Project Manager - Marriott Charleston Renovation

Job Purpose

• Auro Hotels is seeking an experienced Project Manager – Independent Contractor to provide on-site Owner's Representative and construction management services for the Marriott Charleston Renovation in Charleston, South Carolina.• The project has completed the primary design phase and is transitioning into execution of the General Construction Contract. This position will be focused almost exclusively on construction execution, cost and schedule control, quality management, coordination with hotel operations, phased turnover, and project closeout.• This is a project-based 1099 independent contractor engagement requiring the Project Manager to be located in the Charleston market and available for a significant on-site presence throughout construction.• The Project Manager will serve as Auro Hotels' primary day-to-day project representative and will coordinate with the General Contractor, hotel operations, Marriott representatives, architects, interior designers, engineers, procurement teams, vendors, and other project stakeholders.• The primary objective is to deliver the renovation safely, on schedule, within the approved budget, and in accordance with the construction documents and Marriott requirements while minimizing disruption to the operating hotel.

Primary Responsibilities

General Contractor Management

• Serve as Auro Hotels' primary day-to-day representative with the General Contractor.
• Manage execution of the General Construction Contract and monitor compliance with contractual requirements.
• Monitor GC staffing, subcontractor performance, sequencing, logistics, safety, quality, and overall execution.
• Maintain an active presence in the field and conduct daily site walks.
• Hold the GC accountable for schedule, cost, quality, documentation, and turnover requirements.
• Review monthly applications for payment and verify reported completion against actual work in place.
• Require corrective and recovery plans when performance or schedule milestones are at risk.

Schedule & Phasing

• Manage the overall construction schedule with particular emphasis on guestroom renovation sequencing and phased turnover.
• Review and challenge the GC's baseline schedule, monthly updates, three-week look-aheads, and recovery schedules.
• Track critical-path and near-critical activities.
• Coordinate construction sequencing with hotel occupancy and operations.
• Manage floor and guestroom release dates between hotel operations and construction.
• Coordinate utility shutdowns, noisy work, deliveries, freight elevator use, and other potentially disruptive activities.
• Identify schedule risks early and drive resolution before they affect contractual milestones.

Budget & Cost Control

• Maintain the Owner's construction budget and forecast through completion.
• Review change-order requests, subcontractor proposals, allowances, unit pricing, and supporting documentation.
• Evaluate proposed changes for scope validity, quantity, labor, materials, markups, schedule impacts, and contractual entitlement.
• Negotiate or assist in negotiating change orders on behalf of the Owner.
• Maintain current change-order, potential-change, allowance, and contingency logs.
• Identify cost exposures before they become committed costs.
• Review GC payment applications and provide recommendations for approval.
• Maintain an accurate forecast of anticipated final construction cost.

Field Construction & Quality Control

• Maintain a consistent on-site presence throughout active construction.
• Verify work conforms to the contract documents, approved submittals, Marriott requirements, and approved mock-ups.
• Identify deficient or unacceptable work early and require corrective action.
• Coordinate resolution of field conditions with the GC, architect, interior designer, engineers, and Owner.
• Monitor quality of guestrooms, bathrooms, corridors, public spaces, meeting areas, F&B spaces, and other renovated areas.
• Monitor protection of existing hotel finishes and operational areas adjacent to construction.
• Coordinate punch-list inspections and verify completion prior to Owner acceptance.

RFI, Submittal & Document Management

• Monitor RFIs, submittals, shop drawings, samples, substitutions, and design clarifications.
• Identify overdue decisions or approvals that could affect construction or procurement.
• Coordinate responses among the GC, consultants, Marriott, hotel operations, and Owner.
• Maintain organized records of project correspondence, meeting minutes, field reports, approvals, changes, and photographs.

FF&E / Owner-Furnished Item Coordination

• Coordinate construction with Owner-procured FF&E, OS&E, signage, artwork, technology, and specialty equipment.
• Confirm rough-ins, blocking, backing, electrical requirements, dimensions, and installation conditions are coordinated before finishes are completed.
• Coordinate delivery schedules with procurement and logistics teams.
• Confirm areas are ready before FF&E deliveries and installations.
• Coordinate GC trades with FF&E installers.
• Track missing, damaged, delayed, or incorrect items affecting room and area turnover.

Operating Hotel Coordination

The Marriott Charleston will remain an operating hotel during significant portions of the renovation. Coordination with hotel operations will therefore be a critical responsibility.

The Project Manager will:

• Maintain regular communication with the General Manager and appropriate department heads.
• Coordinate guestrooms and floors being removed from and returned to inventory.
• Manage construction access and separation from guests and hotel employees.
• Coordinate temporary barriers, signage, dust control, noise restrictions, and life-safety requirements.
• Coordinate loading dock, freight elevator, staging, storage, and worker access.
• Plan disruptive activities around hotel occupancy, group business, meetings, events, and other operational requirements.
• Minimize impacts to guest experience and hotel revenue wherever reasonably possible.

Meetings & Reporting

• Lead or participate in weekly Owner/Architect/Contractor meetings.
• Conduct focused schedule, cost, procurement, and operational meetings as required.
• Provide concise weekly reporting covering construction progress, schedule, budget, change orders, RFIs, procurement, FF&E, quality, operational impacts, risks, and required Owner decisions.
• Immediately escalate significant cost, schedule, quality, safety, or operational issues.

