General Manager 3 (Property Operations)

At L+M Development Partners, working together to build stronger communities is our mission. Our double bottom line philosophy means that we measure success not only in financial returns but also by the positive impacts we make in the communities we serve.

Founded in 1984, L+M is a full-service real estate development firm that develops, invests, constructs, and manages properties with industry-leading innovation in a variety of urban markets nationwide, primarily in the New York Tristate Area. Recognized as one of the top affordable housing developers in the country, L+M and its affiliate companies are responsible for approximately $20 billion in development and investment, and combined have over 55,000 high-quality residential units in construction or that have been acquired, preserved, or completed.   

Please visit our website for more information: http://lmdevpartners.com. To learn more about our mission and values, go to https://lmdevpartners.com/mission-and-values/  

Areas of Responsibility and Job Requirements

Responsible for the oversight of building staff (including office personnel such as AGM and other administrators), as well as the financial performance of a particular asset. 

Responsibilities include, but are not limited to:

• Manages the Assistant General Manager (AGM) and other site-specific administrative staff
• Oversees and implements site-specific operational policies and procedures to ensure maximum performance by all employees
• Responsible for the implementation of regulatory compliance efforts and leasing coordinated efforts (i.e., continuous occupancy management, logistical coordination of move-ins/vacates/turnover)
• Supports and effectively manages on-site LIHTC and/or Section 8 administration and compliance. 
• Oversees payroll and paid time off for site-employees, and monitor staff overtime
• Plans, executes, and enforces site-specific operational policies and procedures to ensure maximum performance by all employees
• Oversight and follow-up on all violations issued by City, State and Federal agencies
• Procure all vendors, services and necessary materials transparently and in accordance with C&C policies and procedures, and ensure that spending is aligned with budget projections, and actively reviews and approves invoices
• Mitigation and aggregation of pre-acquisition Housing Quality Standards (HQS) violations, which include uploading completed NE-2 forms onto the Division of Tenant Resources (DTR) portal
• Oversee implementation and effectuation of all resident A/R collections + legal arrears process
• Oversight of rent collection and resident arrears outreach follows guidelines issued by NYCHA, as applicable
•  Work with counsel and other parties on tenant arrears, insurance matters and other legal issues as they arise  
• Actively pursue tenant arrears and initiates non-payment proceedings 
• Oversee BAEZ (mold survey & remediation) mitigation + reporting process as required by NYCHA reporting requirements  
• Closely monitors, and supervises staff responsible for all trackers required by C&C management, NYCHA, government entities, partners, etc.
• Oversees the coordination with Builders on construction and resident relocation, as applicable
• Historical tracking and monitoring of monthly resident outreach notifications, working closely social services, community affairs and community leader teams   
• Responsible for preparing and submitting of NYCHA related reports no later than the 5th of each month as a NYCHA requirement
• Work closely with Development + L+M Builders teams as well as interface with related partners, stakeholders and ownerships groups
• Responsible for enacting and enforcing organizational initiatives/SOPs
• Closely monitors performance of their direct reports and coordinates with HR on progressive disciplinary measures
• Plays a critical role with development team(s) in executing both short- and long-term initiatives/strategies across both the residential and retail components.
• Oversees incident reporting efforts – ensuring that all parties (site-security, leadership, insurance and legal teams) are engaged, and details are properly recorded
• Manages the violation process until completion
• Oversees and ensures that all CAM charges/allocations, multi-entity cost-sharing allocations, AR/AP, MOR variance explanations, operating and CAPEX budget-preparation are effectively handled
• Supports the leasing team on any/all renewal, lease termination and/or lease negotiations
• Liaise with Community Affairs to ensure resident feedback is incorporated into property operations and supports any/all L+M/C&C Community Affairs initiatives, with social services team/agencies to support the at-risk residential population and residents as needed
• Maintains full accountability and plays a direct leadership role in supervising agency-specific regular inspections (i.e. REAC, MOR, API, etc.).
• Works closely and collaborate with Asset Management team as well as any/all partners, stakeholders, and co-developers to drive additional value and control expenditures 
• Manages all CAPEX projects – working closely with AM, builder’s group and RM on bidding/leveling and execution of contract docs. 
• Manages retail/commercial operations pursuant to the lease agreements
• Manages the unit turnover process - include bid-leveling, estimating, and awarding process
• Strategizes and logistically coordinates (operationalize) major projects/initiatives and/or PILOT programs as trend-setters for the larger portfolio
• Engages and serves as direct point of contact for Agency Officials/Representatives (i.e., HPD, HCR, DCA, NHA, HMFA, ESDC, HUD, NYCHA etc.)
• Coordinates BBRI, OCAF, MU2M efforts – at times, directly handling the submissions
• Conduct property inspections to verify work performed by maintenance staff and identify areas that may need additional attention. 
• Ensure that staff are trained in all required applications and other tools required to perform their duties.  Similarly, confirm that staff understand their roles and responsibilities and that they can achieve desired results.
• Attend Tenant Association meetings as necessary
• Works closely with security team on security-related initiatives

