The Senior Property Manager position reports to the Director, Property Management; this position is responsible for initiating and supervising the daily management, maintenance, and associated construction of multiple properties within an assigned portfolio. Portfolio size may be 7 – 15 properties equaling approximately 1.2 - 2 million sf. The position requires experience in the retail property management and construction management process, a strong working knowledge of all facets of facility management including vacancy management, roofing systems, HVAC, parking lot maintenance, electrical, plumbing sewer and fire protection. This position requires strong negotiating skills, verbal & written communication skills, accuracy and accountability, financial analysis, judgment, and confidentiality. The Senior Property Manager position functions at a high capacity within the context of a larger team, setting and implementing goals, supporting leasing initiatives, delivering construction feasibility information, capital project management, sourcing new revenue and coordinating with national ancillary leasing team, assisting Accounting, Collections and Finance functions.
Duties & Responsibilities include, but not limited to:
NOI Enhancement:
- Ability to find ways to improve NOI by means of expense management (including consideration to CAM recoveries)
- Management of ancillary income events and programs sourced by the National Ancillary Income Team as well as generating ancillary opportunities and revenue streams
- Understanding and managing utility resale operations to maximize net revenue
Operational:
- Conduct property visits as required to ensure property shopping center presentation, as well as company standards
- Bid, negotiate, scope and supervise contracted services for all properties
- Resolution of maintenance issues, administration of property improvements and oversight of existing conditions to achieve the long term preservation of the shopping center
- Assure compliance with ADA, environmental, building, and construction codes/ordinances
- Monitor energy consumption to conserve energy at each property
- Ensure tenant compliance with requirements of the lease – operational and functional
- Respond 24 hours, 7 days per week to any tenant issue or property emergency
- Supervise administrative personnel
- Development and Management of budgets
- Identifying and managing cost control measures
- Assist with insurance certificates and claims, including any necessary court appearances
Capital Project Management & Construction:
- Collaborate with construction department partners on tenant buildout, TI/ TA.
- Supervise and control all common area construction and property improvements
- Update information on capital projects in company software programs
- Establish a “net” of contractors that can be utilized throughout the portfolio.
- Establish long-range capital plans for asset preservation.
Administrative:
- Monitor budget vs. actual financial activities
- Prepare monthly variance reports for Management
- Maintain all property and vendor data and reports as required
Accounting /Financial:
- Develop annual operating budgets for each property; manage expenses within budgetary limits on a monthly, quarterly, annual basis
- Schedule budgeted projects within appropriate timeframe as established in operating budget
- Authorize and control property expenditures
- Approve invoices for payment utilizing proper expense coding and categorization
- Assist Cash & Collections as necessary in pursuing past due rent balances
- Assist Lease Compliance / Accounting as necessary in reviewing C.A.M., Real Estate Tax, and Insurance Settlements
- Ensure tenant bill backs for Utility usage are processed accurately
Legal:
- Anticipate potential tenant problems and address them before they become legal issues
- Assist Legal and Cash & Collections departments as necessary with court proceedings
- Represent Landlord in court appearances as necessary
Community & Municipal Involvement:
- Interact with city officials to maintain good relationships
- Attend zoning/city council meetings as needed
Position Requirements:
- Strong verbal & written communication skills, ability to communicate clearly with both internal & external customers and at all levels within the Brixmor organization
- Strong understanding of shopping center financials and managing assets to maximize NOI
- Skilled in customer service and tenant relations
- Understand contracts/leases
- Strong project management background to work closely with and give direction to contractors and vendors
- Negotiating skills
- Ancillary leasing sales experience or aptitude and desire to perform
- Strong administrative writing and reporting skills
- Ability to initiate bid requests, vendor and contractor management
- Ability to present self and Brixmor in a professional manner in all customer communications and actions
- Solid time management skills with ability to prioritize, organize and successfully balance multiple tasks and requests
- Must be able to exhibit initiative and work independently
- Must have a strong work ethic and ability to work in a fast paced environment.
- Must be a team player and work well with Senior Management, tenants, and other property managers, leasing managers, lease administration, and corporate personnel, architects, contractors and other daily contacts.
- Proficiency with Microsoft Office software
- Ability to work required hours (as currently defined) and occasional evenings
- Willing and able to travel is required
Education and/or Experience:
- An undergraduate degree in Business Administration, Finance, Accounting or related field
- A minimum of five years of broad-based property management experience including time in the commercial/community shopping center industry
- CSM or CPM preferred
Brixmor offers very competitive pay commensurate with background and responsibilities plus a benefits and perks package that supports career engagement, growth, good health and connection with teammates and our communities.
The base salary range for this position has been established at $95,000 - $115,000, plus participation in our annual cash bonus plan OR plus participation in our commissions program. This salary range represents the Company’s good faith and reasonable estimate of the range of possible compensation at the time of posting.
EOE (Brixmor is an Equal Opportunity Employer)
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