Turnover & Closeout

• Develop and manage phased turnover procedures for guestrooms and public areas.
• Coordinate GC, design team, Marriott, hotel operations, housekeeping, engineering, IT, security, and FF&E inspections.
• Manage punch-list development, assignment, completion, and verification.
• Confirm guestrooms and renovated areas are fully complete before release back to hotel operations.
• Coordinate testing, commissioning, demonstrations, and training.
• Manage warranties, attic stock, spare materials, O&M manuals, as-built drawings, permits, inspections, and other closeout documentation.
• Track completion of warranty and post-turnover deficiencies.
• Assist with final payment and release of retainage.

Required Project Controls

The Project Manager will maintain or actively manage:

• Master project schedule
• Three-week look-ahead schedule
• Construction budget and forecast
• Change-order and potential-change logs
• Contingency and allowance logs
• RFI and submittal logs
• Procurement / long-lead log
• FF&E delivery and installation schedule
• Owner decision log
• Punch-list / deficiency log
• Guestroom turnover matrix
• Risk and issue log
• Payment application tracking

Qualifications

• Minimum 5–8 years of commercial construction/project management experience.
• Hotel renovation experience required.
• Experience executing renovations within an occupied and operating hotel required.
• Marriott or comparable major full-service hotel brand experience preferred.
• Strong knowledge of construction means, methods, sequencing, scheduling, and contract administration.
• Strong capabilities in construction cost management, change-order review, RFIs, submittals, payment applications, and forecasting.
• Ability to read and interpret architectural, interior design, structural, MEP, and life-safety documents.
• Experience coordinating FF&E procurement and installation with construction.
• Proficiency with Excel, Bluebeam, scheduling software, and construction/project-management platforms.
• Strong communication, documentation, negotiation, and problem-solving skills.

Location & Engagement Requirements

• This position is a 1099 independent contractor engagement for the Marriott Charleston Renovation project.
• The Project Manager must be located in the Charleston, South Carolina market for the duration of the assignment.
• A significant and consistent on-site presence at the Marriott Charleston is required during active construction.
• This is not intended to be a remote project-management assignment.
• The contractor must be available to respond to time-sensitive field, operational, schedule, and construction issues as they arise.
• The engagement is anticipated to continue through construction, phased turnover, final completion, and project closeout.

Engagement Terms

• Contract Duration: This is a project-based 1099 independent contractor engagement with an anticipated duration of approximately 14 months, generally corresponding with the active construction, phased turnover, and closeout of the Marriott Charleston Renovation.
• Potential for Additional Assignments: Successful completion of this engagement may lead to additional project opportunities with Auro Hotels in the Charleston market. Any future assignments would be subject to project needs and separate agreement between Auro Hotels and the contractor.
• On-Site Commitment: The Project Manager will be required to maintain a minimum of 30 hours per week on site at the Marriott Charleston during active construction. The position requires flexibility based on construction activities, hotel operations, critical milestones, and project needs.
• Weekend Availability: Construction activities, shutdowns, guestroom turnovers, inspections, and other project requirements may occasionally require weekend or off-hours presence. The Project Manager will be expected to coordinate their schedule accordingly when project conditions require it.
• Charleston Market Requirement: The selected individual must be based in the Charleston, South Carolina market for the duration of the engagement and able to respond promptly to time-sensitive project and field conditions.
• Independent Contractor Status: The Project Manager will perform services as an independent contractor and will be responsible for their own normal business and daily living expenses, taxes, insurance, and other obligations associated with independent contractor status, except for specifically approved reimbursable project expenses.
• Reimbursable Expenses: Reasonable and necessary business expenses incurred specifically at the request of Auro Hotels and outside the contractor's normal daily living and local commuting expenses will be eligible for reimbursement, subject to Auro Hotels' approval and applicable expense policies. Examples may include company-directed travel to Auro Hotels' Greenville Company Resource Center, approved project-related travel outside the Charleston market, lodging associated with approved business travel, and other specifically authorized project expenses.
• Expense Reporting: The contractor will submit a monthly reimbursable expense report with appropriate receipts and supporting documentation for eligible expenses. Normal meals, local commuting, housing, personal vehicle expenses, and other ordinary costs associated with living and working in the Charleston market will not be considered reimbursable unless specifically authorized in advance by Auro Hotels.
• Compensation: Compensation will be established as a fixed monthly independent contractor fee, payable in accordance with the executed consulting/independent contractor agreement. Approved reimbursable expenses will be paid separately and will not be considered part of the contractor's monthly fee.
• Project Completion: The engagement is expected to continue through construction, phased guestroom and public-area turnover, final completion, punch-list resolution, and project closeout. The specific commencement and completion dates will be established in the final independent contractor agreement.

Measures of Success

Performance will be evaluated based on:

• Completion within the approved project budget.
• Achievement of construction and operational milestone dates.
• Timely turnover of guestrooms and revenue-producing areas.
• Effective management of change orders and Owner contingency.
• Quality of completed construction.
• Minimal disruption to hotel guests and operations.
• Timely identification and resolution of field issues.
• Successful Owner and Marriott inspections.
• Complete and timely project closeout.

The successful candidate will be a field-oriented Project Manager who takes ownership of execution, anticipates issues before they affect the project, and is comfortable holding contractors and consultants accountable for their contractual responsibilities.