General Manager (Residential) - CIM

ABOUT CIM GROUP:

CIM is a community-focused real estate and infrastructure owner, operator, lender, and developer. Our team of experts works together to identify and create value in real assets, benefiting the communities in which we invest. Back in 1994, our three founders focused on projects in Southern California neighborhoods. Today, we are a diverse team of 1,000+ employees with projects across the Americas. Our projects have delivered jobs; created comfortable places to live, work, and relax; and provided necessary and sustainable infrastructure. Our focus on enhancing communities is unwavering, and we strive to make an even greater impact in the years to come. Join us and make an impact today!

POSITION PURPOSE:

The General Manager (Residential) has primary responsibility for overall day to day management and lease up of the properties and for supervisory oversight of the property management staff at the properties within a defined geographic location.

Responsibilities include directing on site staff, contracted services and vendors to maintain a first class appearance of the property(s), setting monthly goals to integrate leasing, property management, building maintenance and lease administration functions across the properties. Additionally, will be expected to adhere to the properties’ approved budgets with an emphasis on timely rent collection, meeting monthly leasing goals, receivable management, legal evictions and vendor supervision.

ESSENTIAL FUNCTIONS:

• Create a monthly framework for the Property Manager(s) to ensure timely completion of property operations tasks – apartment turns and renovations, financial reporting, associate review and training, preventive maintenance.
• Confirm apartment pricing levels are consistent with current market conditions. Use Yieldstar/LRO or other pricing methodology to set pricing which meets investment requirements and drives consistent leasing activity.
• Keeps abreast of new development or redevelopments within the market and be able to discuss how they will impact CIM’s residential properties.
• Builds relationships with local trade organizations to gain more market information.
• Approves all recommended concessions based on current market conditions.
• Seeks Owner approval at the beginning of each calendar year on a pricing matrix (“Unit Pricing Matrix”) for each unit including renewals and ensures the Leasing Associate updates this matrix on a weekly/monthly basis (as required) to maximize market rent and occupancy.
• Works closely with the Property Manager(s) to set renewal rates. Sets the retention expectation per month and supports the Property Manager(s) efforts to achieve the goal.
• Works with Property Manager(s) to develop the annual Business Plan including traffic and occupancy goals. Revenue goals and Expense parameters.
• Ensures all residential leases are executed in accordance with CIM Group stated policies and procedures (within 2 business days). Verify on a monthly basis the accuracy of the properties’ (a) rent roll, (b) occupancy status, (c) lease charges, (d) leases match actual resident’s name and (e) term.
• Tracks actual collection of rent to ensure timely payment and to avoid excessive delinquent rent balances so that we are not more than 30 days behind on residential lease unless we are seeking an eviction.
• Where applicable - ensures commercial lease terms are correct before leases are executed and accept no changes to the CIM Group lease form without corporate approval.
• Ensures all building operating systems such as elevators, boilers, central plant cooling systems are (as required) placed on corporate approved preventive maintenance agreement.
• Works closely with the Regional 1st VP/VP, Property Management to create a monthly preventive maintenance calendar with the goal to use the onsite maintenance technicians to maintain or complete some of the preventive maintenance work.
• Monitors and controls the properties’ expenditures in accordance with approved budgets and be able to provide recommendations for deferring or capitalizing work as required. Seek to control operating expenses by enforcing scope of work, cap pricing increases, seeking group or regional bids and timely payment.
• Inspects the properties at a minimum of once a month to ensure the overall appearance, exterior lighting condition, cleanliness and maintenance of the property’s common areas with your vendors and provide Corporate a monthly inspection report.
• Provides annual budgeting and expense management along with monthly variance analysis and work closely with Regional VP/1st VP, Property Management to achieve all targeted leasing objectives, operating expense controls and year end NOI for each property.
• Where necessary, provides operating expense and/or market rent analysis for new developments or acquisitions as required using comparable properties unit pricing for admin, RM, janitorial, contracted services, utilities, bad debt, marketing expenses and payroll.
• Establishes and maintains standardized management practices for (i) emergencies, (ii) evictions, (iii) energy management, and (iv) tenant issues or complaints in accordance with stated CIM Group policies or as directed by corporate.
• Adheres to regional rent control (if applicable) or similar governmental agencies (as required) policies as well as Federal Fair Housing Act to avoid any discrimination or legal issues.

NON-ESSENTIAL FUNCTIONS:

• Must be comfortable meeting with residents, vendors and corporate staff.
• Team player who is committed to getting the job done might have to work on weekends (as required).
• Must be detail-oriented, ability to multi-task and very organized.

