Property Manager- Tax Credit

Position Summary- Omaha, NE

J & M Property Management is seeking an experienced and highly organized Property Manager specializing in Low-Income Housing Tax Credit (LIHTC/Section 42) communities.

This position is responsible for the day-to-day operation of an assigned affordable housing community, including LIHTC compliance, leasing, occupancy, resident relations, rent collection, financial performance, maintenance coordination, staff supervision, vendor management, property appearance, and regulatory compliance.

The ideal candidate understands that successful affordable housing management requires both strong property operations and strict compliance. This individual will work closely with J & M's Compliance Department to ensure applicant files, certifications, recertifications, and required documentation are accurate, complete, and timely.

Experience with layered affordable housing programs, including LIHTC, HOME, HUD, Section 8, or other income-restricted programs, is strongly preferred.

Essential Duties & Responsibilities

LIHTC / Section 42 Compliance

• Maintain working knowledge of LIHTC/Section 42 requirements applicable to the property.
• Understand income limits, rent limits, unit designations, utility allowances, student rules, and applicable occupancy requirements.
• Follow J & M's established affordable housing application, certification, and recertification procedures.
• Ensure required compliance approvals are obtained before move-in.
• Maintain complete and accurate resident files.
• Assist with compliance reviews, state agency audits, investor reviews, and corrective actions.
• Work closely with the Compliance Department on technical questions and regulatory updates.
• Maintain the property in an audit-ready condition.

Affordable Housing Applications & Certifications

• Oversee the application process from initial inquiry through move-in.
• Review applications for completeness and accuracy.
• Collect and verify household, income, asset, student, and eligibility information.
• Obtain required supporting documentation and verifications.
• Prepare or assist with Tenant Income Certifications and related documents.
• Submit files to the Compliance Department for approval.
• Respond promptly to requests for corrections or additional documentation.
• Communicate clearly with applicants regarding documentation and eligibility requirements.
• Protect confidential applicant and resident information.

Annual & Interim Recertifications

• Maintain an accurate recertification schedule.
• Begin recertifications sufficiently in advance of required deadlines.
• Obtain updated household, income, asset, and eligibility information.
• Prepare required certification documents.
• Submit recertifications for compliance review within company timelines.
• Obtain required signatures and ensure timely completion.
• Process interim certifications when required.
• Track outstanding files and escalate potential late certifications immediately.

Leasing, Marketing & Occupancy

• Maintain strong physical and economic occupancy.
• Respond promptly to prospective resident inquiries.
• Conduct property and apartment tours.
• Explain rents, deposits, utilities, amenities, and program requirements.
• Maintain accurate availability and waiting-list information when applicable.
• Coordinate apartment readiness with maintenance.
• Prepare leases and required addenda.
• Conduct move-in orientations.
• Follow applicable tenant selection plans and Fair Housing requirements.
• Balance occupancy goals with strict compliance requirements.

Resident Relations & Retention

• Serve as the primary management contact for residents.
• Respond professionally to resident questions, complaints, and service needs.
• Enforce lease terms and community policies consistently.
• Coordinate resolution of maintenance concerns.
• Document important resident communications.
• Manage lease renewals and resident retention efforts.
• Maintain professional and respectful relationships with residents.

Rent Collection & Accounts Receivable

• Monitor rent collection and resident balances.
• Review resident ledgers for accuracy.
• Follow up on delinquent accounts.
• Issue required notices in accordance with company policy and applicable law.
• Coordinate approved payment arrangements when appropriate.
• Work with Accounting to resolve ledger discrepancies.
• Monitor bad debt and collections.
• Assist with subsidy payment reconciliation when applicable.

Financial Performance

• Review property income and expenses.
• Monitor occupancy, vacancy, delinquency, bad debt, and operating expenses.
• Review monthly financial statements and budget-to-actual performance.
• Explain material variances.
• Assist with annual operating budgets and forecasts.
• Review and code invoices accurately.
• Identify opportunities to improve financial performance while maintaining service and compliance standards.

Maintenance & Property Oversight

• Conduct regular property inspections.
• Monitor work orders, preventative maintenance, and apartment turns.
• Coordinate with maintenance staff and vendors.
• Inspect vacant units prior to move-in.
• Maintain strong curb appeal and property appearance.
• Identify safety concerns and capital improvement needs.
• Follow up on unresolved maintenance issues.
• Assist with emergency response as required.

Move-In & Move-Out Administration

• Confirm compliance approval before move-in.
• Verify apartment readiness and required funds.
• Execute leases, addenda, and required documents.
• Conduct move-in and move-out inspections.
• Coordinate final charges and account statements.
• Notify maintenance of upcoming turns.
• Update property management systems promptly.

Team Leadership

• Supervise leasing and administrative staff when assigned.
• Participate in recruiting, onboarding, and training.
• Establish clear expectations and provide ongoing coaching.
• Conduct staff meetings and reinforce company procedures.
• Address performance concerns promptly.
• Promote teamwork between office, maintenance, accounting, and compliance departments.
• Help employees build strong affordable housing and compliance skills.

