As a Lincoln Military Housing Regional Property Manager, you will be directly responsible for providing the highest standards of management of properties within their area. The style of management is to be consistent with the standards of Lincoln Military Housing, guided by LMH policy and direction from owners and the Lincoln Corporate Office.
Your Responsibilities include, but not limited to:
The RPM is responsible for maintaining the integrity of every community in his/her portfolio. Frequent community inspections are imperative, including the following minimum points of evaluation:
Spot-check vacancy inventory and all aged vacant units
Check resident late balance due list
Check service requests board to ensure they are being completed according to LMH policy (response time within 24 hours)
Counsel and direct Business Manager on decisions regarding resident relations, on-site staff members, and budgets
Evaluate landscape/curb appeal with the District Manager. Contract or employ personnel to maintain the grounds according to the LMH Landscaping Standards policy.
Monthly visits (in addition to all above add the following):
Inspection of models
Review of month-end late list, prepaids, write offs, and daily deposits
Quarterly visits (in addition to all above add the following)
Inspection of maintenance storeroom
Inspection of property for Life Safety issues
Check key cabinet and key log for proper procedure and compliance with LMH policy
REPORTS AND COMMUNICATIONS
Prepare reports for owners, detailing cash flow, maintenance budgets, and marketing strategies. Coordinate format and content with accounting department.
Review and inspect all capital replacement plans in the region, ensure all are within the scope of the Asset Business Plan and/or budget. Communicate with RVP/Owners for appropriate approvals as necessary.
Maintain control over on-site expenditures, reviewing for approval purchase requisitions over $500. All expenses over $5000 must be approved by the Regional Vice President (or Vice President in some regions, as dictated by the Vice President) unless approved in advance in the Operating Budget.
Field calls from residents, review respond to resident survey cards. Confer with Regional Vice President (or Vice President in some regions, as dictated by the Vice President) on all policy exceptions.
Analyze and evaluate personnel needs throughout the region, including management, leasing and maintenance personnel. Serve as final authority for hiring decisions, with recommendations from the Business Manager.
Review/approve salary adjustments from on-site personnel, upon recommendation from Business Manager. Regional Property Manager may reserve the right to conduct or audit annual reviews if desired.
Review and approve bi-weekly payroll and monthly or quarterly bonuses.
Assure continuing education of staff through seminars, meetings, and training programs.
Personally inspect each property in the region on a regular basis (both scheduled and unscheduled visits), assuring the marketability of the community, interior and exterior, as depicted on earlier policy.
Oversee and personally spot check turnaround standards, i.e. carpet repair or shampoo, painting, and appliance repair, whether performed in-house or by outside contractors.
Monitor move-out procedures, including Yardi reports to assure apartments are being made ready within the LMH standard time of seven (7) calendar days or five (5) working days.
Evaluate the condition of the landscape/curb appeal with the District Manager, develop a plan for maintaining curb appeal by either in-house or contract labor.
Solicit and approve bids for major contract work, such as major plumbing electrical work, or replacing major equipment.
POLICY AND PROCEDURE ADMINISTRATION
Assure compliance with Lincoln's policies on recruiting, screening, and hiring applicants.
Complete Policy Compliance Surveys quarterly.
Confer with the Regional Vice President (or Vice President in some regions, as dictated by the Vice President) in advance on all costs in excess of Budgets and Asset Business Plan.
FINANCIAL PERFORMANCE REVIEW
Counsel with and advise Business Managers regarding property management income/expense, collections.
Maintain control over expenditures at the community level, reviewing for approval on-site purchase requisitions of $500 and over. All expenses over $5000 must be approved by the Regional Vice President (or Vice President in some regions, as dictated by the Vice President) unless approved in advance in the Operations Budget.
Review and inspect all capital replacement plans in the region, ensure all are within the scope of the Asset Business Plan and/or the budget. Communicate with RVP and Owners for appropriate approvals as necessary.
Review and appraise every detail of the monthly Cash Flow Operating Reports, analyze areas for increasing income and reducing costs. Communicate major deviations in writing to Regional Vice President (or Vice President in some regions, as dictated by the Vice President) /Owner.
Assist with LMH policy compliance to limit exposure to frivolous lawsuits by arranging for proper training and ongoing education for on-site personnel.
Assure adherence to government regulation and LPC policy regarding sensitive issues including Fair Housing, Equal Employment Opportunity, Americans with Disabilities Act, Occupational Safety and Health Act (OSHA), and plaintiff liability.
Consult with Regional Vice President (or Vice President in some regions, as dictated by the Vice President) regarding any situation that may warrant the advice of an attorney to prudently weigh the costs of litigation against settlement or concession.
Prepare an annual asset business plan and budget, with input and approval from Regional Vice President (or Vice President in some regions, as dictated by the Vice President) and Owner/Asset Manager.
Analyze monthly performance and budget projections to actual business plan adjust operating strategy accordingly.
Stay abreast of market conditions and communicate to owners (both verbally and in written form) any market change that needs addressing.
Monitor rent variations in accordance with the Asset Business Plan and/or management contract. For assistance, information should be gathered from on-site personnel and the Regional Marketing Director.
Maintain market intelligence for each area of the region where a community is located.
Continually enhance industry knowledge and expertise through real estate and property management publications, reports and seminars.
Assure compliance with LMH policy and procedures during Property Management Takeover and Property Closeout.
Monitor status of computer management systems, i.e. Yardi, MRI, etc. Assure proper employee training of them as well.
Supervise, monitor, and assist with Request for Proposal (RFP) preparation.
Prepare and review capital contracts and lien waivers. Submit contracts to RVP for approval.
Collections of 99% on all stabilized assets.
Meet and exceed submarket occupancy.
Meet and exceed rents of comparable communities in submarket.
Maintain acceptable turnover and resident retention performance.
Achieve goals of Asset Business Plan: collection of revenues, operate within budget forecast, communicate all variances to Regional Vice President (or Vice President in some regions, as dictated by the Vice President) and Owner/Asset Manager.
Effectively recruit, train, motivate and assess personnel.
Assure client satisfaction for Owners/Asset Managers.
Keep abreast of legislation; limit exposure to litigation.
Prepare reports to Regional Vice President (or Vice President in some regions, as dictated by the Vice President) and Owner/Asset Manager on consistent and timely basis.
What You Need for Success:
Experience in on-site property management
Proficiency in math
Proficiency in verbal/written communication
College degree preferred
Valid driver's license and vehicle
Proficiency in computer and project management software
Certification/designation (or willingness to achieve certification/designation) from real estate associations, such as Institute of Real Management or the National Apartment Association
Before any candidate is hired for the Regional Property Management Position, a personality assessment will be performed by an industrial psychologist to ascertain the strengths of the candidate in the following areas:
High energy level, assertiveness
Organization, attention to details
Self motivation, initiative
Ability to interpret and evaluate complex information
Dependability, follow-through on projects
Fairness and teamwork; ability to command respect from co-workers