Project Manager

Job Description

Job Summary

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Over $5 million, from concept through final acceptance/warranty period. Responsible for client proposals, project estimates, contract administration, scheduling and costing, and project quality control and safety. Position has direct profit and loss responsibilities for assigned projects.

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Responsibilities:

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Managerial

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• Supervise/mentor a team of direct reports consisting of a combination of Assistant Project Managers, Project Engineers, and Superintendents.
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• Meet or exceed contracted profit and quality levels and schedule commitments for assigned projects.
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• If project lead, Project Manager is responsible for direct report employee reviews.
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• Assist with the training and development of direct reports.
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Client Liaison

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• Completely understand the global aspects of the Owner’s needs and compare them to the project program. The program must effectively assess the Owner’s expectations.
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• Maintain a positive relationship with identified Clients; secure the trust of the Client.
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• Collaborate with the Development Manager or third-party client to lead the Client through the preconstruction phases. Bring the project to groundbreaking in compliance with the proposed schedule in a condition to allow sequential construction without interruption.
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• Review and initial Client correspondence prior to distribution by PE, Superintendent or PC.
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Safety

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• Enforce company safety policy with Superintendent
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• Develop project specific safety program with Superintendent
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Proposals

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• Run the proposal kick-off meeting with Estimator
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• Prepare proposals including estimate, schedule, and scope documents for review/approval by the EVP of Construction.
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• Coordinate responsibility for proposal components as necessary and appropriate.
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• Development, confirmation, and tracking of construction budget.
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• Ultimately responsible for job cost and profitability.
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• Prepare cost comparisons and alternates for clients.
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• Prepare preliminary construction schedule.
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• Coordinate proposal scope documents and conceptual design for compliance with budget, schedule, and program. Confirm that general conditions budget is reflective of project schedule and logistics plan.
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• Review and approve proposal prior to presentation
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Pre-Construction

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• Coordinate preconstruction schedule with Development Manager or create preconstruction schedule for third party client and manage via owner meetings.
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• Gain approval of pre-construction fees from the Vice President, Construction. Assigned fees must cover the total costs consumed by the project, profit, and an appropriate amount for the corresponding risk.
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• Implement quality control programs for projects.
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• Coordinate design requirements for construction documents with proposal & EVP of Development.
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• Review design documents for program compliance, value engineering, budget compliance, accuracy, and constructability @ 30%, 70% and 90%.
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• Obtain Client plan acceptance @ 30%, 70%, and 90% via Development Manager when appropriate.
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• Support Development Manager or client efforts in coordinating all preconstruction activities, i.e. - soils report, environmental investigations, surveys, municipal approvals, permits, utilities, etc.
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• Participate in Project Team selection; interviews and candidate evaluation as needed
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• Coordinate project set up requirements with Job Superintendent including field office and logistic plans.
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• Project Manager should coordinate plans required for clients, subcontractors, field, designers, quality control program, approval agencies, etc.
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• Develop construction schedule with input from the superintendent and prepare for inclusion with the bid documents.
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• Manage contract solicitations and negotiations with subcontractors i.e. - develop bidder’s list, prepare invitation to bid, prepare scope of work documents and ensure adequate bid coverage
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• Address bidder’s questions on a timely basis and issue written clarifications to all subcontractors bidding that trade
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• Require bid binder complete with a bid tabulation that compares the bids to each other and the budget to be assembled.
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• Initiate project kick-off meeting.
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• Ensure street address of project.
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• Review owner contracts and verify execution
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• Prepare & circulate subcontracts, change orders & owner COs on a timely basis.
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• Coordinate lead time requirements w/ project staff and ensure compliance w/ the project schedule. Ensure proactive use of the company submittal program.
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• Support Development Manager or clients’ efforts in coordinating permit requirements and confirming that all government requirements are met.
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• Direct Project Coordinator to prepare subcontractor list, jobsite files and information.
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Construction

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• Perform on-site inspections for company schedule, billing & client coordination.
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• Track and maintain construction schedule with Superintendent.
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• Require implementation of quality assurance program with Superintendent.
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• Coordinate with Project Engineer to generate the submittal log coordinated with specifications and schedule. Manage Project Engineer to review and track submittals.
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• Expedite subcontractors to complete on schedule.
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• Initiate regular subcontract meetings with all necessary individuals to address job status, schedule, and budget.
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• Regularly communicate all project requirements to all team members and owner.
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• Initiate regular internal Project Team meetings and distribute minutes as appropriate.
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• Coordinate shop drawing review and approvals with designers.
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• Manage change orders and related costs with client and subcontractors.
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• Review monthly draw request and application approvals.
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• Approve all invoices charged against the job and verify amounts.
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• Approve superintendent expenses as relate to the project.
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• Prepare monthly owner project reports and submit to the Vice President, Construction for review prior to submittal w/ monthly draw.
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• Prepare and maintain monthly internal Project Management report and submit to EVP of Construction and Accounting for review.
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Close Out

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• Coordinate with Project Engineer and Superintendents preparation of punch list and coordinate warranty work
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• Confirm that warranty packages are complete.
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• Coordinate assembling operating manuals upon completion include O&M manuals, warranties, and As-Built documents.
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• Initiate project close-out meeting, propose changes to delivery standards where needed and file report.
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• Coordinate with Marketing to provide project information summary.
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Skills Required:

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• 6-10 years of experience in residential/commercial construction with a thorough understanding of construction systems, phasing, logistics, scheduling and estimating
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• Bachelor’s Degree in Engineering, Construction Management or Architecture
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• Excellent interpersonal and written communication skills
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• Excellent leadership, organizational and managerial skills
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