Director Of Operations

JOB TITLE: Director of Operations

DEPARTMENT: Property Management

The Operations Manager is responsible in overseeing the day-to-day operations for assigned center location. Oversee overall construction and maintenance projects; implement preventive maintenance programs to maximize the owner's financial return as well as for the benefit of the tenants, customers, and communities in which the asset is located. The position achieves these objectives through key supervisors in common area operations and construction including third- party contractors.

QUALIFICATIONS:

Requirements:

• A. or B.S. degree or equivalent experience.

• 5+ years related field experience in commercial real estate, retail real estate preferred.

Knowledge, Skills, and Abilities:

• Ability to work independently combined with a strong collaborative style of communication.

• Must have thorough knowledge of construction, the day-to-day operations of maintenance and facilities, security and housekeeping functions, and the tenant relations requirements of managing retail properties. Experience with water source heat pumps is preferred.

• Must have some knowledge of commercial real estate including a broad understanding of finance, leasing and legal.

• Thorough knowledge of the operations of a shipping center including conformance to budget standards and the day-to-day operation of maintenance, security, and housekeeping functions.

• Ability to analyze budget numbers for conformance to budgetary guidelines.

• Ability to develop strategic solutions required.

• Persuasion and conflict resolution skills required.

• Ability to communicate with all levels within the organization and ability to work and learn independently and in a team situation.

• Strong organizational and time management skills required.

• Excellent interpersonal, oral, and written communication skills.

• Ability to deal with multiple tasks effectively and establish priorities.

• Strong attention to detail.

• Excellent PC, Excel, MS Word, and PowerPoint.

• Yardi Software knowledge preferred

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Professional and Personal Characteristics:

• Creative and innovative approach to solving problems and resolving issues.

• Ability to work independently combined with a strong collaborative style of communication

• Demonstrated organizational skills.

• Strong analytical and technical skills.

• Results-oriented and high energy.

• Highest level of personal integrity.

• Ability to multi-task in a fast-paced environment.

• Ability to prioritize work and meet deadlines.

• Passionate and committed to his or her own personal and professional development as well as that of his or her colleagues.

ESSENTIAL FUNCTIONS:

• Standing up to 8 hours a day.

• Walking up to 8 hours a day.

• Working outdoors for 8 hours a day.

• Regularly required to crouch and reach to install/move equipment by bending forward at the waist or by bending legs and spine.

• Ability to stoop, stand, climb, and frequently lift a minimum of 50 lbs.

• Able to speak clearly so others can understand you.

• Demonstrate skills and knowledge of all types of power tools.

• Ability to safely operate fork and aerial lifts.

• Detail oriented, with the able to handle multiple projects simultaneously.

• Ability to work on roofs.

• May be exposed to inclement weather and excessive noise.

• Must be able to work in close and cramped spaces including attics, basements, various crawl spaces and areas with low light or no light at all.

JOB RESPONSIBILITIES:

Supervisory Responsibilities:

• Provides objectives, evaluates performance, and gives interim and annual performance reviews of direct reports. Ensures compliance with company personnel policies and applicable laws. Direct reports to include Facility Managers, Facility Techs, and support staff.

• May supervise non-exempt, exempt, or professional employees. Carries out supervisory responsibilities in accordance with the organization's policies and applicable laws. Responsibilities may include recruiting, interviewing, hiring and training employees; planning, assigning and directing work; appraising performance, rewarding, counseling and disciplining employees; addressing complaints and resolving problems.

Primary Responsibilities:

• Primary responsibility is to coordinate the operational activities of the center, including the day-to-day activities of maintenance and repair, risk management, development and implementation of operational standards and specifications, tenant coordination/construction, service contracts of the retail center.

• Implements preventative maintenance programs to enhance the value and profitability of the center and effective cost control. Identifies problem areas and proactively works to improve the processes to maximize work performed.

• Integral in implementing annual operating budgets, capital expenditures, and executes plan within guidelines. Financial responsibility for assigned center to control CAM costs within the approved budget and for budgeting and improving net income beyond approved budget.

• Full financial responsibility; budgeting, re-forecasting, improving net income beyond approved budget.

• Maintains communication with tenants and employees to improve success of the property. Promotes effective business relationships to convey company operational policies.

• Reviews General Ledger for accuracy and maintains the integrity of the approved budget line items and year-end accruals.

• Ensures tenant compliance with lease requirements including tenant/landlord responsibility for repairs and maintenance, hours of operation and care of premises.

• Ensures compliance with AIA, Building Codes and OSHA standards/policies and regulatory guidelines. Ensures a safe working environment for employees and takes corrective action, as needed.

• Contracts with outside vendors, including obtaining RFPs or bids, drafting contracts for approval and coding bills for processing. Monitors contractor performance. Approves payables.

• Evaluates center for property needs and recommends improvements as required.

• Oversees the condition and maintenance programs of key asset systems, HVAC equipment, electrical equipment, and property vehicles.

• Monitors on-site tenant construction for compliance with approved plans and performs punchlist for Tenant Coordination. Works proactively with tenant's architects and contractors to ensure timely construction schedules and openings.

• Interface with the Marketing Director and coordinate Facilities personnel to install marketing signs, setups, and teardowns, etc.

• Ability to communicate effectively and maintain positive relationships with tenants, vendors, employees, contracted personnel, managers and local government regarding center operations or personnel issues to ensure the smooth operation of the center.

• Maintain advanced technical skills in HVAC, electrical systems, plumbing systems, building automation systems, utility metering systems, fire control and related site-specific facilities equipment. Serve as the technical expert for complex building issues.

• Design and implement new ways to improve electrical systems and HVAC systems, minimizing energy consumption at the facility.

• Maintains positive relationship with local community. Has good working knowledge of political and regulatory changes that may impact center operations. Takes immediate action to inform others, as required.

• Effectiveness in using oral and written communication and keeping employees, merchants, regional and corporate management informed.

• Working knowledge of other corporate departments. Ability to provide interface and cohesiveness with the other departments that impact center management.

• Other duties as assigned.