Property Manager

Join Our Team at the Omaha Housing Authority!

Are you passionate about making a real difference in the community? Do you thrive in a collaborative and supportive environment? The Omaha Housing Authority (OHA) is looking for a dynamic Property Manager to lead and inspire our team, manage our properties, and help us fulfill our mission of providing safe and affordable housing.

About Us: 

Founded in 1935, the Omaha Housing Authority is a nonprofit government agency committed to enhancing the quality of life for low and moderate-income individuals. With over 2,700 public housing units and up to 4,300 Housing Choice (Section 8) Vouchers, we work diligently to ensure our residents have access to safe, sanitary, and affordable housing.

Our Core Values

• We Are One Team: We rely on one another and succeed together.
• We Build Trust: We communicate clearly, follow through, and hold ourselves accountable.
• We Foster Belonging: Every person feels respected, safe, and valued.
• We are Welcoming: We approach others with kindness and professionalism.
• We Listen to Understand: We give our full attention and seek shared understanding.
• We De-Escalate with Empathy: We respond to conflict with calm, compassion, and respect.
• We Deliver Excellence: We provide safe, stable housing and exceptional service.
• We Practice Self-Care: We manage our wellbeing so we can serve effectively.
• We Share Power: We involve residents and employees in shaping our work

Why Work with Us? 

We offer a comprehensive benefits package that includes:

• 17 paid holidays, including your birthday, a floating holiday, and a self-care day
• 12 days of vacation and 12 days of sick leave per year
• Medical, dental, and vision benefits start the 1st of the month following date of hire
• Life Insurance, Health & Dependent Care FSA, Allstate Voluntary Insurance, and Pet Insurance
• 401(a) retirement plan with a 5.5% match and 457 compensation plan
  

Salary Range:

$46,195 - $63,858 (+ up to $6,000 in bonuses)

Job Function

The Property Manager is responsible for providing comprehensive property management services for multiple OHA-owned properties in a manner consistent with OHA’s mission. Properties may include public housing and other affordable housing programs.  This position provides overall operational leadership, staff supervision, financial oversight, and regulatory compliance. The Property Manager ensures properties meet applicable HUD performance standards, OHA policies, and federal, state, and local regulations. Responsibilities include budget preparation and monitoring, reporting, and oversight of physical condition, financial viability, and management performance.

Essential Functions

Occupancy / Marketing

• Ensure occupancy targets are met and sustained; implement resident retention initiatives in coordination with resident associations. 
• Participate in leasing and marketing activities to recruit applicants for waiting lists in collaboration with the Intake Department. 
• Maintain accurate and current records of vacancies, leased units, and unit offer status. 
• Execute leases, conduct new resident orientations, issue keys, and process move-ins, move-outs, and transfers, including inspections. 
• Attend resident association meetings and follow up on identified issues.

Leadership, Management & Supervision

• Provide overall leadership for scattered site property operations in alignment with OHA’s mission, values, policies, and applicable HUD, federal, state, and local regulations.
• Plan, organize, direct, and evaluate the work of assigned property management and maintenance staff to ensure efficient operations, regulatory compliance, and high-quality resident services.
• Directly supervise the Assistant Property Manager and administrative support and provide functional leadership to all other assigned property management and maintenance staff.
• Establish clear performance expectations and measurable goals; monitor performance and provide ongoing coaching, guidance, and feedback to support accountability and professional development. Conduct individual supervision meetings at a minimum of monthly.  New employees require weekly individual supervision meetings during the introductory period.  
• Conduct regular staff meetings monthly to review workloads, address operational issues, reinforce priorities, and promote teamwork and effective communication.
• Identify training needs; support employee development; and initiate disciplinary action when necessary, in accordance with OHA policies, labor agreements (if applicable), and federal and Nebraska employment laws.
• Participate in recruitment, interviewing, onboarding, and training of new employees, ensuring staff are properly trained in safety procedures, fair housing requirements, and OHA operational standards.
• Delegate responsibilities effectively, resolve staffing issues, and ensure appropriate coverage to meet occupancy, maintenance, and resident service goals.
• Promote a safe, respectful, and inclusive work environment; reinforce compliance with OSHA safety standards and OHA risk management practices.
• Serve as a point of escalation for staff concerns, resident issues involving staff performance, and interdepartmental coordination, resolving matters professionally and consistently.

Resident Relations & Compliance

• Maintain frequent contact with residents and resident organizations. 
• Establish constructive working relationships with residents, staff, community agencies, advocacy groups, and service providers.
• Investigate and resolve tenant complaints; enforce occupancy and lease requirements fairly and consistently.
• Investigate lease violations; ensure proper documentation; initiate or approve lease terminations; and direct service of notices in compliance with applicable laws.
• Oversee rent collection efforts, payment plans, and eviction processes as required.
• Collaborate with internal departments and external partners including compliance, capital funds, procurement, resident services, security, and contracted vendors.

Physical Needs/ Maintenance

• Provide oversight of property maintenance operations, including preventive maintenance inspections and unit turnaround activities.
• Ensure maintenance outcomes support leasing goals and regulatory compliance.
• Maintain working knowledge of building systems including plumbing, HVAC, electrical, roofing, carpentry, landscaping, and grounds maintenance.
• Prepare for and participate in REAC inspections and respond to identified deficiencies. 

Financial Management

• Assist with preparation of annual operating budgets and participate in capital planning processes.
• Monitor budget performance through monthly review and reporting; support positive cash flow through income maximization and cost control.
• Approve purchase orders for office supplies, maintenance supplies, and contracted services in a timely manner.

Additional Responsibilities

• Participate in a rotating on-call schedule to respond to after-hours emergencies.
• Represent OHA at community meetings, advisory councils, and interagency forums as assigned.
• Perform other duties as assigned.

Qualifications

• Bachelor’s or associate’s degree in management, Business Administration, or a closely related field preferred.
• Two (2) years of supervisory experience preferred.
• Five (5) years of property management experience or an equivalent combination of education and experience preferred.
• Knowledge of HUD rules and regulations preferred.
• Proficiency in Microsoft Office products.
• Ability to analyze problems, exercise sound judgment, and communicate effectively.
• Complete OHA-sponsored asset management and required job-related training.

Working Conditions

• Work is performed in an office and field setting with frequent public contact. Exposure to weather conditions when inspecting properties. Noise level is typically moderate.
• Abilities
• Ability to sit, stand, and walk up to 100% of the time; stoop, squat, push, pull, and type up to 25% of the time. Ability to move objects weighing up to ten (10) pounds up to 33% of the time.

Equipment Operation

• Computer
• Telephone
• Copier

OHA is Committed to Equal Opportunity

Omaha Housing Authority is an equal opportunity employer, and all qualified applicants will receive consideration for employment without regard to race, color, religion, age, sex, national origin, disability status, genetics, protected veteran status, sexual orientation, gender identity, or expression, or any other characteristics protected by federal, state or local laws.