PROPERTY MANAGER - Commercial (Orange County)

The Property Manager has primary responsibility for and is involved in all aspects of day-to-day operations of various assigned third party Orange County based managed properties (office, retail, industrial, multifamily), including accounting, tenant relations, maintenance and repair, security, janitorial/porter services, supervision of site staff and overall property performance and operations. The Property Manager handles tenant complaints and concerns and oversees service requests and is familiar with the terms of tenant leases. The Property Manager helps to prepare budgets and helps to ensure the successful financial performance of the property. The Property Manager has direct supervisory responsibility for any on-site management, maintenance and janitorial staff and prepares the regular monthly reports as assigned by the PPM.

Responsibilities of the Property Manager include the following, which are subject to change or adjustment:

Leasing (as assigned):

· Monitor and report space available.

· Monitor lease expirations and proactively contact existing tenants for renewals or extensions.

· In the absence of any outside brokers, develop a marketing plan for each property for each calendar year.

· Conduct a competitive market study and make pricing recommendations.

· Maintain database of current marketing materials (e.g. leasing brochures).

· Conduct prospective tenant showings at both properties.

· Work with Company and its clients in lease negotiations.

· Coordinate, negotiate and track first & subsequent lease drafts from LOI to execution.

· Develop tenant concept plans and oversee space planning and tenant improvement schedules.

· Coordinate tenant improvements or make ready work and pricing with Company personnel and/or outside vendors.

· Draft Letters of Intent to lease for owner review/approval.

· Act as liaison between tenants, Company personnel, consultants and any outside brokers to negotiate, prepare and review leases and related documents, amendments, renewals, extensions, licenses, terminations, subleases, lessor consents, right-of-first-offer & right-of-first-refusal notices, etc.

· Coordinate the internal lease review and approval process.

· Conduct reviews of tenant rental history, applications, financial statements, credit reports and submit recommendations for approval.

Operations:

· Develop and maintain positive tenant and vendor relations.

· Provide excellent tenant service. Ensure response to tenant requests/problems are handled in a timely and courteous manner.

· Generate work orders directed to vendors or maintenance staff and provide appropriate follow up for satisfactory resolution of the issue.

· Ensure that there is 24-hour emergency coverage for the property at all times.

· Ensure effective janitorial cleanliness and standards.

· Conduct regular and consistent inspections of the property and tenant spaces to ensure compliance with leases and the proper upkeep of the property.

· Obtain estimates/bids for repairs at the property.

· Ensure accuracy and compliance with vendor contracts and insurance requirements.

Management:

· Assist owners or clients with identifying any short-term and long-range operational issues to be addressed.

· Developing and executing the annual budget.

· Review and provide input into accounting activity including processing of rents, payables, and lease information.

· Follow-up delinquent accounts and pursue collections in accordance with direction from the PPM.

· Monitor rent increases and coordinate application with accounting.

· Maintain appropriate tenant lease files, records, correspondence and file notes.

· Prepare memos, reports and other applicable administrative documents.

· Monitor expenses to ensure spending is within budgetary guidelines.

· Review and approve payables on assigned management properties. Ensure that all invoices are sorted, coded and accurate and in compliance with existing contract.

· Develop, obtain appropriate approval and execute written contracts as needed for outside vendor work.

· Assist corporate accounting with questions related to the property and resolution of any vendor or tenant issues.

· Ensure effective emergency response procedures are in place.

· Obtain and maintain an active California real estate sales license.

Personnel:

· Work with Company Human Resources to process payroll (if applicable) and resolve personnel issues.

· Participate in pre-employment interviews and submit hiring recommendations as needed.

· Supervise on-site staff as applicable. Provide direction. Interpret and apply personnel policies, departmental policies, and other relevant policies and procedures in conjunction with HR Manager.

· Review leave/vacation requests.

· Train or assist in training site level personnel.

· Counsel employees regarding job performance and document in accordance with established procedures.

· Recommend to Company Human Resources disciplinary action as needed.