SUPERVISORY RESPONSIBILITIES:

• Provides supervisory oversight of all on site staff including administrative support employee(s), engineers, security, parking attendants and other vendors.
• Plan, organize, and manage employee focused activities including but not limited to:
• Compliance with all applicable employment laws as well as CIM Group employment policies and procedures.
• Facilitate employee development and training opportunities that promote maximum productivity and position the employee for increased responsibilities and job growth.
• Provide at a minimum twice a year performance feedback/counseling along with as required appropriate on site job training and be able to address job performance fails to measure up to standard.
• Has supervisory oversight of the Properties Managers at other locations within a specific geographic area (as necessary).

EDUCATION/EXPERIENCE REQUIREMENTS:

• MS Office including Excel, Word, PowerPoint, Outlook.
• Familiar with Nexus Payables or similar software application.
• Familiar with Yardi or similar software application.
• Bachelor’s Degree preferred.
• Knowledgeable of general accounting practices as it relates to accrual based accounting for creating an income statement to include reserving for bad debt.
• Prior experience working in a high-volume, multi-building residential property manager capacity.
• Proven ability if the position encompasses more than one property to manage multiple residential assets equal to or greater than the unit count for his position.
• Experience using Yardi, Entrata, Nexus, revenue management systems for residential property management.
• Must possess a valid state-issued driver’s license.

COMMUNICATION SKILL REQUIREMENTS:

• Excellent communication skills, both written and verbal.
• Read and interpret documents such as office equipment maintenance and instruction manuals, company policies and procedures documents.
• Ability to write correspondence and/or reports accurately in a concise and detail manner.
• Ability to effectively present information to tenants, vendors, contractors and other employees of the organization.
• Ability to read, analyze and interpret lease agreements, financial reports and/or legal documents.
• Ability to respond to common inquiries or complaints from tenants, regulatory agencies, other areas of the company, and/or members of the business community.

MATHEMATICAL SKILL REQUIREMENTS:

• Ability to add, subtract, multiply and divide.
• Ability to compute rate, ratio and percent and to draw and interpret bar graphs.
• Ability to calculate figures and amounts such as discounts, interest, commissions, proportions, percentages, area, circumference and volume.
• Can calculate monthly and year to date financial variances.

REASONING SKILLS REQUIREMENTS:

• Ability to apply common-sense understanding to carry out instructions.
• Possess strong analytical capabilities.
• Ability to solve practical problems.
• Ability to define problems, collect data, establish facts and draw valid conclusions.

TECHNICAL SKILLS REQUIREMENTS:

• MS Office including Excel, Word, PowerPoint, Outlook.
• Familiar with Nexus Payables or similar software application.
• Familiar with Yardi or similar software application.

WHAT CIM OFFERS:

CIM offers an enriched benefits program as well as a wide range of resources for eligible employees to thrive both inside and outside of work. Some of our benefits include:

• Medical, dental, and vision

• Company-subsidized Health Savings Account

• Company paid life & disability

• Pre-tax savings accounts

• 401(k) match

• Competitive vacation policy

• Additional voluntary benefits

• Paid time off for community service

• Paid Parental Leave: Up to 12 weeks

Actual base salary considers several factors, including but not limited to geography, job-related knowledge, experience, and budget. The start of the salary range is typically associated with the minimum experience required. At CIM, base pay is one part of the total compensation package. This role is eligible for bonus pay in addition to base salary. The anticipated base salary range for the position in Los Angeles, CA, is $100,000-$140,000.

HOW WE FEEL ABOUT DIVERSITY AND INCLUSION:

CIM Group is committed to bringing together humans from different backgrounds and perspectives, providing employees with a safe and welcoming work environment free of discrimination and harassment. We strive to create a diverse & inclusive environment where everyone can thrive, feel a sense of belonging, and do impactful work together. As an equal opportunity employer, we prohibit any unlawful discrimination against a job applicant on the basis of their race, color, religion, gender, gender identity, gender expression, sexual orientation, national origin, family or parental status, disability*, age, veteran status, or any other status protected by the laws or regulations in the locations where we operate. We respect the laws enforced by the EEOC and are dedicated to going above and beyond in fostering diversity across our workplace.

*Applicants with disabilities may be entitled to reasonable accommodation under the terms of the Americans with Disabilities Act and certain state or local laws. A reasonable accommodation is a change in the way things are normally done which will ensure an equal employment opportunity without imposing undue hardship on CIM Group.

Please inform our Talent team if you need any assistance completing any forms or to otherwise participate in the application process.

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