Property Manager

Job Description

Job Description

PROPERTY MANAGER

Commercial Portfolio | Gulf Coast

Reports To

Regional Property Manager

Location

Mobile, AL / Gulf Coast — regular travel to properties in AL, FL, and MS

Status

Full-Time / Exempt

Travel

Frequent site visits; valid driver’s license

The Opportunity

This is a full-ownership role for an experienced commercial operator. You will manage a portfolio of commercial, retail, and industrial properties across the Gulf Coast and be accountable for how those buildings run, how tenants are treated, and how the numbers come in against budget. You will work closely with the Regional Property Manager, ownership, leasing, and accounting, and you will carry the day-to-day decisions yourself.

We are hiring a property manager who already knows how commercial buildings work from the roof to the lease, who can stand in front of a tenant, a contractor, and an owner in the same week and be credible with all three.

What You Will Own

Portfolio Operations

• Conduct regular property inspections, document findings with photos and action items, and drive them to closure. Know the condition of every roof, parking lot, mechanical system, and life-safety system in your portfolio.

• Develop and manage preventive maintenance programs and service contracts. Set the standard for how your properties are maintained and hold vendors to it.

• Lead capital and tenant-improvement projects from scope through closeout: write or review scope, run the bid process, recommend the award, manage the schedule, inspect the work, and approve the draw.

• Own code, safety, insurance, and vendor COI compliance across your portfolio. Nothing lapses and nothing surprises ownership.

• Lead due diligence inspections, redevelopment support, and municipal inspections for acquisitions and dispositions when assigned.

• Serve as the on-call decision maker for after-hours emergencies and weather events in your portfolio. Triage, deploy the right contractor, protect the asset, and communicate clearly with ownership and tenants.

Building Systems

• Diagnose HVAC, electrical, plumbing, roofing, and fire-life-safety issues in the field with enough accuracy to dispatch the right trade the first time and to know when a vendor is wrong.

• Challenge vendor recommendations on scope and price. Know what failed, what is being replaced, whether repair or replacement is the better call, and whether the number matches the work.

• Manage energy, indoor-air-quality, and building-automation items, and bring forward capital recommendations when a system is approaching end of life.

• Develop long-range capital plans for each property based on real system condition, not guesswork, and defend them to ownership.

Financial Management

• Prepare annual capital budgets for each assigned property and manage to them. Explain variances before anyone has to ask.

• Review and approve invoices, code expenses correctly.

Tenant Relations and Leases

• Manage work orders in our system. Respond quickly, follow through, and build the kind of trust that shows up in renewals.

• Know your leases. Understand each tenant's obligations, operating expense structure, options, and critical dates, and administer them correctly.

• Manage move-ins, move-outs, and condition documentation; coordinate tenant build-outs with leasing and construction.

• Enforce lease terms and property rules firmly and fairly, and handle tenant disputes with facts and a recommended resolution.

• Support leasing with accurate space information, timely walk-throughs, and a clean, well-run property that shows well.

Vendors and Contractors

• Select, negotiate, and manage vendor and service contracts across the portfolio. Competitive bids on the record; no rubber stamps.

• Hold vendors accountable to scope, schedule, price, and safety. Verify the work before you close the work order or approve the invoice.

• Keep vendor agreements, insurance certificates, and contact records current.

• Build a reliable bench of trades across AL, FL, and MS so your properties are never waiting on a contractor.

Systems, Process, and Team

• Use Yardi every day for work orders, inspections, tenant and vendor records, budgets, and reporting. Clean data. No workarounds.

• Follow existing procedures and improve them. When you find a gap, bring a practical fix and help implement it across the team.

• Write clearly. Owner reports, tenant notices, bid summaries, and vendor correspondence go out under your name and should need no editing.

What We Are Looking For

The strongest applicants will also complete our Culture Index Survey at this link:

Experience

• 5+ years in commercial property management with direct responsibility for a multi-tenant portfolio, including at least 2 years as the property manager of record. Office, retail, and industrial experience preferred; a strong facilities or building-engineering background that progressed into property management is equally welcome.

• Hands-on experience managing capital and tenant-improvement projects, including scope development, bidding, contractor oversight, and closeout.

• Proven ability to diagnose building-system issues in the field and manage HVAC, electrical, plumbing, roofing, and life-safety vendors with authority.

• Experience supervising or directing on-site staff, vendors, or contractors.

• Yardi strongly preferred; comparable property management or CMMS platforms (MRI, Corrigo, Angus, Building Engines) considered.

• Microsoft Outlook and Excel used daily, not occasionally. Comfortable building and reading a budget-to-actual report.

• Valid driver’s license and reliable transportation for regular property visits across the Gulf Coast.

• CPM, RPA, FMA, or similar designation preferred, or active progress toward one. EPA 608, OSHA 10, or trade credentials are a plus.

How You Work

• Accountable. You own outcomes for your portfolio, not just tasks.

• Organized. Many properties, many open items. Nothing dropped.

• Financially literate. You read the numbers, understand what drives them, and act before the variance becomes a problem.

• Responsive. Tenants, vendors, ownership, and your team hear back the same day.

• Decisive. You make the call on the issue in front of you and know when ownership needs to be in the loop.

• Direct. You stand on facts, not guesses, and you say what needs to be said to a vendor, a tenant, or a colleague.

• Ownership. You treat assigned properties as if they were yours.

White-Spunner Realty is an equal opportunity employer. We evaluate candidates on qualifications, character, and fit with our core values.