Field Project Manager — Multifamily Renovation & ADU Development (LA / Eastside)

Field Project Manager

Reservoir Partners — Los Angeles (On-Site, In-Person)

$120,000–$150,000 base, depending on experience, plus performance bonus tied to project milestones.

We’re a Los Angeles real estate development and construction company focused on heavy value-add multifamily renovation and ADU development across NELA / Eastside LA (Highland Park, Echo Park, Silver Lake, Glassell Park, Eagle Rock). We’re an owner-operator: we acquire, design, build, and manage our own assets. Current portfolio: ~120 units across active renovation, ADU, and multifamily development projects. Current workload includes 3–4 active projects and a 30-unit ground-up project in predevelopment. We’re lean, fast-moving, and systems-oriented. We don’t operate like a large GC with deep bench support. We operate like a startup that builds buildings. Everyone here wears multiple hats, owns outcomes, and helps build the systems the company runs on — not just execute inside them.

The Field Project Manager owns the full lifecycle of our construction projects — from preconstruction coordination through punch list and closeout. This role sits at the intersection of field execution, subcontractor management, schedule control, and owner communication.

This is not a pure superintendent role, and it’s not a desk PM role. It requires both. You need to be as comfortable reading structural drawings on a job site as you are writing a subcontractor scope, updating a schedule, or sending ownership a clean weekly report. You are the primary accountability holder for field execution, schedule, quality, subcontractor management, and project outcomes across approximately 3–4 active projects at any given time. You’ll have offshore project-engineer support for paperwork-heavy work, so you can stay where you’re most valuable: in the field, across our active projects.

The ideal candidate is an experienced multifamily site superintendent / field PM who is equally strong on the other side of the job: technology, systems, organization, and communication. We’re looking for someone who can run subs in the field at 6am and then write ownership a tight, organized status update by end of day — and build the checklist that makes the next job run smoother. If you’re a great field operator but documentation and upward communication are an afterthought, this isn’t the seat. If you’re a sharp organizer who’d rather be at a desk than on a jobsite, it isn’t either. We need both.

Preconstruction

• Lead preconstruction meetings with architect, structural engineer, and key subs before breaking ground
• Confirm all plans align with existing site conditions — flag conflicts before construction begins
• Maintain a preconstruction checklist covering permits, inspections, certifications, and design-build confirmations
• Confirm all subcontractor contracts are executed with clear scope of work before mobilization
• Create preliminary schedule and budget with ownership approval
• Verify all materials and lead times — confirm nothing has been discontinued or is at risk of delay

Field Execution & Quality Control

• This is a field-first role. Expect to spend the majority of your working hours on active jobsites. Site visits should occur as often as necessary to maintain schedule, quality, and subcontractor accountability, with a minimum of three times weekly per active project.
• Walk the site against approved plans on every visit — verify work is built per drawings and specs
• Stop work immediately when it’s non-compliant — document, notify all parties, and drive resolution
• Maintain consistent photo documentation of active work and key milestones, organized by trade and uploaded to CompanyCam or a shared folder
• Verify all structural, MEP, and framing scope is complete before work is concealed
• Confirm current work doesn’t conflict with future work — prevent change orders before they happen
• Manage inspection scheduling, prep, and correction tracking through to close

Subcontractor Management

• Manage all subcontractors — set expectations, enforce scope, hold them accountable to schedule and quality
• Bring legacy and small subs onto written scopes. Some of our trusted subs are one-person operations who bid by text; part of the job is getting them onto clear written scopes and making sure they understand what they’re signing
• Issue written deficiency notices when work is non-compliant — don’t manage verbally only
• Coordinate next-trade mobilization at least two weeks in advance — confirm materials, access, and readiness
• Vet and onboard new subcontractors using a defined qualification process
• Reduce dependency on single-source subs — build a reliable, qualified vendor pool

Schedule & Budget Management

• Own the project schedule — update weekly and communicate changes proactively
• Produce consistent two-week look-ahead schedules
• Track material deliveries and flag procurement risks before they hit the timeline
• Monitor budget against actuals — flag variances immediately, not after the fact
• Submit RFIs and submittals on time and track responses to resolution

