1. Manages the apartment community to achieve expected business and financial outcomes. Implements the company and leasing, accounting, maintenance, resident relations, management reports, and other policies.
2. Hires, trains, supervises, and motivates all on-site personnel.
3. Ensures that the customer experience is exceptional.
4. Ensures all reports related to community operations are completed as required.
5. Attend an all applicable monthly, quarterly, or annual trainings to ensure current knowledge of all processes, procedures, software, and policies. Proactively request training and assistance on any areas needed.
Specific Duties and Responsibilities:
A. Meet Cash Flow Objectives
1. Optimize / Maximize Revenue
i. Ensure maximum market rents, based on key metrics, are achieved.
ii. Minimize vacancy loss, delinquency, concessions, bad debts, and any other rent losses.
iii. Maximize other income.
iv. Ensure operating cash flow is positive and meets budgeted targets and ownership expectations.
2. Control Expenditures
i. Plan, schedule, and control expenditures in order to obtain products and services at minimum cost while maintaining quality standards.
ii. Create, review, and approve purchase orders and invoices in accordance with the property’s budget and company guidelines. Commit invoices weekly for payment.
iii. Schedule and approve vendor services.
iv. Meet or exceed budgetary expenditure guidelines.
B. Lead the Team of Associates
1. Recruit, train, and develop associates.
2. Motivate by giving consistent constructive feedback, modeling positive behavior and performance, and by recognizing and rewarding exceptional results.
3. Conduct weekly staff meetings.
4. Conduct timely performance evaluations in accordance with company policies and procedures.
5. Administer corrective and disciplinary actions as needed in accordance with company policies, with the guidance of the Regional Manager and the Director of Human Resources.
C. Ensure Excellent Customer Service and Community Building
1. Manage the process to ensure outstanding customer service with the appropriate follow-up and follow-through on the status and completion of work orders.
2. Respond to resident concerns in a timely and professional manner and according to company policy.
3. Ensure that resident social activities are scheduled to build community.
4. Provide regular resident communications, including resident newsletters, email blasts, letters, text/voice messages, and other methods as appropriate.
5. Follow up with all residents 90 to 120 days prior to lease expiration.
6. Foster a customer service culture throughout the community team.
7. Respond to resident hotline complaints with a plan of action within 24 hours and completion within 48 hours (business days).
D. Administrative Services
1. Ensure that on-site staff is following company policies and procedures.
2. Ensure timely and accurate completion of forms, reports, and financial data.
3. Perform budgetary planning and preparation.
4. Supervise accounts payable and receivable.
5. Approve payroll and commissions when applicable and submit in a timely manner.
6. Review the internal file audit to ensure the property will achieve a score commensurate with company policy.
7. If applicable, maintain property records in compliance with government regulatory agency requirements.
8. Act as the subject matter expert for all computer systems and all software. Manage the successful use of all software in operations.
9. Approve rental applications; lease agreements, and renewal/recertification files according to company policies.
10. Actively pursue renewals and implement the renewal program.
11. Enforce the career apparel policy as applicable.
12. Act as petty cash custodian; dispense cash for validated activities and receipts. Reconcile receipts monthly and remit to Regional Manager.
13. Ensure adherence to R&S in Standardization guide and Upload Rise and Shine Standardization weekly on Fridays
14. Ensure all Incidents are reported within 24 hours using the specified system and or documents. Notify Regional Manager immediately upon knowledge of any occurrence of serious events.
E. Direct Community Maintenance and Improvement
1. Maintain company standards regarding landscaping and curb-appeal.
2. Meet daily with Service Manager to review outstanding work orders, make ready dashboard, purchase orders and overall property priorities.
3. Survey property daily and ensure standards for safety and curb- appeal are being met. (Lights, Gates, & Trash).
4. Ensure that zone inspections, UPCS, Household and routine maintenance are completed on schedule.
5. Ensure the preventative maintenance plan is completed. Meet monthly with Service Manager to ensure compliance to schedule. Document completion in PM Plan.
