Property Manager, Rentals

Job Description

Job Description

Property Manager

 

Who We Are

Atwood Management is a locally owned, people-focused property management company committed to delivering strong property performance, exceptional resident experiences, and trusted service to the property owners we represent.

Our approach to property management is built around specialized teams working together toward a common goal. Rather than asking one person to do everything, we bring together property management, leasing, maintenance, accounting, and administrative professionals so each team member can focus on what they do best.

Our core values guide how we work every day: innovation, collaboration, accountability, respect, and excellence.

 

About the Role

The Property Manager is the leader responsible for the overall performance of an assigned portfolio of residential rental properties, typically consisting of approximately 300–350 units.

Each portfolio is supported by a dedicated team that may include a Leasing Specialist, Maintenance Lead, Maintenance Technician, Maintenance Caretaker, accounting professionals, and department administrative support.

The Property Manager does not personally perform every function within the portfolio. Instead, this position serves as the central point of accountability—setting priorities, coordinating resources, monitoring performance, solving problems, and ensuring that residents and property owners receive an exceptional experience.

Success in this role requires strong leadership, sound judgment, financial awareness, organization, communication, and the ability to bring multiple departments together around the needs of the properties you manage.

What You’ll Do

Own Portfolio Performance

• Take ownership of the overall operational and financial performance of an assigned residential property portfolio

• Monitor occupancy, delinquency, resident retention, turnover, property condition, expenses, and other key performance indicators

• Identify trends, challenges, and opportunities within the portfolio and develop solutions proactively

• Understand the unique goals, budgets, and operational priorities of each property and property owner

• Regularly inspect assigned properties to maintain a strong understanding of property condition, resident experience, and operational needs

Lead the Portfolio Team

• Serve as the primary operational leader for the assigned portfolio and establish priorities across leasing, maintenance, accounting, and administrative functions

• Work collaboratively with the Leasing Specialist, Maintenance Lead, accounting team, and department administration to ensure consistent execution

• Maintain clear communication and accountability across the portfolio team

• Identify obstacles affecting property performance and coordinate the appropriate resources to resolve them

• Participate in regular portfolio team meetings and performance reviews

Drive Occupancy & Resident Retention

• Maintain ownership of occupancy and retention performance while partnering with the Leasing Specialist on leasing execution

• Monitor leasing activity, lead conversion, vacancy exposure, market conditions, and competitive positioning

• Establish leasing and renewal priorities in partnership with department leadership

• Review rental rates, renewal strategies, concessions, and other recommendations affecting property performance

• Ensure vacant units move efficiently from notice to turn, marketing, leasing, and occupancy

• Support resident retention by identifying recurring concerns and opportunities to improve the resident experience

Manage Resident Relations

• Serve as the primary point of escalation for significant resident concerns

• Address lease violations, behavioral concerns, policy enforcement, payment issues, and other property management matters professionally and consistently

• Maintain positive resident relationships while protecting the interests of the property owner

• Ensure communication and decisions are documented appropriately within company systems

• Coordinate notices, collections, legal actions, and other resident-related processes when necessary

Manage Owner Relationships

• Build trusted, professional relationships with assigned property owners

• Keep owners informed regarding property performance, significant issues, recommendations, and opportunities

• Provide clear and proactive communication rather than simply reacting when problems occur

• Understand each owner’s goals and help translate those objectives into property-level operating priorities

• Provide recommendations supported by property performance, market information, and operational experience

Oversee Financial Performance

• Review property financial performance including revenue, expenses, delinquency, budget variances, and operating trends

• Partner with Property Accounting to ensure financial information is accurate and significant variances are understood

• Monitor outstanding resident balances and ensure appropriate collection activity occurs

• Evaluate operating expenses and recommend opportunities to improve property performance

• Review and approve expenditures within established authority levels

• Participate in budgeting and property planning processes

Coordinate Property Operations

• Partner with the Maintenance Lead to establish priorities for work orders, preventative maintenance, property condition, capital needs, and unit turns

• Monitor turn timelines and unit readiness without assuming responsibility for performing or dispatching maintenance work

• Identify recurring maintenance or property-condition concerns and develop longer-term solutions

• Coordinate with internal departments and outside vendors when specialized resources are required

• Ensure move-in, move-out, turn, leasing, and maintenance workflows transition smoothly between team members

Maintain Compliance & Standards

• Ensure assigned properties operate in accordance with company policies, lease requirements, Fair Housing requirements, landlord-tenant laws, and other applicable regulations

• Follow established Standard Operating Procedures and help identify opportunities to improve them

• Maintain accurate property and resident documentation within AppFolio and other company systems