The Property Manager will be responsible for leading the day-to-day management of property operations of a 500,000 square foot Class-A urban office campus located in the Playa Vista area of Los Angeles, California. This will entail providing leadership to property personnel and third-party vendors to deliver efficient and effective customer service, ensuring the stable and efficient operation of the property, and maximizing the property s value. The position involves a variety of responsibilities, including, but not limited to:
LEADERSHIP AND MANAGEMENT
Provide the leadership, management and mentoring necessary to develop and maintain the first-class, customer service-oriented performance of the property s operations team.
Conduct regular, on-going meetings with property operations personnel to provide pro-active and consistent operations and communications.
Manage the varied needs and personalities of tenants, co-workers, vendors and owner representatives.
Participate in property strategic planning and implementation of strategic goals and objectives.
Provide regular property reports to the property s ownership and to asset management.
Prepare and conduct performance reviews for all direct reports.
Develop strategic relationships with tenants to maximize tenant satisfaction and retention.
Manage the day-to-day relationships with tenant contacts; develop an understanding of their needs and be pro-active in meeting them.
Schedule regular meetings with tenants to assess satisfaction and identify areas for service improvement and future leasing opportunities.
Coordinate new leases, occupancy, tenant move-ins/move-outs and space preparation with necessary personnel (leasing brokers, contractors, etc.) to ensure that the timely completion of leasing, tenant and landlord buildouts and tenant occupancy.
Resolve customer complaints and service issues professionally and in a timely manner.
Monitor daily operations and implement programs that allow the property to operate in the most efficient manner.
Manage the repairs and maintenance for all building infrastructure and systems including the mechanical, plumbing, electrical, fire and vertical transportation systems.
Lead and coordinate inspections of the property on a regular basis to ensure effectiveness of building personnel, efficiency of building vendors and consistent building operations.
Implement and manage best practices for risk, emergency and tenant management.
Monitor the preventative maintenance program to ensure all items are being completed on a timely basis.
Collaborate with the engineering team to ensure proper response times to tenant work orders.
Monitor results of the work order system.
Manage relationships with vendors and monitor their work to ensure high quality performance in accordance with contract scope, terms and standard industry practice for a Class-A high-rise office property.
Direct, administer, and negotiate all service and maintenance contracts within the request for proposal process to ensure overall competitive pricing and service quality.
Oversee vendor s compliance with insurance provisions.
Oversee the administration and enforcement of tenant lease terms, including:
o Billing of rent, related expenses and rental increases.
o Enforcement of tenant repair and other obligations.
o Confirmation of tenant s adherence to insurance provisions.
Ensure that leases have current abstracts and that abstracts are kept current.
Monitor lease expansion and extension options and other unique lease rights.
Prepare, approve and implement annual operating and capital budgets for the property with input from asset management and accounting personnel.
Monitor costs throughout the year to stay within the budget.
Prepare and review monthly, quarterly and annual management and financial reports.
Initiate and authorize expenditures, appropriations and commitments on pricing strategies and recommend appropriate actions to asset management.
Review and approve all purchase orders for equipment and supplies to ensure proper control of expenditures.
Approve and authorize budgeted expenditures for property operating expenses up to authorized level.
Oversee timely collection of accounts receivable. Initiate legal process on defaults and manage tenant workouts.
Coordinate operating expense reconciliations with accounting.
Coordinate the timely processing of invoices with the property accounting team.
Accurately track and control all CAM expenses and prepare the CAM expense portion of quarterly forecasts, including participation in the annual budget creation process.
CONSTRUCTION AND CAPITAL IMPROVEMENTS
Manage repairs, maintenance, and site inspections.
Coordinate all capital improvements, including management participation in punch list walk-through and follow-up.
Ensure proper communication between operations, construction and leasing personnel to ensure timely start and completion of the tenant improvement construction process.
Participate in construction meetings and tenant construction punch walks.
Be familiar with key property documents, including form leases, license and storage agreements, the property management agreement, and any loan documents.
Recommend best practices and standard operating procedures.
Other tasks may be assigned to the position by management.
EXPERIENCE AND SKILLS
Strong and positive leadership, motivation, and managerial skills, which include establishing and maintaining a team-oriented work environment that encourages innovation and dissent.
At least 10 years of commercial property management experience, including at least 5 years of experience leading a property management team and overseeing building mechanical systems.
Class-A office (250,000+ SF) property management experience is required.
Ability to negotiate office leases and lease amendments with input from asset management is a preferred skill, but not a required skill.
Office tenant improvement construction/project management experience is a preferred skill, but not a required skill.
Effective listening, communication (verbal and written) and negotiation skills.
Proven ability to be flexible, prioritize and manage multiple projects while delivering on a deadline.
A Bachelor s Degree from an accredited four-year college is highly preferred.
A current California Bureau of Real Estate Broker or Salesperson license is required or ability to obtain a license within 6 months of the hire date.
Must be physically able to perform the duties and responsibilities listed above in a professional manner and in accordance with established company policy and legal requirements.
Ability to efficiently move throughout the property to interact with tenants, to monitor operations and employees, and to monitor tenant construction matters.
Must occasionally lift and/or move up to approximately 30 pounds, including without limitation, office supplies and items associated with the operations of the management office and property.
Must be flexible and able to work nights, weekends and holidays, if needed.
Must be generally available during off-hours to address priority and emergency issues related to the property.
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5+ to 7 years
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