6. Plan, and schedule with the service manager, any approved major property and capital improvements in accordance with the budget and final approval from Regional Manager prior to execution.
7. Submit recommendations for extraordinary expenditures.
8. Maintain current approved vendor files.
9. Follow the correct procedure to add new vendors to the approved vendor list.
10. Ensure the safety evaluation is completed and all life safety issues are addressed in a timely manner.
11. Inspect apartments to ensure readiness in adherence to company policy. Certify inspection and readiness with signed tent cards.
12. Oversight of asset inventory and control inclusive of a monthly reporting and management.
F. Additional Duties
1. Complete any additional duties as may be assigned by the Regional Manager and/or senior leadership.
2. Execute all action plans provided for team. Proficient in all tasks and roles at the community and able to step into open positions when necessary.
Experience/Qualifications:
A. Previous Work Experience
1. Two years’ experience in the multi-family apartment industry.
2. Leadership / management experience in a similar and/or related industry required.
3. Previous responsibility for implementing company policy.
4. Previous profit center management or P&L responsibility.
5. Previous responsibility for controlling expenditures.
6. Previous experience in leading a team.
7. Previous experience with handling customer service.
B. Education/Training
1. High School Diploma or GED.
2. College degree preferred, CPM, or ARM candidate a plus.
3. Industry certifications and or willingness to obtain certifications as needed and required by governing agencies.
4. Proficient in MS Office Suite.
5. Yardi experience a plus.
C. Communication/Skills/Schedules
1. High energy with a positive attitude, and people oriented.
2. Customer service attitude and approach.
3. Proven leadership capabilities.
4. Energetic, enthusiastic, and creative.
5. Social media knowledge a plus.
6. Able to work with and understand persons of all ethnic and educational backgrounds.
7. Able to communicate clearly and effectively (by telephone and written correspondence).
8. Must have a professional demeanor and image. Must be a team player with a pleasant disposition.
9. Personal grooming, dress, and appearances in keeping with normal expectations for office professionals.
10. Can assist Regional Manager in all duties, which he/she may be assigned which may include flex hours outside of published office hours.
D. Continuing Education
1. Successful completion of all in-house training programs related to the service level as defined in the IPM Management Service Policies and Procedures manual.
Employment Eligibility Verification
The Integral Group. is an Equal Opportunity Employer
As an equal opportunity employer, The Integral Group recognizes that our strength lies in our people. We are committed to diversity.
Founded in 1993, Integral is a vertically integrated real estate development and investment firm focused on the revitalization and enhancement of urban communities in major markets throughout the United States.
Integral is led by Egbert Perry, CEO and Chairman, a highly respected pillar of the Atlanta community. Mr. Perry has served on various high profile boards including Chairman of the Board for Fannie Mae, University of Pennsylvania Board of Trustees, Atlanta Life Financial Group and Central Atlanta Progress, as well as previous stints on the boards of the Federal Reserve Bank of Atlanta and Children’s Healthcare of Atlanta.
The firm and its principals have led over $5bn in investments in major urban master planned communities and urban mixed-use projects throughout the United States.
Development
Throughout the years, Integral has been master developer of numerous large-scaled projects including multifamily housing, senior and student housing as well as retail, office, hospitality, parking and infrastructure projects throughout the United States.
Investment Management
Integral’s Investment Management group identifies, enhances and captures value through the development and redevelopment of market rate mixed-use real estate in high density, ethnically-diverse urban communities. These investments encompass a diverse mix of property types including residential, retail, office and hospitality in high-barrier, urban markets.
Property Management
A full-service property and asset management company, its leadership employs thoughtful, economically viable solutions to create communities that enhance the fabric of residents’ lives, while providing a return on investment for owners and developers.
Construction
Integral’s construction operates under two independent affiliates, IBG Construction Services, a residential builder and IntegralGude, a full service program management, construction management and operations & maintenance firm.
