Property Manager

About the Opportunity

Horning is hiring a Property Manager to run Stoneridge I and Stoneridge II, two neighboring apartment communities totaling 156 homes at 324 and 325 Anacostia Road SE in Washington, DC. You will manage both properties as one operation, with a single on-site team.

Two regulatory frameworks shape this job. The communities operate under HUD Project-Based Section 8, so you will own annual and interim recertifications, TRACS submissions, EIV discrepancy resolution, and MOR and NSPIRE readiness. They are also subject to DC rent control, so rent setting, annual increases, and notices run through the Rental Housing Act and the Rental Accommodations Division. There is no tax credit program here. Compliance is not a quarterly project at this property. It is the operating rhythm.

You will lead the on-site team, including an Assistant Property Manager, the maintenance staff, and the security officers assigned to the properties, and you will report to the Regional Property Manager.

If you have run HUD Section 8 housing well, know what a Management and Occupancy Review actually takes, and want two connected assets you can put your stamp on, we want to meet you.

What You'll Do

• Manage the day-to-day operations of both Stoneridge I and Stoneridge II, including the full resident lifecycle, retention, and property marketing
• Own property-level financial performance, including net operating income, expense management, collections, and budget variance across both assets
• Lead the annual budgeting process and monthly reforecasting, and deliver accurate monthly financial statements and program-required reports on schedule
• Own HUD Section 8 compliance end to end: complete annual, interim, and initial recertifications accurately and on time, and maintain all program documentation
• Maintain MOR, NSPIRE, and TRACS readiness at all times in partnership with the Compliance team, and carry the property through inspection cycles without repeat findings
• Investigate and resolve EIV income discrepancies, coordinating with the Compliance team, the PBCA, and the HUD field office as required
• Administer the property under DC rent control: maintain Rental Accommodations Division registrations and filings, calculate and issue annual allowable rent increases with the required 30-day notice, and apply the stronger increase protections that cover elderly and disabled tenants
• Prepare and support housing provider petitions where warranted, including capital improvement, services and facilities, and hardship petitions, in partnership with the Regional Property Manager and the Compliance team
• Directly supervise the on-site team, including the Assistant Property Manager, leasing and front desk staff, and security officers, with a dotted line to the Maintenance Supervisor on technical work. At Horning the Property Manager is the manager of record for all on-site roles
• Lead hiring, performance management, development, and progressive corrective action in partnership with HR and the Regional Property Manager, and conduct semi-annual reviews and ongoing coaching
• Drive leasing velocity, renewal performance, and retention to meet budgeted occupancy and revenue, working within both HUD program rules and DC rent control limits on rent growth
• Ensure rent collection, delinquency follow-up, and resident communication meet Horning service standards
• Build and maintain working relationships with residents, the DC Housing Authority, and the HUD field office
• Oversee unit turnovers, work orders, vendor management, and capital project execution in coordination with maintenance leadership and the Regional Property Manager
• Inspect the buildings and grounds regularly, and partner with the Maintenance Supervisor on conditions that affect property value, inspection outcomes, and resident satisfaction
• Ensure compliance with Fair Housing, Section 504, ADA, the DC Rental Housing Act, DC landlord and tenant requirements, and Horning policy
• Report proactively to the Regional Property Manager and ownership on performance, compliance posture, risks, and opportunities

What You'll Bring

• Seven or more years of multifamily property management experience, including at least three years managing affordable or regulated properties
• Required: hands-on HUD Section 8 experience, including recertifications, TRACS, EIV, and MOR preparation. This is the core of the role and is not something we can train on the job
• Working knowledge of REAC or NSPIRE inspection standards and a track record of solid inspection outcomes
• Working knowledge of DC rent control under the Rental Housing Act, including Rental Accommodations Division registration, allowable increase calculations, notice requirements, and the housing provider petition process
• Demonstrated ownership of property financial performance, including NOI, budgeting, and expense management
• Proven experience leading an on-site team, including hiring, coaching, and performance management
• Working knowledge of Fair Housing, Section 504, and ADA requirements
• Proficiency with property management software; Yardi Voyager a strong plus. Comfort with Excel, Word, and Outlook
• Strong organizational skills, with the ability to run recertification calendars and inspection cycles alongside daily operations
• High school diploma or GED required
• Valid driver's license, reliable transportation, and the ability to travel between properties in the DC metro area as needed

Certifications

• Preferred: Certified Occupancy Specialist (COS) or Blended Occupancy Specialist (BOS)
• Preferred: Certified Apartment Manager (CAM), Certified Property Manager (CPM), or Accredited Residential Manager (ARM)

Horning is an equal opportunity employer. All qualified applicants will receive consideration for employment without regard to without regard to race, religion, color, national origin, sex, age, status as a protected veteran, status as a qualified individual with disability, or any other characteristic protected by applicable federal, state or local laws and ordinances.