Project Manager

JOB TITLE: Senior Project Manager (Exterior Envelopes & ACM Fabrication)

Company: Waterproof Properties II LLC

Location: Elizabeth, NJ (Office/Shop Site Visits)

Salary: $80,000 – $120,000 (Based on experience) Performance Bonus

Job Type: Full-time

THE ROLE

We are a $10M specialized building envelope manufacturer and installer. We don’t just "do roofing"—we engineer and fabricate proprietary Aluminum Composite Material (ACM) systems and install complex commercial roofing packages.

We are looking for a Senior Project Manager to act as the "CEO" of their assigned projects. You will sit at the intersection of Design (Engineering), Manufacturing (The Shop), and Construction (The Field).

You are not here to push paper. You are here to protect the margin, drive the schedule, and ensure our shop and field teams are moving in sync.

WHAT YOU WILL DO (Responsibilities)

• Own the Project Lifecycle: Manage commercial projects from "Signed Contract" to "Final Closeout." You are the single point of contact for the General Contractor (GC) and Client.

• The "Gatekeeper" of Finance: You are responsible for AIA Pay Applications (G702/G703). You ensure we are billing for every stored material and every percent of progress. You track the budget in Knowify to ensure we don't bleed cash.

• Manage the Engineering Flow: Coordinate with our Design Lead to ensure Shop Drawings are submitted, approved, and released to our CNC fabrication shop on time.

• Protect the Schedule: You don't just ask "is it done?" You look ahead. You ensure the Shop has the aluminum coil and the Field has the crates before they are needed.

• Submittals & RFIs: Manage the technical documentation process. You must be able to read architectural blueprints and identify clashes before we cut metal.

• Manage Subcontractors: Enforce strict quality standards. If the sub isn't wearing our vest or following our detail, you shut them down.

THE "MUST HAVES" (Requirements)

• 5 Years of Experience in Commercial Construction Management (experience with Glazing, Curtain Wall, Roofing, or Metals is highly preferred).

• Bluebeam Expert: You don't just view PDFs; you use Bluebeam Revu for markups, overlays, and verifying field dimensions.

• Financial Literacy: You must understand AIA Billing, Retainage, Schedule of Values, and WIP (Work in Progress) reporting.

• Manufacturing Mindset: We are a factory. You need to understand that a delay in the Field jams up the Shop floor.

• Tech Savvy: We use Knowify, QuickBooks Online, and Microsoft 365. You must be comfortable working in a paperless, cloud-based environment.

• Bilingual (Spanish/English) is a major plus but not required.

WHY JOIN US?

• We are Specialized: We aren't fighting for the lowest bid. We sell a high-value, engineered system.

• We have the Tech: We have invested in the best software (Knowify, CompanyCam, Bluebeam) so you don't have to fight with spreadsheets.

• Growth: We are scaling rapidly. This is a leadership role with a direct path to Operations Director.

HOW TO APPLY

Please submit your resume. In your cover letter or note, answer this one question:

"Describe a time you caught a discrepancy between the Architectural Drawings and the Field Conditions, and how you fixed it before it cost the company money."