Job Summary

The Operations Manager has full responsibility for maximizing the long-term operating performance of a portfolio of communities. Effective personnel management and development, plus a thorough understanding of the competitive market are required skill sets. High standards for customer service, physical condition of the communities and operating procedures are essential to the successful management of the portfolio.

The ideal candidate will conduct themselves in a professional and friendly manner and be a proactive self-starter who possesses exceptional multi-tasking and communication skills, both oral and written. The Operations Manager will exercise good judgment and effective prioritization of tasks in a fast-paced environment while exhibiting a high degree of flexibility. Building strong relationships with other communities, contractors, and vendors is critical to the position.

In addition, the ideal candidate must be skilled in many areas including, but not limited to: monitoring community performance, controlling expenses, supervising Property Managers, coordinating staffing and team building, managing due diligence processes, preparing and presenting monthly and quarterly variance and forecast reports, rental pricing, ensuring compliance with Fair Housing practices plus landlord/tenant and employment laws, implementing approved capital improvement projects and maintaining excellent customer satisfaction.

KEY RESPONSIBILITIES:

Control of onsite operations of a portfolio of communities.

Supervision of overall operations to optimize portfolio performance and achieve company goals.

Development and successful implementation of annual budgets, including capital improvements.

Review of financial reports to determine if community benchmarks have been met.

Communication with management regarding personnel performance.

Preparation of monthly management reports.

Recruitment, motivation, training, and development of community teams.

Analysis of local market conditions and trends for each community.

Management of vendor relations and contracts.

Marketing/analysis of traffic patterns and closing ratios.

Establishment of optimal rental rates on an ongoing basis.

Assistance in development and adherence to established policies and procedures.

ESSENTIAL ACTIVITIES:

Personnel Management:

Recruitment and retention of teams of service-oriented, business-minded property management professionals with a standard of being the best in the industry.

Training and development of a team of Property Managers that support and work together with a goal of strengthening the overall portfolio of communities.

Support of Property Managers in personnel and community management with a thorough understanding of the multifamily residential market.

Competitive Market Position:

Development of a sales culture where team members understand that their main job is to lease apartments-- the key to driving revenues.

Motivation of team members to develop marketing and customer service skills at the community level.

Coordination with Property Managers to ensure that team members fully understand the competitive environments of the industry (both local and regional.)

Anticipation of market changes in order to advise and implement appropriate strategic adjustments.

Site monitoring to ensure that Property Managers are proactive in setting rents and positioning their community--this includes weekly reviews of account lease expirations, market ready costs, etc. in order to minimize turnover costs.

Understanding of the portfolio’s competitive environment on a submarket by submarket basis.

Administrative Compliance:

Performance of regular site visits to ensure that all administrative and maintenance procedures are complied with, including:

• audits of lease and office files
• revenue collection procedures
• cash and expense control
• community service programs
• vendor relations and contracts
• service request systems
• local, state, and federal government regulations
• make ready standards
• preventative maintenance programs

Community Appearance:

Regular physical inspections of all areas of each community in the portfolio.

Evaluation of condition by community relative to health, safety, risk management, asset preservation, customer service, and company standards, with a report of findings to management upon completion.

Recommendation and prioritization of needed capital improvements.

Financial Performance:

Full accountability for the financial performance of the portfolio of communities.

Development of operating budgets for individual communities with the assistance of Property Managers and management, consistent with the strategic objectives of each community.

Review and negotiation of contracts for approval.

Monitoring and communication of performance by community relative to budget, on a weekly basis.

Anticipation and communication of variances from budget, obtaining approvals where necessary.

Effectively communicate performance by community to management, including employee performance.

Participate and report to management at monthly meetings.

Assist in the preparation for quarterly management meetings with ownership.

Ensure timely and accurate preparation of various weekly, monthly, quarterly, and annual reporting.

Requirements:

Four-year college degree from an accredited institution is preferred.

Five to seven years of professional experience in property management and leasing.

Five years supervisory experience.

Multi-family class A, B, and C experience.

Intacct, Nexus, and Fortress experience preferred.

Adherence to company operating standards, with a strong commitment to company goals and values.

Demonstrated leader.

Strategic thinker.

Strong communication skills.

High level of professionalism.

Team builder and team player.

Computer proficiency, including Microsoft Office and ongoing cybersecurity awareness.

Willingness to travel is necessary.

Job Type: Full-time

Benefits:

• 401(k)
• 401(k) matching
• Dental insurance
• Health insurance
• Life insurance
• Paid time off
• Vision insurance

Schedule:

• Monday to Friday
• On call

Ability to Relocate:

• Louisville, KY 40222: Relocate before starting work (Required)

Work Location: In person