Property Manger

Essential Functions:

• Hire, Train, and Develop Staff:
  • Recruit, interview, and hire community staff including Assistant Property Manager, Leasing Consultants, Lead Maintenance, Maintenance Techs, and Porters.
  • Submit new hire paperwork to Human Resources and register new associates for New Hire Orientation in a timely fashion.
  • Provide on-going job skills training and coaching for associates.
  • Ensure associate participation in company-wide training programs and provide coaching to help facilitate the transfer-of-training to the job environment.
  • Formally evaluate associate performance at least once annually per company policy. Provide on-going positive recognition or critical feedback to associates to assist them with achieving personal and community goals.
  • Counsel associates for performance improvement.
  • Partner with Human Resources and the Regional Manager to terminate associates when necessary.
  • Recommend yearly salary increases
  • Motivate staff and implement employee incentive programs.
  • Ensure that all office and maintenance associates adhere to professional appearance guidelines daily including proper attire, personal grooming habits, and nametags.
  • Facilitate a daily “pre-shift” meeting to discuss issues or concerns from the previous day, leasing goals, concessions/specials, follow-up, and focal areas for the day.
  • Facilitate a weekly staff meeting with all on-site associates per the following guidelines:
    1. Hold these meetings on the same day/time each week.
    2. Have an agenda. Send this to your Regional Director prior to the meeting.
    3. Share the goals for the week including leasing, marketing, renewals, make-ready, and maintenance goals.
    4. Review staff closing ratios and leasing success.
    5. Review the market survey results and discuss any changes.
    6. Discuss maintenance issues, problem units, capital projects, etc.
    7. Review property expenses, spending, and budget issues.
    8. Discuss resident issues.
    9. Review any informational updates from corporate.
    10. Involve the staff in the meeting.
  • Review and approve time and attendance and leave requests for on-site staff.
  • Maintain appropriate inventories of collateral material and office supplies.
• Oversee Financial Operations, including the Operations Budget, Accounts Receivable and Accounts Payable Systems:
  Operations Budget
  • Use the approved budget as a guideline for operational procedures, budgeted income, and expense goals.
  • On a monthly basis, analyze the general ledger and financial statements.
  • Discuss, review, and approve capital needs and required maintenance projects with the Lead maintenance.
  • Review gross potential rent on a monthly basis.
  • Check the general ledger for posting errors between accounting month-end and month-end; complete recodes.
  Accounts Receivable
  • Ensure rent and other income is collected in an effective and timely manner.
  • Assist with Managing utility billing processes. Review water sub-metering each month for accuracy.
  • Ensure all receivables are recorded properly.
  • Confirm all monies are deposited in the bank on a regular basis per Clear Worth Policy.
  • Review OneSite reports for delinquencies and write-offs on a monthly basis. Implement comprehensive and innovative measures to ensure prompt payment. Re-walk all 30+ day delinquents prior to accounting month-end.
  • Review all prepays monthly.
  Accounts Payable
  • Review, code, and approve all invoices daily. Cross-train the Assistant Property Manager to perform these tasks.
  • Confirm timely payment of invoices.
  • Approve vendors and maintain vendor set-up policies.
  • Maintain and reconcile petty cash.
  • File payables and invoices according to ClearWorth Policy.
• Supervise Leasing and Marketing Processes:
  Leasing:
  • Oversee consistency and effectiveness of leasing processes including:
    1. Telephone techniques
    2. Email/internet responses
    3. Touring procedures
    4. Guest Card use
    5. Adherence to Fair Housing guidelines
    6. Application screening and decision-making
    7. Prospect management tracking and follow-up
    8. Priority wait lists
    9. Lease paperwork preparation
    10. Move-in procedures
    11. Allowable lease expirations per month
    12. Promotion of other income via rentable items such as washer/dryer rentals, covered parking spaces and/or garages, etc.
  • Monitor daily property opening and closing inspections and maintain a log of these checklists.
  • Complete ClearWorth Weekly Leasing Report and review for accuracy before submitting to the corporate office.
  • Propose and monitor rental rates, concessions/specials, and renewal offers with the Regional Manager.
  • Evaluate all applications.
  • Maintain a weekly hot sheet of units that are the most difficult to lease and ensure mini- models are set up in them.
  • Ensure the integrity of OneSite data.
  • Monitor Call Source traffic for each associate and provide applicable training and guidance.
  • Conduct a pre-move-in inspection by walking vacant units and ensure readiness within two days of each move-in. Cross-train Leasing Consultants to perform this task.
  • Monitor lease expirations. Provide direction to the leasing staff for managing and being proactive with lease renewals.
  • Monitor shopping reports and provide one-on-one training and coaching to ensure that associates receive appropriate feedback and recognition.
  • Maintain an up-to-date Market Comp Book consisting of the amenities, features, floor plans, and price lists of competing properties. Share with prospects as a positive closing technique.
  • Refer prospects to ClearWorth sister communities if your community does not fit their financial or personal needs.
  Marketing:
  • Ensure that leasing staff is always knowledgeable of market trends and the competition by:
    1. Researching and understanding the market and sharing this information with the Regional Managers.
    2. Identifying the competition.
    3. Personally, visiting each competitor on a monthly basis.
    4. Calling each competitor weekly for rates and specials.
    5. Maintaining an updated monthly market survey.
    6. Facilitating weekly leasing meetings to inform the staff for market trends and to solicit ideas and feedback.
  • Oversee and review the effectiveness of all advertising and marketing for the community monthly by checking print and internet ads and measuring traffic source information in OneSite.
