekly walks as necessary to ensure the readiness of all show units. Work with the turnover team to manage expectations and execution as it relates to the readiness of units and accuracy of the information in Realpage/OneSite. 
• Adhere to all local, state, and federal housing requirements as it relates to leasing and management of the property.
• Oversee all marketing efforts at the community, from online advertising to signage to collateral to SEO/PPC campaigns and Internet Listing Services.
• Maintain an excellent customer service relationship by adhering to the highest levels of customer service expectations and ensure that the team is executing these roles effectively. This should include both internal and external customers.
• Communicate effectively and professionally with staff members and ensure compliance of all personnel management standards and serve as the on-site HR contact for all associates. Be an example.
• Direct efforts to ensure all purchasing and invoicing guidelines are followed.
• Ensure timely completion of all salary, bonus, and compensation paperwork, in addition to adherence to company standards for payroll and overtime calculations.
• Accomplish the owner objectives by recruiting, hiring, training, and motivating a high-performing team.
• Participate in company training classes and meetings as required.
• Effectively understand and operate the company’s various software programs and ensure staff is properly trained in the respective programs for their positions.
• Work with Regional Manager to evaluate and recommend changes on rent/pricing strategies and ensure websites and printed material are accurate and updated.
• Effectively perform and document appropriate associate evaluations including, but not limited to, performance reviews and corrective action reviews, and termination paperwork.
• Assist Regional Manager with management functions and other responsibilities as required.
• Other tasks or duties as assigned by supervisor.

Qualifications:

To perform this job successfully, an individual must be able to perform each essential duty well. The requirements listed below are representative of the knowledge, skills, and abilities required. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions of the job.

Certifications:
Hold and maintain any and all certifications required to manage the property, which may include affordable, tax credit, property management, and other such licenses or designations.   Professional accreditations are preferred. COS is required.

Education:
A college degree is preferred but not required.   The position requires the ability to read and write English fluently, the ability to accurately perform intermediate mathematical functions, and the ability to understand and perform all on-site resident management software functions. 

Professional Experience: 
A minimum of five (5) years experience in multi-family residential as a Supervisor in residential property management

Attendance/Travel Requirements:
The position requires the ability to work any of the seven days of the week, 52 weeks of the year.  Due to the property staffing limitations, it is extremely critical that individuals be able to work their scheduled hours on a consistent basis and, if necessary, overtime hours when requested.  The position requires the ability to serve on-call, as scheduled or as necessary.  Travel may be required at times to attend various company gatherings either in the general vicinity of the associate's home property or in another state.  You must also be able to attend certain resident events that are held after hours.

Skills: 
The position requires, but is not limited to, the following:

• The management and motivation of people and the ability to communicate effectively with owners, residents, prospects, agencies, corporate staff, your staff and vendors. 
• Strong administrative and organizational skills (juggling multiple projects, tasks simultaneously)
• Ability to think rationally during a crisis
• Strong time management skills and the ability to prioritize wisely
• Strong customer service orientation
• Good understanding of sales and marketing concepts and the ability to develop, implement, and evaluate marketing plans
• Knowledge of on-site maintenance requirements including dealing with vendors and contractors
• Ability to close a sale
• Ability to operate and understand personal computer functions and company utilized software packages

Physical Demands:

• Must be capable of physically accessing all exterior and interior parts of the property and amenities.
• Must be able to push, pull, lift, carry or maneuver weights of up to 20lbs. independently and 50 lbs. with assistance.

Computer skills:

• Basic knowledge of computers
• Ability to use Outlook
• Intermediate to advanced knowledge of MS Word and Excel, Realpage/OneSite
• Ability to develop advanced knowledge of other programs or systems as needed
• Basic Internet knowledge

Learning & Development:

Maintain a commitment to ongoing personal development and career growth through career path activities provided through the corporate office and external sources as needed.

This role is exempt and has an anticipated annualized base salary range of $90,000-$95,000 for a new employee depending on a number of relevant factors including individuals’ experience, qualifications, knowledge, skills, abilities, client/property or company budgetary limitations/guidelines, and other job-related company and market considerations.  This position may be eligible to receive discretionary and/or performance-based bonuses on a spot or annual basis, which are variable depending on individual merit/performance, budgetary limitations, company performance, and other job-related factors.  Full-time positions (30+ hours/week) are eligible for 2 weeks paid vacation, sick and related leave, 11 paid holidays, and health & welfare benefits as outlined on the Company’s website.  To learn more about our company and our benefits, go to: https://pratumco.com/careers/

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