Director of Property Management

Blue Dock | Metro Detroit (portfolio-wide role) | Full-time Qualified candidates are invited to submit a resume to View email address on click.appcast.io and View email address on click.appcast.io. About Blue Dock Blue Dock is a rapidly growing commercial real estate investment company with over 1 million square feet of commercial real estate featuring 300+ tenants. We acquire and operate multi-tenant commercial properties and take a hands-on, detail-oriented approach to leasing and value creation. Position Summary Blue Dock is seeking a high-energy, hands-on Director of Property Management to lead its day-to-day property operations across its entire portfolio, more than 300+ tenants and 1 million square feet of multi-tenant commercial, industrial and flex space spanning Detroit, Indianapolis, Chicago, and Toledo. This is Blue Dock's senior property-operations seat. Reporting directly to the principals and based in metro Detroit, the Director leads and holds accountable Blue Dock's onsite property managers and third-party management firms, owns the tenant experience portfolio-wide, runs the vendor and contract program, and drives open items to resolution every single day. Like multifamily or retail, our buildings are high-touch: hundreds of tenants, constant move activity, and properties that only perform when proper systems are in place and someone is relentlessly on top of the details. The ideal candidate has operated high-unit-count commercial portfolios (multifamily, retail, industrial), is energized by that volume, and pairs a genuine customer-service orientation with disciplined, consistent enforcement of standards. This person sets one Blue Dock standard for how properties look, how fast tenants get answers, and how work gets done. Key Responsibilities Direct day-to-day property operations across the entire portfolio, leading Blue Dock's onsite property managers and third-party management firms to one consistent operating standard. Run a weekly operating cadence with every manager and market, open work orders, tenant issues, delinquencies, unit turns, capital projects, and upcoming move-ins and move-outs, with clear owners, due dates, and follow-through on every open item. Set and enforce portfolio-wide standards for response times, work-order completion, property appearance, documentation, and tenant communication. Hold third-party management firms accountable to their scopes and service levels; review performance regularly, verify completed work through site visits and inspections rather than reports alone, and escalate and resolve recurring failures. Hire, train, and develop onsite personnel as the portfolio grows. Own the tenant experience across 300+ tenants and set the standard for responsiveness: every tenant request acknowledged quickly, followed through, and closed with the tenant informed. Serve as the senior escalation point for tenant issues; step in personally on at-risk relationships and see problems through to resolution. Ensure consistent, well-documented move-in and move-out execution across all markets. Support leasing and renewals with on-the-ground intelligence on tenant health, satisfaction, and expansion needs. Balance great customer service with disciplined enforcement of lease standards, permitted use, exterior storage, parking, signage, and insurance compliance. Build and manage a portfolio-wide vendor program, snow removal, landscaping, sweeping, paving, roofing, HVAC, electrical, plumbing, and fire/life-safety, with a reliable bench in every market. Negotiate contracts and pricing, obtain competitive bids for repairs and projects, and consolidate spend across markets for pricing leverage. Run a seasonal contracting calendar so the portfolio is ahead of the season rather than reacting to it, snow contracts signed before winter, paving and sealcoat bid before spring. Verify vendor work quality and completion, keep insurance and licensing current, and upgrade or replace underperforming vendors. Property Operations & Capital Projects Own the portfolio preventive-maintenance program, roofs, HVAC, parking lots, drainage, overhead doors, exterior lighting, and life-safety systems. Keep vacant units show-ready and drive fast, high-quality units turn to minimize downtime and support leasing velocity. Oversee light cosmetic and capital improvements that support repositioning rents to market, scopes, bids, schedules, and contractor supervision in coordination with Asset Management. Implement plan for emergency response across the portfolio: escalation protocols, after-hours coverage, and personal availability when it matters. Financial Performance & Reporting Own property-level operating performance against budget; build annual operating budgets with Asset Management and manage expenses to plan. Review and approve invoices, match invoices to completed work, and flag variances and anomalies. Drive rent collection with managers: prompt, documented follow-up on delinquencies and clear escalation to ownership. Deliver concise, action-oriented reporting to ownership, what happened, why it matters, who owns the next step. Champion Blue Dock's property-management systems and keep portfolio data accurate and current. Qualifications Based in (or willing to relocate to) metro Detroit. High-energy self-starter who drives things forward every day, urgency, follow-through, and the instinct to anticipate issues before they become problems. 5+ years of commercial property management or property operations experience with multi-site (ideally multi-market) responsibility Experience with high tenant-count portfolios strongly preferred. We believe multifamily or multitenant retail would adapt well to our portfolio Proven success leading teams, direct reports, onsite staff, and/or third-party management firms, and holding them accountable to measurable standards. Demonstrated ability to build strong tenant relationships at high volume, with a genuine customer-service mindset and calm, professional handling of escalations. Strong vendor-management and contract-negotiation track record across the major trades. Working knowledge of building systems, HVAC, roofing, overhead doors and dock equipment, electrical, plumbing, and life-safety. Experience with operating budgets, expense control, and invoice workflows; proficiency with property-management software and comfort running a portfolio by the numbers. Why This Role A true leadership seat: run property operations for a growing 1M+ sf portfolio and work directly with the principals of an entrepreneurial, fast-moving company. Build rather than inherit: shape the standards, vendor program, team, and playbook that will run this portfolio as it continues to scale. Technology-forward operation: Blue Dock is investing in modern systems that give the Director real-time visibility into every property, tenant, and open item across the portfolio. #J-18808-Ljbffr Blue Dock Holdings