Project Manager – Renovations

Overview:

Join our growing Renovations team at AMLI Residential as our new Project Manager for our Dallas market. The Renovations Project Manager will manage the renovation and re-construction of existing Apartment Home Projects and will supervise the activities of the Superintendents and Contract Administrators assigned to his/her projects. Essential Functions:

Staff Management and Development:

• Provide leadership and direction for all employees under his/her supervision, which includes but not limited to: effective employee relations, compliance with employment law; ongoing training and motivation for staff.
• Evaluate and make recommendations as to staff levels that are needed for the project at the field level.

Planning, Design, and Permitting:

• Assist Renovations Team in preparation and review of written design programs, preliminary design and construction budgets, and preliminary design and construction schedules for all assigned projects. Provide technical input throughout planning process, as needed.
• Provide construction expertise and technical/code guidance to all design consultants selected by the Development/Renovation Team. Perform detailed reviews of each consultant’s work during design phase of the project to ensure conformance with the requirements of the design program, budget, and schedule.
• Review and redline all plans prior to submittal for permits.
• Assist Development team members to ensure the design team makes proper and timely submittals to all appropriate governmental agencies to ensure all permits and approvals are obtained on schedule.
• Update Budget Worksheet and Schedule as new design and development information becomes available.

Estimates, Bidding, and Buy-out:

• Prepare a complete written Bid Package for each phase of the work, which includes instructions to bidders, pricing breakdown form, draft of Subcontract with Exhibits, plans and specifications, draft Scope of Work, preliminary Construction Schedule, and any other applicable reports and documents.
• Complete detailed estimate for the requirements of the job, including items where a Subcontractor is furnishing all materials in a turnkey application, for verification of his quantities.
• Solicit bids from minimum three, pre-qualified sources for each phase.
• Review all bids in detail for completeness of scope and determine the apparent low bidders. As apparent low bid numbers are identified and scopes are confirmed, update the Budget Worksheet and regularly communicate the anticipated costs to the AMLI Renovation Team. Once AMLI Senior Management approves Project for renovation/re-positioning, Project Manager will diligently pursue contract negotiations until all costs, in all phases are committed to vendors or subcontractors by written agreement.
• Project Manager prepares all written agreements. The Vice President of Renovations or another party within the AMLI Renovations group must review documents for completeness, prior to being distributed to the Vendor or Subcontractor for signature.

Construction:

• Provide diligent coordination and direct management of the AMLI Renovations Contract Administrator and Superintendents, subcontractors and vendors to ensure that the administration, cost, quality and completion schedule of the Project meet the goals established by the Development/Renovations Planning Team.
• Ensure that weekly subcontractor communication and safety meetings are conducted on the jobsite, and actively participate in all Development Status meetings.
• Ensure that all required paperwork generated by the field staff is submitted on a weekly basis, including but not limited to Daily Reports, Safety Inspection forms, delivery tickets, etc.
• Review and process all subcontractor and vendor pay requests and payments in accordance with the processes and timeframes as outlined by accounting.
• Prepare and or update Construction Budget/Buyout reports, Job Cost Report updates, Construction Schedule updates and Lender Draw Forms for the Renovations Vice President’s review and approval monthly, according to the established schedule.
• Ensure all governmental, lender, manufacturer and consultant tests and inspections are performed in a timely manner and all approvals are obtained in writing and turned over to the Development Team for inclusion into the development files.
• Ensure all materials are delivered by Subcontractors and Vendors to be utilized in the compilation of a Project Warranty Manual.

Unit Turn-over to Management:

• Ensure unit turns or building improvement completions, including the building interior and exterior punch list inspections are performed according to schedule, and all punch work is completed in a timely manner.
• Coordinate renovation/construction efforts with Area Vice President, Property Manager and Service Manager to provide a desirable leasing experience for both prospective and active AMLI residents, and communicate schedule discrepancies as early as possible.
• Ensure that training is provided for the Property Manager and Service Manager on all new equipment and systems.

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Project Close-out:

• Confirm all interior and exterior punch lists are completed promptly, and all warranty dates are clearly established and communicated to the Property Manager.
• Collect and compile a complete set of as-built record drawings of the Project. Ensure that all originals of the permitted plans are turned over to the Development Group for them to include in their files.
• Reconcile all cost commitments by reviewing the project files, Job Cost Reports, and committed cost reports.
• Complete all contract and pay request paperwork so that a final lender draw may be prepared for approval by Vice President of Renovations
• Release final retainage checks to subcontractors and vendors and collect all final lien waivers. Ensure that Subcontractors have paid their suppliers prior to final release of retainage.
• Assemble all project related files in an organized fashion and have sent to storage for future reference.
• Provide all warranty and non-warranty related oversight when requested by the Property Management Company.

Requirements:

• College degree and/or a minimum 5 years supervisory experience in construction management preferred. Computer experience in Microsoft Excel, Microsoft Project, and other business related software is desirable.
• Ability to read, write & analyze various construction related documents including plans, contracts, schedules & reports.
• Experience in managing a diverse workforce, with an ability to manage conflict and provide strategic direction to all employees under supervision.

The Project Manager offices out of the regional corporate office with travel to the job sites on an as needed basis. The employee frequently is required to walk and climb or balance. The employee is frequently required to sit; stoop, kneel, and crouch. The employee must occasionally lift and/or move 25 pounds or more, and on rare occasions, move more than 75 pounds.

We have made concerted efforts to ensure the health and safety of our residents and employees. AMLI expects all employees to follow local and state guidelines and to follow AMLI’s own Health Protocols. We look for our AMLI employees to be
socially responsible both inside and outside of work.

AMLI is a leader in sustainable LEED & ENERGY STAR certified luxury apartment communities. We encourage forward thinking, new ideas and creating a culture that values employee contributions. AMLI are an equal employment opportunity employer that encourages personal and professional growth.