Project Manager – Custom Residential ADUs

CottageSmith

Project Manager - Custom Residential ADUs

Location: North Atlanta, GA -- Hybrid office, preconstruction, vendor, and field-based position serving projects throughout North Atlanta and the surrounding metro area

Own the Project From First Bid to Final Walkthrough

CottageSmith is a family-owned, Atlanta-area design-build company specializing in custom accessory dwelling units, tiny homes, backyard cottages, pool houses, home offices, and other purpose-built residential spaces. We manage every stage of the process, from design and permitting through construction and completion, giving homeowners one experienced team and a clear path from idea to finished space.

CottageSmith is seeking an experienced Project Manager who can lead both the preconstruction and field-construction sides of a custom residential project. You will own each project from the initial scopes of work, subcontractor bidding, buyout, and budget development through scheduling, field execution, quality control, job-cost management, and final closeout. You will also serve as the client's primary point of contact throughout the project.

This is not a desk-only project-management role or a field-only superintendent position. It requires someone who can write accurate scopes, compare bids, negotiate with trade partners, build a reliable project budget, and then lead those same subcontractors through construction. The ideal candidate is genuinely strong in estimating, purchasing, financial management, construction operations, and client communication.

Key Responsibilities

• Review architectural, structural, mechanical, electrical, plumbing, and finish documents.
• Translate drawings, specifications, and selections into detailed trade-specific scopes of work.
• Prepare complete and clearly defined bid packages for subcontractors and vendors.
• Solicit bids, establish bid deadlines, and manage subcontractor follow-up.
• Compare proposals on an apples-to-apples basis and identify exclusions, allowances, scope gaps, and pricing discrepancies.
• Compile awarded bids into detailed project budgets.
• Identify, recruit, and build relationships with qualified subcontractors in markets or trades requiring additional coverage.
• Vet prospective subcontractors for licensing, insurance, reputation, capability, and relevant project experience.
• Manage subcontractor onboarding, agreements, certificates of insurance, and pricing documentation.
• Build and maintain realistic construction schedules that account for trade sequencing, inspections, long-lead materials, and site logistics.
• Coordinate daily field activities across active projects.
• Conduct site walks and verify subcontractor work against plans, scopes, specifications, and manufacturer instructions.
• Maintain an active quality-control and punch-list process throughout construction.
• Hold subcontractors accountable for workmanship, schedule, professionalism, site conditions, and safety.
• Anticipate and manage schedule risks, including weather, inspection delays, trade stacking, and material lead times.
• Track actual project costs against the awarded budget.
• Identify cost variances early and recommend corrective action.
• Prepare and document change orders with accurate scope, pricing, and schedule implications.
• Lead client walkthroughs, progress meetings, and project updates from preconstruction through closeout.
• Coordinate directly with architects and designers to resolve project questions.
• Ensure compliance with building codes, permits, inspections, safety procedures, and environmental requirements.
• Maintain current project records in Buildertrend, JobTread, Excel, Google Sheets, and related construction systems.

Qualifications

• At least five years of residential construction experience spanning both preconstruction or estimating and field construction management.
• At least two to three years of experience with high-end custom homes, luxury residential construction, or custom ADUs.
• Proven ability to read construction documents and write complete, trade-specific scopes of work.
• Experience soliciting, leveling, negotiating, and awarding subcontractor bids.
• Strong knowledge of residential construction methods, including framing, structural systems, building envelopes, mechanical systems, electrical systems, plumbing, and finish work.
• Demonstrated ability to build and maintain construction schedules.
• Experience managing subcontractors in the field and maintaining productive trade relationships.
• Strong job-costing, budgeting, change-order, and financial-analysis skills.
• Advanced proficiency with Excel or Google Sheets.
• Experience with Buildertrend, JobTread, or comparable construction-management software.
• Comfort using plan-markup tools, cloud-based documentation, and mobile jobsite applications.
• Strong organization and attention to detail across multiple active projects.
• Polished and credible communication skills when working with homeowners, architects, designers, vendors, and subcontractors.
• Ability to manage competing preconstruction and field priorities without losing control of details.
• Degree in Construction Management, Civil Engineering, Architecture, or a related field preferred; equivalent estimating and field experience will also be considered.
• OSHA 10 or OSHA 30 certification preferred.
• Valid driver's license, acceptable driving record, reliable transportation, and the ability to travel regularly between the office, vendor meetings, and active job sites.
• Candidates must be able to work in office and active jobsite environments, navigate uneven terrain, use ladders or scaffolding when necessary, remain on their feet during inspections, and occasionally lift or carry up to 50 pounds.
• This role combines office-based work with regular travel to project sites and vendor meetings throughout North Atlanta. Remote work may be available for administrative tasks as business needs allow.

Pay and Benefits

• Classification: This position will initially be engaged as a full-time 1099 independent contractor. 
• Annual contractor compensation: $105,000 - $135,000 per year, based on experience, estimating ability, and purchasing expertise.
• The company currently intends to transition this position to W-2 employment, with a target of Q4. The timing and availability of a W-2 transition are not guaranteed.
• Benefits are not provided during the 1099 contractor period. If the position transitions to W-2 employment, benefits and eligibility will be communicated based on the company's benefit plans in effect at that time.
• Broad project ownership from initial buyout through final completion.
• Opportunity to help shape purchasing, project-management, and construction systems as the company grows.
• Schedule: Monday-Friday, with occasional early morning, evening, or weekend meetings and site visits as project schedules require. 

Why CottageSmith?

CottageSmith gives experienced builders the opportunity to manage meaningful custom projects from beginning to end, not just one isolated phase of the process. Our ADUs create homes for aging parents, independent living spaces, rental opportunities, offices, guest houses, and places where families can stay connected. You will have real ownership of project decisions, client relationships, trade partnerships, budgets, quality, and outcomes. This is an opportunity to join a growing design-build company and help establish the systems and standards that will support its next stage of growth.

CottageSmith is an Equal Opportunity Employer. We consider qualified applicants without regard to race, color, religion, sex, sexual orientation, gender identity, national origin, age, disability, veteran status, or any other protected characteristic.