  • Establish and maintain community outreach and preferred employer programs. Visit these businesses each month to create collaborative partnerships.
  • Establish and maintain effective partnerships with locators.
  • Hold a monthly marketing meeting with office staff and complete the following:
    1. Review the Market Survey and discuss changes.
    2. Review and discuss effectiveness of outside marketing initiatives.
    3. Review notices-to-vacate and lease expirations and discuss renewal strategies.
    4. Discuss and organize resident functions and assign tasks
    5. Discuss and design a resident newsletter and/or activities calendar and determine distribution process.
    6. Review staff closing ratios and leasing success. Discuss and generate solutions for any challenges the staff has experienced.
    7. Establish future marketing goals.
• Managing Maintenance Operations:
  General Oversight
  • Hire, train, and supervise the maintenance team in partnership with the Lead Maintenance .
  • Ensure that the maintenance and office teams communicate and collaborate effectively in order to accomplish property goals.
  • Meet with the Lead Maintenance daily to discuss emergency maintenance issues from the previous evening, service requests for the current day, appliances or parts on order, resident concerns, overtime, budget, and inventory.
  • Oversee the coordination and execution of monthly safety meetings. Ensure and document staff participation.
  • Partner with the Lead Maintenance to establish and maintain effective preventative maintenance programs.
  • Oversee the key log.
  • Ensure that capital improvements are completed in accordance with the budget. Work with Maintenance Supervisor to secure bids. Forward bids for approval, as needed. Recommend additional capital needs to Regional Manager.
  Service Requests
  • Ensure that service requests are responded to within 48 hours.
  • Establish and maintain efficient systems for service requests, including following-up to ensure resident satisfaction.
  • Ensure that parameters are in place for handling and prioritizing emergency maintenance requests.
  Exterior and Common Area Maintenance
  • Perform regular inspections of the exterior and ensure that repairs or improvements are handled as needed.
  • Ensure the curb appeal of the community is maintained.
  Make Ready and Move-Out/Move-In Processes
  • Review Move-Out/Move-In inspection forms with the Lead Maintenance. Facilitate appropriate follow-up and ensure resident satisfaction.
  • Walk all move-outs and bill move-out charges or refund the security deposit prior to maintenance turning the apartment. Cross-train the Assistant Property Manager to perform these tasks.
  • Take photos of any significant damages with the property digital camera per ClearWorth Policy.
  • Establish and maintain efficient systems for the scheduling of make-readies.
  • Minimize vacant down time to no longer than 5 days contingent upon the extent of repairs needed.
  • Confirm that the availability of make-readies meets leasing needs.
  • Check the overall quality of make-readies.
  • Approve the use of outside contractors to meet leasing objectives as necessary.
  Maintenance Shop Organization and Inventories
  • Partner with the Lead Maintenance to ensure that an adequate inventory of parts and supplies are available.
  • Oversee inventory controls on all equipment, tools, furniture, accessories, and fitness and recreational equipment. Keep inventory master in the Property Manager’s Office.
  • Oversee maintenance shop and storage areas and ensure that these areas are clean, safe, and organized.
• Responsible for Data Processing, Record Keeping, and Reporting:
  • Ensure all activity is entered into OneSite on the same day as it occurs or no later than 10 AM the next business day.
  • Advance the property date in OneSite by 10 AM daily.
  • Ensure the accuracy and integrity of all data and property reports.
  • Maintain organized community filing systems.
  • Ensure all reports are completed and submitted on time.
• Facilitate Resident Relations and Resident Retention Programs:
  • Ensure that residents’ needs are handled with exceptional responsiveness, care, and urgency.
  • Uphold, explain and facilitate community policies. Resolve resident conflicts regarding community policies and other concerns.
  • Monitor lease expirations and notices-to-vacate; make every effort to capture resident renewals by establishing an effective renewal program.
  • Make contact early with residents whose leases expire per Clear Worth
  • Monitor service requests to ensure timely completion, appropriate follow up, and resident satisfaction.
  • Organize, facilitate, and attend all resident retention activities.
  • Design and produce a monthly newsletter and activities calendar. Ensure the quality and propriety of the newsletter articles.
• Monitor and Manage Risk Management, Emergency Procedure, and Safety Programs:
  • Respond rapidly to community emergencies such as: major crime, fire, weather-related damages, and serious accidents. Follow ClearWorth Policy regarding notifying the Regional Manager.
  • Provide safety and crime prevention tips via the community newsletter on an on-going basis.
  • Alert the community about serious crimes that occur on-site.
  • Utilize an Incident Report Form to document on-site damage and/or accidents involving residents and/or employees. Submit Incident Report Forms to the appropriate ClearWorth insurance representative immediately.
  • Ensure that ClearWorth Safety Policies are in effect and maintained.
  • Hire and monitor the community courtesy patrol, if applicable.
  • Ensure that key control policies are in effect and maintained.
• Partner effectively with Associates from the Corporate Offices, ClearWorth Sister Communities, and Competitors and Vendors:
  • Develop and maintain a respectful, courteous, and helpful rapport with corporate office associates, ClearWorth sister communities, competitors, vendors, and every customer. Respond to requests and inquiries in a timely manner.
  • Read and respond to corporate email, correspondence ClearWorth Policy.
  • Distribute Company information to associates as directed.
  • Maintain positive relations with all competitors and provide accurate data for their market surveys.
• Coordinate and Execute Special Projects and Assignments as Requested.