Property Manager (Indeed Tower)

About Kilroy Realty

• Kilroy (NYSE: KRC) is a leading U.S. landlord and developer with over 17 million square feet of primarily office and life science space with operations in San Diego, Greater Los Angeles, the San Francisco Bay Area, Greater Seattle, and Austin, Texas.

• As pioneers and innovators in the creation of a more sustainable real estate industry, our approach to modern business environments helps drive creativity and productivity for some of the world's leading technology, entertainment, life science and business services companies.

• A big part of the company's foundation is its commitment to enhancing employee growth, satisfaction and wellness while maintaining a diverse and thriving culture. For the third year in a row, the company has been named to Bloomberg's Gender Equality Index - recognizing companies committed to supporting gender equality through policy development, representation, and transparency.

• We hope you'll decide to join us!

About the Opportunity

This position entails the direct responsibility of the physical operations and administrative property management support for the Senior Property Manager responsible for Indeed Tower. This position reports to the Senior Property Manager, Indeed Tower.

Opportunity Requirements

• Well organized with attention to detail; follow through with assignments; must possess good verbal and written skills and be able to communicate effectively with employees, tenants, vendors, contractors, etc.

• Must be proficient with financial concepts and applications.

• Must be self-directed, motivated and logical in problem solving.

• Achieved or be in the process of certification as a Certified Property Manager (CPM) or Real Property Administrator (RPA), a college degree is highly preferred.

• Must have experience in preparing financial reports, monthly variance reports, operating budgets, CAM reconciliations' and be computer literate.

• Minimum of 5 years in management of office or industrial commercial real estate required.

• Experience with Yard is highly preferred. Must be proficient in MS Excel.

Summary of Responsibilities

An essential function of this position is regular and predictable attendance. The core responsibilities of this position include, but are not limited to the following:

• Perform all lease administration including adjustments to rent, billing and credit requests, operating expense reconciliations, and other necessary functions related to lease compliance. Generate Tenant Account Adjustment Forms as needed.

• Monitor accounts receivable closely to ensure timely payment of all monies due and input comments in accounts receivable action log.

• Oversee and supervise on-site Kilroy Realty staff for the project.

• Host weekly staff and regular budget meetings with Kilroy Realty team.

• Regularly inspect exterior and interior building common areas to ensure that the buildings' cleanliness is adequate, and grounds are maintained in a first-class marketable condition. Consult with outside vendors regarding their expected performance and monitor vendor contracts for compliance.

• Participate in tenant lease renewal process and vacant space marketing programs.

• Participate in Tenant/Building improvements via meeting attendance and coordination of parties involved.

• Administer and bid service contracts.

• Manage and oversee vendor performance to ensure compliance and high-quality service.

• Prepare Authorization for Expenditure requests for all capital expenditures and expenses that meet the criteria per the policy and coordinate with Construction Services on contract preparation.

• Coordinate tenant moves and sub-tenant moves, including move-out form submission and working with accounting on YARDI updates.

• Coordinate with Revenue Accounting on tenant move-ins to submit the appropriate revenue recognition support and dates.

• Work closely with engineering staff to ensure proper repair and maintenance of building systems, and the proficient completion of tenant work orders.

• Oversee security director, janitorial project manager, landscape account manager and other service partners.

• Responsible for timely completion of annual budget preparation (including, but not limited to, collection of data from vendors, input of information into Yardi and preparation of Budget Trend Analysis Reports) and monthly re-forecasting as required. Also, take the lead on evaluating capital building needs and assist in preparing capital budgets accordingly.

• Timely completion of variance reports as required. Participate in quarter variance calls with VP and provide updates.

• Prepare monthly accounting reports, including but not limited to: Commercial Billing Report, Tenancy Schedule and Occupancy Review.

• Responsible for monthly/quarterly operations reports, including, but not limited to: Stacking Plan, Letter of Credits, Sublease Summary, Tenant Physical Occupancy, Options & Encumbrances, Terminated/Holdover/Future Tenants Listing & Pending Workflows, and other reports as required.

• Review monthly accrual and financial package prepared by Operations Accountant for accuracy.

• Monitor and submit job cost accruals as requested by construction accounting.

• Review annual CAM estimates, mid-year adjustments and reconciliations for accuracy. Ensure letters are sent out as required per tenant leases and maintain physical and electronic records of each.

• Ensure that Security Post Orders, and Facility Emergency Plans (FEP) are current. Responsible for updating tenant and vendor contact list including emergency contacts.

• Ensure that the Operations Staff is proficient with emergency procedures including performing simulations, as well as other delegated assignments. Conduct emergency drills and coordinate with tenants' emergency processes and drills.

• Work with Asset Management, Security, Insurance and Accounting teams in responding to emergency situations. Responsibilities include communication with Crisis Management Team (CMT), preparing incident reports and maintaining accurate and up to date records.

• Responsible for reviewing and approving vendor invoices. Includes follow-up on any outstanding invoices or incorrect billings and resolving discrepancies in a timely manner.

• Represent asset management in retail and office space build-out(s) and ensure that Tenant(s) and the KRC construction team understand the work letter fully. Push completion dates for timely occupancy and operation.

• Actively manage parking operations. Seek ways to improve parking revenue.

• Conduct and attend regularly required property inspections with Engineering Team, take detailed notes and work with Regional Chief Engineer to complete repairs / improvements in a timely manner and budget for items as necessary.

• Establish a working relationship with the tenants. Maintain liaison through site visits, email, and telephone calls. Meet all new tenants prior to occupancy.

• Host regular operational meetings with key tenants.

• Establish a customer-centric working relationship with the tenants. Proactively communicate with tenants and cultivate strong tenant relationships. Maintain liaison through site visits, email, and telephone calls and schedule tenant lunches. Meets all new tenants prior to occupancy.

• Work with Senior Property Manager to maintain space accounting books and process Square Footage Adjustment Forms as needed.

• Manage and oversee property website.

• Manage and coordinate tenant surveys.

• Lead coordination of tenant-related events, parties, holiday gifts and holiday building décor installation.

• Manage Right of Entry/License agreements.

• Maintain familiarity with VTS and be prepared to assist Asset Manager and Vice President of Asset Management in updating deals as requested.

• Be fully knowledgeable with DocuSign and Kilroy Realty signature authority policy. Prepare DocuSign envelopes and routing packages for vendor and tenant documents as requested by Senior Property Manager and Vice President of Asset Management.

• Attend Asset Management team meetings as scheduled.

• When and if the need arises, the Property Manager will be expected to devote extra time to building operations.

• Perform other tasks as directed, including but not limited to the general duties and responsibilities of a Property Manager with a focus on training and teaching Kilroy on-site staff how to perform many of the general duties and responsibilities.

What we offer

At Kilroy, base pay is one part of our total compensation package and is determined within a range and will depend on your skills, experience and training, knowledge, licensure and certifications, and other business and organizational needs. This role is eligible for an annual discretionary bonus as well.

Our comprehensive group health benefits program is built around your total health and provides employees and their families with care and coverage designed to help you thrive. Our health and wellness program offerings include medical, dental, vision, with FSA, HSA options, Group Life & Disability, LTD coverage and much more. Ancillary programs include a retirement savings plan with a competitive employer match, employee support programs like our parental leave coaching program, wellness, and commuter benefits, just to name a few. We invite you to visit our website at www.kilroyrealty.com to learn more.

Apply for this Position

To apply, email HumanResources@kilroyrealty.com. Please include the position title in the subject line. No phone calls, please.

EEO/AA/M/F/Vet/Disability Employer.