Documentation, Systems & Technology

• Maintain a complete, organized project file — contracts, plans, RFIs, submittals, inspection reports, photos
• Document all site observations, deficiencies, corrections, and decisions in writing
• Build and maintain project checklists others can use — not personal notes
• Use company-designated tools consistently and learn new ones fast (Asana required; CompanyCam preferred; Google Suite)
• Contribute to building and refining company-wide SOPs for construction operations

Communication & Reporting

• Keep ownership informed proactively — no surprises, no late escalations
• Communicate clearly and concisely upward to ownership, not just down to subs — this is a core requirement, not a nice-to-have
• Daily quick check-in with ownership (text or in-person)
• Weekly written project status update covering schedule, budget, open issues, and the next two weeks
• Bi-weekly walk-through of each active project with ownership
• Manage relationships with city inspectors, utility companies, and design consultants

We care more about how you operate than where you went to school. This is a high-performance environment, not a high-maintenance one. The pay reflects the standard we hold. If the principles below sound like how you already work, you’ll thrive here. If they sound exhausting, we’re not the right fit — and that’s okay.

We operate “above the line.” That means:

• See it, own it, solve it, do it. When something’s wrong, you don’t wait to be told and you don’t route around it. You take it on.
• Act now. A bias for urgency. Problems surface early, not after they’ve cost us.
• Be part of the solution. Anyone can name a problem. We value the person who brings the fix.
• Say what needs to be said. Direct, kind, and honest — especially when it’s uncomfortable. We don’t do silence, backchannel, or blame.
• Reject average. We’re building something better than the market, and that bar applies to the work and to ourselves.
• Ask “what else can I do?” and “what can I do better?” Growth is the job. We coach hard because we care.

• 5+ years managing residential construction projects in Los Angeles
• Direct experience reading and verifying ADU plans, garage conversions, and small-lot multifamily
• Strong plan reading — architectural, structural, and MEP drawings
• Direct experience managing subcontractors and holding them accountable to scope and schedule
• Working knowledge of LA building codes, permit processes, and inspection requirements
• Bilingual English/Spanish, or fluent jobsite Spanish — you’ll be directing Spanish-speaking subs daily
• Strong written and verbal communication — you’ll document everything and report directly to ownership
• Proficiency in project management and documentation tools (Google Suite, Asana or equivalent, CompanyCam or equivalent), and the ability to pick up new tools quickly
• Ability to work independently and make field decisions without constant direction

• ADU construction experience — detached, garage conversion, and ED1
• Both renovation/remodel and ground-up construction experience
• Experience with LA DBS, LADWP, and LA inspection workflows
• Experience building or improving systems and SOPs — not just executing within them
• Lean, owner-operator, or startup environment experience
• Familiarity with contract writing and scope-of-work documentation

• Want to manage from behind a desk
• Are looking for a large-GC environment with a project engineer, admin, and superintendent on every job
• Aren’t comfortable being directly accountable for outcomes
• Prefer to wait for instructions rather than drive the work
• Treat documentation and reporting as an afterthought

• You understand every active project — schedule, budget, open issues, next steps
• A documented QC checklist exists and is used consistently on every project
• All subcontractors have written scopes of work before mobilizing
• Ownership receives a weekly written status update without having to ask
• You’ve proposed and begun implementing at least one SOP or system improvement from field observation
• Photo documentation happens daily on active jobs — organized and accessible

After submitting your application, email View email address on click.appcast.io with the subject line “Field PM — [Your Name]” and include:

A 60–90 second video introduction — who you are, why this role, why now.

Written answers to these four questions:

1. Walk us through the most complex project you’ve managed in LA — budget, timeline, your specific role, and what went wrong (something always does).
2. How do you hold subs accountable when they fall behind or do work below standard? Give a specific example.
3. What’s your system for QC at trade completion? What do you check?
4. What kind of company and role are you looking for, and why are you leaving your current one?

Applications without the video and written answers will not be reviewed.