Manager of Capital Expenditures

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    "datePosted": "2024-06-06T19:11:27.542Z",
    "description": "<h2>Overview</h2>\n<p>The Gilbane Development Company acquires and preserve affordable housing where it matters most – keeping homes stable for residents while improving building performance, safety, and long-term durability.  Our work is practical: we align capital needs with Section 8 operations, lender and public-funding requirements, and real-world constructability – then we execute with discipline, transparency, and respect for occupied communities.</p>\n<p> </p>\n<p>The <strong>Manager of Capital Expenditures </strong>is responsible for planning and executing capital projects primarily tied to Section 8 acquisition/rehabilitation, with the ability to flex into major capex initiatives on other stabilized assets in Gilbane Development’s portfolio.  This role owns capex scope development, budgeting, bid leveling, contracting support, schedule oversight, risk management, and closeout across multiple properties, ensuring projects deliver quality work on time and within approved budgets.  The Manager of CapEx works closely with Asset Management, Property Management, and third-party/on-site teams; while day-to-day coordination with vendors (e.g., access, routine supervision, minor issue triage) is typically handled by on-site property management staff, this role provides project leadership as well as technical oversight, controls, and accountability for outcomes.  Related, the Manager of CapEx is a consultative resource to our Senior Acquisitions Manager, assisting with property evaluation and capital planning as part of underwriting potential acquisitions.</p>\n<h2>Responsibilities</h2>\n<p><strong>Acquisition/Rehabilitation Planning (Section 8 Focus)</strong></p>\n<ul>\n <li>Support acquisition/rehabilitation underwriting by developing property-specific capex scopes, order-of-magnitude budgets, risk flags, and execution plans for Section 8 assets (occupied and/or phased rehab).</li>\n <li>Translate property condition assessment (PCA) findings, due diligence observations, and operational priorities into a practical scope of work with sequencing that protects residents and rental operations.</li>\n <li>Provide value engineering and constructability feedback as scopes and budgets are refined.</li>\n</ul>\n<p><strong>Capital Plan Development and Budget Ownership</strong></p>\n<ul>\n <li>Lead creation of property capital plans aligned with business plans, compliance requirements, and operating constraints, in partnership with Asset Management and site/regional teams.</li>\n <li>Build and manage project budgets, forecasts, and contingencies; maintain accurate cost-to-complete reporting.</li>\n <li>Present clear cost and risk updates to internal decision-makers (e.g., Executive Committee and Investment Committee).</li>\n</ul>\n<p><strong>Procurement, Bidding, and Contracting Support</strong></p>\n<ul>\n <li>Prepare and issue RFPs, bid packages, scopes, and contractor qualification requirements.</li>\n <li>Lead bidder walkthroughs; manage Q&A, bid leveling, and recommendation memos.</li>\n <li>Support contract execution (GC/sub/vendor), ensuring scope clarity, schedule requirements, insurance/compliance, and documentation standards.</li>\n</ul>\n<p><strong>Project Execution Oversight (Leveraging On-Site Property Management Staff)</strong></p>\n<ul>\n <li>Oversee project kickoff, staging, and sequencing; ensure resident communication plans are in place (through Property Management staff).</li>\n <li>Monitor schedule, submittals, long-lead items, and critical path risks; drive issue resolution with GC/vendor teams.</li>\n <li>Coordinate with Property Management and third-party managers to remain aligned on access, unit readiness, and handoffs.</li>\n</ul>\n<p><strong>Quality Assurance, Compliance, and Risk Management</strong></p>\n<ul>\n <li>Maintain QA/QC standards; verify completed work meets contract documents and durability expectations.</li>\n <li>Identify, track, and mitigate risks: hidden conditions, occupied rehab constraints, cost escalation, and schedule slippage.</li>\n <li>Coordinate with architects, engineers, and other team members as needed; support permit and municipal coordination where applicable.</li>\n</ul>\n<p><strong>Draw Management, Pay Applications, and Closeout</strong></p>\n<ul>\n <li>Review vendor/contractor pay applications; validate progress, retainage, lien waivers, affidavits, and backup documentation.</li>\n <li>Support pay application scheduling and timely submittals to lenders/investors; maintain clean audit trails consistent with affordable housing capital stack expectations.