Residential Property Manager

Property Manager

At Goodwill of South Central Wisconsin, great work starts with great people. We foster a positive workplace where employees are valued, empowered to grow, and connected to a mission that strengthens our communities.

The Property Manager is responsible for the effective, compliant, and financially responsible operation of Goodwill of South Central Wisconsin's affordable housing portfolio, consisting of approximately 74 scatter-site HUD-supported units serving individuals with chronic mental illness and low-income seniors. This position provides hands-on leadership for all aspects of property operations, including HUD compliance, occupancy, resident certifications, lease administration, property maintenance, financial performance, inspections, vendor management and supervision of on-site Property Supervisors.

Supervisory Functions

• Provide regular performance evaluations, training, and professional development opportunities for Property Supervisors.
• Partner with HR to recruit, interview and hire staff.

Principal Duties & Responsibilities

HUD Compliance and Occupancy

• Maintain compliance with applicable HUD requirements, regulatory agreements, housing assistance contracts, fair housing requirements, and Goodwill policies.
• Manage applicant eligibility, waiting lists, move-ins, annual and interim recertifications, rent calculations, and move-outs.
• Maintain accurate and complete resident and property records and ensure required documentation is completed within established timelines.
• Manage applicable HUD systems and reporting requirements, including EIV and other required occupancy and compliance processes.
• Coordinate HUD, WHEDA, NSPIRE, management, and other regulatory inspections and ensure deficiencies are corrected timely.
• Maintain readiness for regulatory reviews, audits, and monitoring visits.
• Administer reasonable accommodation and modification requests in accordance with applicable requirements.

Property and Resident Management

• Serve as the primary management contact for residents regarding leases, rent, property conditions, policies, notices, and tenancy-related concerns.
• Administer leases consistently and address lease violations, delinquent rent, housekeeping concerns, unauthorized occupants, and other tenancy matters.
• Prepare and issue required resident notices and maintain appropriate documentation.
• Promote respectful, professional relationships with residents while maintaining appropriate landlord/resident boundaries.
• Coordinate with external case managers or service providers when appropriate and authorized when an issue affects successful tenancy.
• Follow established procedures for resident emergencies, safety concerns, and crisis situations.

Property Operations and Maintenance

• Ensure properties are maintained in safe, clean, functional, and habitable condition.
• Coordinate and prioritize maintenance requests, preventive maintenance, unit turns, inspections, and corrective work.
• Supervise or coordinate maintenance staff and outside contractors.
• Obtain bids and manage vendors for specialized repairs, maintenance, and property services.
• Monitor property conditions and identify short- and long-term capital needs.
• Maintain appropriate documentation of work orders, inspections, repairs, and preventive maintenance.
• Coordinate emergency and after-hours maintenance response.

On-Site Property Supervisor Oversight

• Recruit, orient, train, and supervise on-site Property Supervisors.
• Establish clear expectations regarding the role and responsibilities of Property Supervisors.
• Ensure Property Supervisors appropriately identify, document, and report maintenance, safety, resident, and property concerns.
• Maintain clear boundaries between duties performed by Property Supervisors and decisions reserved for the Property Manager.
• Conduct regular communication and follow-up performance with Property Supervisors.

Financial and Administrative Management

• Develop and monitor annual property operating budgets in collaboration with Finance and organizational leadership.
• Review property revenues, expenses, rent collections, vacancies, maintenance costs, and budget variances.
• Approve and appropriately code property invoices and expenditures.
• Coordinate with Finance regarding accounts receivable, accounts payable, deposits, reconciliations, financial reporting, reserves, and audits.
• Monitor delinquent accounts and implement appropriate collection procedures.
• Support planning and administration of replacement reserves, capital improvements, grants, and other property funding.
• Identify opportunities to improve operating efficiency and control costs while maintaining property standards and regulatory compliance.

Risk Management and Continuous Improvement

• Maintain compliance with Fair Housing, Section 504, ADA, privacy, safety, and other applicable requirements.
• Identify operational, compliance, safety, and financial risks and elevate significant concerns to leadership.
• Maintain appropriate confidentiality of resident information.
• Develop and maintain consistent property-management procedures across the housing portfolio.
• Track key performance indicators and recommend operational improvements.
• Participate in organizational planning, budgeting, compliance, and quality-improvement activities related to the housing portfolio.

Requirements

Knowledge, Skills & Abilities Required:

• Business Acumen: Thorough knowledge of principles and practices associated with residential service delivery for people with disabilities associated with mental illness.
• Customer Focus: Effective communication skills, both oral and written for consistent and positive interaction with internal and external customers.
• Accountability: Collaborates & champion ideas, providing the best possible support of the mission.
• Drive for Results: Thorough knowledge of mission information (data) requirements and performance outcome measures as guided by local, state and federal government, GII or another contracted agency.
• Continuous Improvement: Familiarity with community human service system, providing open minded flexibility to improve quality of program output.
• Managerial Courage: Ability to deliver difficult messages and say "no" when necessary.
• Management Agility: Ability to supervise, organize, manage, and problem solve.

Travel Required: Ability to travel up to 25% local.

Required education and work experience:

• 5+ years of property management experience, or comparable post-secondary education and work experience
• Experience must include work with HUD-subsidized housing
• HUD-specific certifications such as COS (Certified Occupancy Specialist) or LIHTC (Low-Income Housing Tax Credit) preferred.

Description of physical working environment:

• Ability to maintain a stationary position to be able to operate a computer and other office equipment, mostly indoor office environment.
• Must be able to clearly communicate, identify, analyze and assess details.
• Ability to move freely throughout the facility and lift, push or pull up to 20 lbs.

Other duties:

Please note this job description is not designed to cover or contain a comprehensive listing of activities, duties or responsibilities that are required of the employee for this job. Duties, responsibilities and activities may change at any time with or without notice.

Equal Employment Opportunity Employer:

Goodwill of South Central of Wisconsin provides equal employment opportunities to all employees and applicants for employment and prohibits discrimination and harassment of any type without regard to race, color, religion, age, sex, national origin, disability status, genetics, protected veteran status, sexual orientation, gender identity or expression, or any other characteristic protected by federal, state or local laws. This policy applies to all terms and conditions of employment, including recruiting, hiring, placement, promotion, termination, layoff, recall, transfer, leaves of absence, compensation, and training.