Project Manager

Position Summary We are looking for an experienced commercial Project Manager who can own a project from first takeoff through final turnover. Because we are design-build, our Project Managers are involved from estimating and preconstruction - sitting in design meetings, building the budget, soliciting and leveling bids - and stay with that project through buyout, construction, punch, closeout, and warranty. The person who priced it is the person who builds it. You will manage multiple projects concurrently, typically in the $500,000 to $10,000,000 range, working in tandem with a Superintendent who shares ownership of the schedule and field execution with you. Key Responsibilities Preconstruction and Estimating (not required) Perform detailed plan and specification reviews, identifying scope gaps, conflicts, and constructability issues before they become change orders. Produce quantity takeoffs and conceptual, schematic, and hard-bid estimates across all divisions. Solicit, qualify, and level subcontractor bids; build apples-to-apples comparisons documenting inclusions and exclusions. Assemble and present budgets, proposals, and schedule-of-values breakdowns to clients, lenders, and design partners. Participate in design development meetings, providing value engineering and cost impact analysis in real time. Support permitting strategy, jurisdictional research, and utility coordination. Buyout and Procurement Develop detailed scope sheets and award subcontracts and purchase orders that leave no gaps between trades. Negotiate subcontract pricing, terms, insurance requirements, and schedule commitments. Identify and release long-lead items early, tracking procurement against the construction schedule. Reconcile buyout to estimate and report variances with a plan to recover. Scheduling Build and maintain the CPM baseline schedule, in joint ownership with the assigned Superintendent. Update the schedule at minimum every Friday, or immediately when a substantial change occurs. Produce three-week lookaheads that include upcoming inspections and third-party installations. Communicate schedule updates proactively to subcontractors, vendors, and clients, and document that communication. Publish the Weekly Construction Report and keep the client informed of progress, risks, and decisions required of them. Construction Administration Manage submittals and shop drawings, including millwork, equipment, and specialty medical, dental, and veterinary items. Author, track, and drive RFIs to closure; **escalate assertively** when an answer is holding up the field. Process change orders and ASIs with accurate pricing and documented schedule impact. Coordinate owner-furnished equipment, IT, low-voltage, and third-party vendors against the construction sequence. Run and document OAC meetings with clear minutes, decisions, and open-item tracking. Enforce quality, plan and specification compliance, and safety expectations alongside the Superintendent. Financial Management Prepare and submit monthly draws and pay applications, including AIA G702 and G703 documentation, lien waivers, and backup. Manage subcontractor billings, retainage, and payment cycles in coordination with accounting. Maintain job cost reports and cost-to-complete projections; flag margin erosion early rather than at the end. Punch, Closeout, and Turnover Manage pre-punch walks, generate and drive the punch list, and hold subcontractors to completion dates. Coordinate final inspections, TCO and CO issuance, and health-department or specialty approvals. Assemble closeout packages including O&M manuals, warranties, as-builts, and training. Conduct client turnover and warranty walkthroughs, and manage warranty items through resolution. Required Qualifications A minimum of five years of commercial construction project management experience with a general contractor. Medical, dental, veterinary, or other healthcare experience moves you to the front of the line. Demonstrated estimating experience, including takeoffs, bid solicitation, bid leveling, and budget development. This is a hard requirement, not a preference. Advanced plan reading ability across architectural, structural, civil, MEP, and low-voltage drawing sets, with the ability to identify conflicts between disciplines. Strong general construction knowledge - means, methods, sequencing, and the practical realities of how a building goes together in the field. Proficiency with construction project management software. We run Autodesk Build; experience with Procore, Buildertrend, or similar transfers well. Proficiency with scheduling software such as Microsoft Project or Primavera P6, and the ability to build a real CPM schedule rather than a bar chart. Experience managing the full draw and pay application process, and familiarity with AIA A101 and A201 contract documents. Excellent written and verbal communication. You will be in front of doctors, lenders, architects, and inspectors. Valid Texas driver's license and willingness to travel to project sites across our Texas markets. Preferred Qualifications Degree in Construction Management, Civil Engineering, or a related field, or equivalent field-earned experience. Design-build delivery experience. Ground-up experience including site work, tilt-wall, and structural steel, in addition to interior tenant improvement work. Familiarity with Houston-area jurisdictions, MUDs, and permitting authorities. OSHA 30 and Bluebeam Revu proficiency. What We Offer Competitive base salary commensurate with experience, plus a project award bonus tied to the performance of the projects you deliver. Health, dental, and vision coverage, paid time off, and paid holidays. Vehicle or mileage allowance, phone allowance, and laptop. Real ownership of your projects, and a seat at the table during design and preconstruction, so you are building a project you helped shape rather than one that was handed to you. Who Thrives Here Our core values center on building trust — with our clients, our trade partners, and each other. In practice that means a culture of fearless truth, where we surface the problem while it is still small; listening to understand rather than waiting to speak; and rising united, because no project here belongs to one person. The Project Managers who succeed at JAGCS read the entire plan set before the first meeting, call the subcontractor instead of sending a third email, and understand that JAGCS is always looking to prove itself. Every project is an audition for the next one. If that pressure sounds like a burden, this is not the right seat. If it sounds like the reason to get out of bed, we should talk. #J-18808-Ljbffr International Erosion Control Association