</li>\n <li>Drive project closeout: punch lists, commissioning/turnover (as applicable), warranties, O&M manuals, as-builts, and final budget reconciliation.</li>\n</ul>\n<p><strong>Flex Role: Major CapEx for Stabilized Assets</strong></p>\n<ul>\n <li>Support major capex deployments on stabilized assets (e.g., roof, façade, MEP, site/civil, elevators, life safety), applying the same budgeting/procurement/controls discipline.</li>\n</ul>\n<p><strong>Operating Model</strong></p>\n<ul>\n <li>You will own project controls and outcomes: scope, budget, schedule, procurement support, reporting, risk management, and closeout.</li>\n <li>On-site teams will support execution: access coordination, day-to-day vendor interface, resident-facing logistics, and immediate issue escalation – under your project framework and standards.</li>\n</ul>\n<p><strong>Success Measures</strong></p>\n<ul>\n <li>Acquisition/rehabs launch with tight scopes, realistic budgets, and executable schedules.</li>\n <li>Projects maintain strong cost-to-complete discipline and timely, clean draw packages.</li>\n <li>Sites experience minimal disruption because logistics are planned and escalations are resolved quickly.</li>\n <li>Completed work reduces long-term capex burden, improves life safety/reliability, and supports stable Section 8 operations.</li>\n</ul>\n<h2>Qualifications</h2>\n<p><strong>Experience/Education</strong></p>\n<ul>\n <li>10+ years of experience managing multifamily capex or construction projects, ideally including occupied rehab (affordable housing experience strongly preferred).</li>\n <li>Working knowledge of the capex project lifecycle: scope development, estimating, bid leveling, contract administration, schedule tracking, and closeout.</li>\n <li>Ability to write and manage RFPs/scopes, and to evaluate contractor proposals and qualifications.</li>\n <li>Strong competency reviewing budgets, change orders, and pay applications with supporting documents (lien waivers, affidavits, etc.).</li>\n <li>Comfort communicating with owners, lenders/investors, asset managers, property managers, consultants, contractors, and vendors; able to deliver clear, factual reporting.</li>\n <li>Proficiency with construction/project management software and Microsoft Office (Excel-heavy).</li>\n <li>Hybrid work environment with ability to travel frequently (up to 50% depending upon active pipeline).</li>\n <li>Bachelor’s degree in construction management, engineering, architecture, or related field (or equivalent experience).</li>\n</ul>\n<p><strong>Reporting Structure & Work Environment</strong></p>\n<ul>\n <li>Reports to Senior Vice President, Development.</li>\n <li>Work environment: Active construction zones in occupied residential buildings; frequent walking, stair climbing, and exposure to typical construction conditions.</li>\n</ul>\n<p><strong>Physical Requirements (Typical)</strong></p>\n<ul>\n <li>Ability to walk properties for extended periods, including stairs and uneven surfaces.</li>\n <li>Ability to wear required PPE and work safely in construction environments</li>\n</ul>\n<p>Salary to be determined based on factors such as geographic location, skills, education, and/or experience of the applicant, as well as the internal equity and alignment with the team.</p>\n<p>The pay ranges from $155,000 - $220,500 plus benefits and retirement program.</p>\n<p> </p>\n<p><em>Gilbane offers an excellent total compensation package which includes competitive health and welfare benefits and a generous profit-sharing/401k plan. We invest in our employees’ education and have built Gilbane University into a top training organization in the construction industry. Qualified applicants who are offered a position must pass a pre-employment substance abuse test.</em></p>\n<p> </p>\n<p><em>Gilbane is an Affirmative Action/Equal Opportunity Employer. All qualified applicants will receive consideration for employment without regard to age, color, national origin, race, religion, sex, sexual orientation, gender identity, protected veteran status, or disability status.</em></p>\n<p> </p>\n<p><em><strong>Note to Recruiters, Placement Agencies, and Similar Organizations</strong>: Gilbane does not accept unsolicited resumes from agencies. Please do not forward unsolicited agency resumes to our jobs alias, website, or to any Gilbane employee. Gilbane will not pay fees to any third party agency or firm and will not be responsible for any agency fees associated with unsolicited resumes. Unsolicited resumes received will be considered property of Gilbane and will be processed accordingly. </em></p>",
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