Construction Services Manager

Job Description

Construction Services Manager

Raintree Partners is a real estate investment, development and operating company based in Dana Point, California.  The company was formed in December 2007 to acquire value-add and ground-up multifamily development opportunities in Northern and Southern California. Since inception, Raintree has acquired or built 33 properties, is under construction on a project in Orange County and has 5 development sites in the entitlement process.  Raintree remains an active investment and development company and continues to grow at a dynamic pace.

General:

• Develop and execute construction /capital expenditure improvement programs for multi-family properties.
• Reports to VP - Capital Projects.
• Function as an owners’ representative.

Acquisitions/Underwriting:

• Develop construction scope of work and budgets for new acquisitions at the direction of acquisition team.   The budget will include immediate repair/deferred maintenance items, value-add renovations, and reserve items/on-going repairs over the investment hold period. 
• Verify that the latest code enforcement requirements are included in budget assumptions.
• Arrange due diligence inspections and bid procurement with appropriate third-party contractors.

Operations/Execution:

• Design development – Coordinate design efforts among all consultants and RP staff.  Develop scopes of work, take-off documents and specifications for same.
• Value engineering – Refinement of rehab budget/marketing curb appeal/theme.
• Distill vendor estimates, recommend and qualify contractors (references, licenses, insurance, etc.), negotiate terms (payment/schedule), and prepare contracts.  

• Initiate coordination/kick-off meeting with asset management and property management – Establish staging details, sequence, schedule, scope, resident correspondence, etc.

• Manage enforcing agencies – Meet with city inspectors/representatives as necessary to coordinate project efforts.
• Confirm work is being completed consistent with the terms of partnership and lender agreements.
• Inspect job sites for progress, timing of completion, costs to complete, and quality control.  Meet with contractors to discuss scope discrepancies, change order requests, trouble spots, etc. 
• Create and document all capital approvals, maintain an accurate file of expenditures to date.
• Research and identify new subcontractors to maintain competitive pricing.
• Provide regular updates to RP staff.
• Meet with lender inspectors for loan draws – Discuss project completion guidelines, specification modifications, etc.
• Unit interior scope and specification development.  Explore the possibility of hiring and supervising in-house or dedicated property management staff to perform unit interior renovations.

• Scheduling and supervision to minimize unit interior down time during renovation.
• Other duties as assigned.

Accounting/Reporting:

• Review/approve invoices.
• Manage preliminary capital approvals.
• Contract administration.
• Assist RP and property management accounting departments with timely payment processing.
• Oversee the upkeep of accurate insurance certificates, lien releases, etc.
• Close-out of retention payments, clean-up of any back charges.

• Packaging and binding of all completed contracts and warranty information following project completion.
• Job Cost reporting by scope of work with separate G/L code for individual unit interior upgrade components.
• Categorize items by source of funds.

QUALIFICATIONS

• Bachelor’s degree preferred but not required.
• Minimum of 5 years’ experience in residential construction/rehab (rehab strongly preferred).
• This position requires onsite presence at Raintree’s current and prospective communities throughout California.  Travel to these locations on a recurring basis, in addition to Raintree’s main office in Dana Point, California, is an integral part of this team member's role.