Minimum Education Requirements:

• Bachelor’s degree preferred or a combination of work experience, education and professional designations, certifications
• Preferred Certifications: RAM, ARM, AHM, LIHTC and CPM

Minimum Years of Experience Required:

• 6+ years of experience in Property Management Operational role(s) at similar scale/scope properties with a college degree -or-
• 7+ years of experience in direct GM role at similar scale/scope properties without a college degree

Additional Knowledge, Skills and Abilities:

• Must be proficient in Microsoft Office applications
• Proficiency in Yardi required
• Exemplary financial acumen surrounding Building Finance and PM-specific Financial Reporting
• Exemplary understanding of Regulatory Compliance (Rent-Stabilization/Fair Housing/Section 8, etc.)
• Must possess Affordable Housing and/or Market Rate experience – specific to the asset they are managing
• Strong experience and background managing assets with shared expense allocations, CAM charge-backs and multi-entity expense management

• Must have project management experience
• Must display ability to complete tasks/projects on-time
• Must display superior leadership and multi-tasking abilities
• Ability to work with people and manage challenging administrative projects 
• Must possess exemplary customer service skills
• Knowledge of building system, preferred
• Real Estate license, preferred

Competencies/Essential Job Functions:

This position consists mainly of sedentary work. The position may require exertion of up to 10 pounds of force occasionally and/or negligible amount of force frequently or constantly to lift, carry, push, pull or otherwise move objects, including the human body. The role involves sitting most of the time.

The incumbent is required to have close visual acuity to perform activities such as: viewing a computer; extensive reading and visual inspection involving small defects. 

• This role frequently requires incumbent to talk and hear, expressing or exchanging ideas by means of spoken work and the ability to receive detailed information through oral communication, and to make distinctions in sound.
• This role frequently requires incumbent to engage in repetitive movements with the wrist, hands, and fingers by typing, reach, picking, pinching, typing or otherwise working, primarily with fingers rather than with the whole hand as in handling,

• This role occasionally requires incumbent to climb, balance, stoop, stand for long periods of time, walking and/or moving about on foot to accomplish tasks particularly for long distances; moving from one work site to another or occasionally in narrow aisles, hallways, or passageways; feel and touch objects with fingers, palm, and hands, feel and touch objects with fingers, palm, and hands, lift up to 10 pounds.

Work Environment

The incumbent may occasionally be subject to environmental conditions (protection from weather conditions, but not necessarily from temperature changes.

The incumbent may occasionally be subject to noise sufficient to cause the worker to shout in order to be heard above the noise or vibration.

Other Duties:

Please note that this job description is not designed to cover or contain a comprehensive listing of activities, duties or responsibilities that are required of this position.  Nothing in this job description restricts management’s right to assign or reassign duties and responsibilities of this position at any time with or without notice.

L+M offers competitive compensation and benefits and tremendous potential with a growing residential real estate developer/builder organization.

L+M is an equal opportunity employer.  All qualified applicants will receive consideration for employment without regard to race, color, religion, gender, gender identity or expression, sexual orientation, national origin, genetics, disability, age, or veteran status.

Disclaimer: Nothing in this job description restricts management’s right to assign or reassign duties and responsibilities to this job at any time.