Fair Housing & Regulatory Compliance

Ensure compliance with applicable:

• Federal, state, and local Fair Housing laws.
• LIHTC requirements.
• HOME, HUD, and Section 8 requirements when applicable.
• Reasonable accommodation and modification procedures.
• VAWA requirements when applicable.
• State housing finance agency requirements.
• Landlord-tenant laws.
• J & M policies and procedures.

Potential Fair Housing or significant regulatory concerns must be escalated promptly.

Audits & Inspections

• Participate in internal file audits and compliance reviews.
• Prepare for state agency, investor, lender, and physical property inspections.
• Correct deficiencies within established deadlines.
• Track corrective actions through completion.
• Maintain organized supporting documentation.

Vendor Management

• Coordinate vendor scheduling and property access.
• Obtain bids when required.
• Review work quality and vendor invoices.
• Monitor vendor performance.
• Ensure required insurance and documentation are maintained.
• Help control expenses while maintaining appropriate service levels.

Reporting & Communication

Provide accurate and timely reporting regarding:

• Occupancy and leasing.
• Applications and move-ins.
• Move-outs and vacancy.
• Delinquency and collections.
• Recertification status.
• Compliance concerns.
• Apartment turns.
• Maintenance performance.
• Budget variances.
• Resident issues.
• Staffing or operational concerns.

The Property Manager is expected to identify problems early and communicate proactively with leadership.

Required Qualifications

• 3+ years of multifamily property management experience preferred.
• LIHTC/Section 42 experience strongly preferred.
• Working knowledge of affordable housing eligibility, certifications, and recertifications.
• Understanding of income and asset documentation.
• Experience with leasing, resident relations, and rent collection.
• Basic understanding of property financial statements and budgets.
• Strong computer and property management software skills.
• Excellent organizational and time-management abilities.
• Strong written and verbal communication skills.
• High attention to detail.
• Ability to manage multiple deadlines.
• Ability to handle confidential information appropriately.
• Ability to work independently while collaborating with compliance and regional leadership.

Preferred Certifications

Relevant affordable housing certifications are strongly preferred, including:

• HCCP – Housing Credit Certified Professional
• SHCM – Specialist in Housing Credit Management
• TCS – Tax Credit Specialist
• C3P – Certified Credit Compliance Professional
• COS – Certified Occupancy Specialist
• Other recognized LIHTC or affordable housing certifications

If certification is not held at the time of hire, J & M may require the successful candidate to obtain an approved certification within an established timeframe.

Preferred Experience

Preference may be given to candidates with experience in:

• LIHTC/Section 42 communities.
• Mixed-income housing.
• LIHTC/HOME properties.
• LIHTC/Section 8 properties.
• Affordable housing lease-ups.
• Acquisition/rehabilitation communities.
• State agency and investor compliance reviews.
• HUD or Section 8 programs.
• HOME-assisted properties.
• Staff supervision and training.
• Affordable housing operations in Nebraska, Iowa, South Dakota, or the surrounding Midwest region.

Key Characteristics of a Successful Candidate

Ownership Mentality
Takes responsibility for the success of the property and follows issues through to resolution.

Compliance-Minded
Understands that compliance is part of daily property operations, not simply an audit requirement.

Attention to Detail
Recognizes the importance of accurate documentation, dates, signatures, certifications, notices, and recordkeeping.

Resident-Focused
Provides respectful, professional service while consistently enforcing policies and lease requirements.

Financially Responsible
Understands how occupancy, collections, expenses, and resident retention affect property performance.

Organized & Proactive
Anticipates upcoming recertifications, vacancies, maintenance issues, delinquency, and operational needs.

Strong Communicator
Communicates effectively with residents, applicants, employees, vendors, compliance staff, and leadership.

Team Leader
Builds accountability, develops employees, and encourages collaboration across departments.

Ethical & Trustworthy
Handles sensitive resident, financial, and company information with integrity.

Performance Expectations

Success in this position may be measured by:

• Property occupancy and economic occupancy.
• Timely and accurate LIHTC certifications and recertifications.
• Number and severity of compliance findings.
• Rent collection and delinquency performance.
• Resident retention and service.
• Apartment turn times.
• Property appearance and maintenance performance.
• Budget and expense management.
• Accuracy and timeliness of reporting.
• Staff development.
• Audit and inspection results.
• Overall operational and financial performance.

Physical & Scheduling Requirements

The position may require:

• Regular walking and inspection of the property.
• Climbing stairs and entering apartments or common areas.
• Driving to meetings, training, or other properties.
• Occasional evening or weekend availability for emergencies or operational needs.
• Participation in an emergency response structure when applicable.

Reasonable accommodations will be provided in accordance with applicable law.

Why Join J & M Property Management?

J & M Property Management is a growing real estate and property management organization committed to professionally managed housing and strong long-term asset performance.

Affordable housing management requires a unique combination of property management expertise, compliance knowledge, financial discipline, resident service, and leadership.

We are looking for a Property Manager who will take ownership of the property, protect compliance, develop their team, improve financial performance, provide excellent resident service, and continually look for ways to improve the community.

J & M Property Management is an Equal Opportunity Employer. Employment decisions are based on qualifications, experience, merit, and business needs without regard to legally protected characteristics.