The General Manager (Residential) has primary responsibility for overall day to day management and lease up of the properties and for supervisorial oversight of the property management staff at the properties within a defined geographic location.
Responsibilities include directing on site staff, contracted services and vendors to maintain a first class appearance of the property(s), setting monthly goals to integrate leasing, property management, building maintenance and lease administration functions across the properties. Additionally, will be expected to adhere to the properties’ approved budgets with an emphasis on timely rent collection, meeting monthly leasing goals, receivable management, legal evictions and vendor supervision.
ESSENTIAL FUNCTIONS:Assign task on a monthly basis to ensure timely completion of supporting task like turnover repairs are in sync with leasing, marketing plan supports the lease program, preventive maintenance task are complete to avoid disruptions or additional costs, lease are inputted into Yardi by the administrative team in a timely manner. Confirm building amenities pricing set by the Leasing Associate is accurate by shopping our defined competition or peer group and using mystery shoppers and other market research firms. Keeps abreast of new development or redevelopments within the market and be able to discuss how they will impact CIM’s residential properties. Builds relationships with local business organizations or organizations to gain more market information. Approves all recommended concessions based on current market conditions or limitations imposed by the unit larger than similar product type in your peer group. Seeks Owner approval at the beginning of each calendar year on a pricing matrix (“Unit Pricing Matrix”) for each unit including renewals and ensures the Leasing Associate updates this matrix on a weekly/monthly basis (as required) to maximize market rent and occupancy. Works closely with the Leasing Associate to ensure all renewals or new leases meet or exceed the approved Unit Pricing. Tracks and promotes the marketing plan traffic goals to ensure adequate traffic and closing ratios for both new and existing leases using a monthly scorecard to project occupancy five weeks out. Ensures all residential leases are executed in accordance with CIM Group stated policies and procedures (within 2 business days). Verify on a monthly basis the accuracy of the properties’ (a) rent roll, (b) occupancy status, (c) lease charges, (d) leases match actual resident’s name and (e) term. Tracks actual collection of rent to ensure timely payment and to avoid excessive delinquent rent balances so that we are not more than 30 days behind on residential lease unless we are seeking an eviction. Ensures lease terms are correct before all residential leases are executed by any resident and accept no changes to the CIM Group lease form without corporate approval by a resident. All supporting addendums must also be executed by the residents as set forth by each property’s standardized lease form. Ensures all building operating systems such as elevators, boilers, central plant cooling systems are (as required) placed on corporate approved preventive maintenance agreement. .Works closely with the Regional 1st VP/VP, Property Management to create a monthly preventive maintenance calendar with the goal to use the onsite maintenance technicians to maintain or complete some of the preventive maintenance work. Monitors and controls the properties’ expenditures in accordance with approved budgets and be able to provide recommendations for deferring or capitalizing work as required. Seek to control operating expenses by enforcing scope of work, cap pricing increases, seeking group or regional bids and timely payment. Inspects the properties at a minimum of once a month to ensure the overall appearance, exterior lighting condition, cleanliness and maintenance of the property’s common areas with your vendors and provide Corporate a monthly inspection report. Provides annual budgeting and expense management along with monthly variance analysis and work closely with corporate to achieve all targeted leasing objectives, operating expense controls and year end NOI for each property. Maintains a first class management office with centralized leasing files, vendor files, building files and other as may be required. Ensure the management office is staff appropriately at all times. Provides operating expense and/or market rent analysis for new developments or acquisitions as required using comparable properties unit pricing for admin, RM, janitorial, contracted services, utilities, bad debt, marketing expenses and payroll. Establishes and maintains standardized management practices for (i) emergencies, (ii) evictions, (iii) energy management, and (iv) tenant issues or complaints in accordance with stated CIM Group polices or as directed by corporate. Adheres to regional rent control (if applicable) or similar governmental agencies (as required) polices as well as Federal Fair Housing Act to avoid any discrimination or legal issues.
SUPERVISORY RESPONSIBILITIES:Supervises on site staff including administrative support employee(s), engineers, security, parking attendants and other vendors. Responsibility may also extend to the assistant property manager. Plan, organize, and manage employee focused activities including but not limited to: Compliance with all applicable employment laws as well as CIM Group employment policies and procedures Facilitate employee development and training opportunities that promote maximum productivity and position the employee for increased responsibilities and job growth Provide at a minimum twice a year performance feedback/counseling along with as required appropriate on site job training and be able to address job performance fails to measure up to standard. Has supervisory oversight of the Properties Managers at other locations within a specific geographic area.Responsible for coordinating leasing coverage during days off as this position will be required to work on the weekend.
EDUCATION/EXPERIENCE REQUIREMENTS: Bachelor’s Degree required.Knowledgeable about on general accounting practices as it relates to accrual based accounting for creating a income statement to include reserving for bad debt. Three years prior experience working in a residential property manager capacity. Proven ability if the position encompasses more than one property to manage multiple residential assets equal to or greater than the unit count for this position. Experience using Yardi for residential property management.Must possess a valid state-issued driver’s license.