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Apartment complex  SITE MANAGER

The Site Manager is directly responsible for all property operations and conducting business in accordance with company policies and procedures, HUD, Tax Credit, USDA Rural Development, Fair Housing, Americans with Disabilities Act, Fair Credit Reporting Act, and other regulatory agency requirements necessary to ensure effective fiscal, physical and social soundness. The Site Manager will be able to communicate all challenges affecting the operation of the property to the Regional Manager in a timely manner.

Specific Duties and Responsibilities

Leasing Activities

o   respond to inquiries

o   show vacancies

o   comply with HUD, RD, and LIHTC regulations regarding income certifications and other documentation

o   maintain waiting lists and screen applicants following appropriate guidelines

o   conduct regular marketing/advertising outreach in the community (e.g. VA, MUTEH, mental health centers) according to guidelines

o   verify tenant income, assets, household characteristics, and circumstances that affect eligibility

o   prepare and process leases, security deposit agreements, unit inspections, and HUD, RD, and LIHTC forms for incoming residents

o   ascertain basic resident information that would help solve routine problems or determine a course of action in case of emergency

o   conduct pre-occupancy orientation for new tenants

o   complete move-in and move-out procedures

o   review/process evictions and notices to vacate

o   ensure that lease/tenant files are formatted and completed properly

Rent Collections

o   collect and post security deposits and rent received in a timely manner

o   collect late rents and late rent charges

o   issue receipts for money collected

o   ensure bank deposits are made immediately and reported to corporate office

o   negotiate schedules for overdue rent with prior approval of Regional Manager

o   issue applicable notices (e.g. late payments, eviction notices, utility cut-offs)

Administration

o   maintain positive customer service attitude

o   responsible for office opening on time according to posted office hours

o   enforce lease agreements and house rules

o   live on site and provide emergency on-call coverage (if applicable)

o   perform annual income re-certifications and issue rent increase notices

o   attends scheduled corporate management meetings (required)

Property Maintenance

o   supervise maintenance staff and work performed

o   monitor and/or supervise contracted services and vendors

o   conduct move-in/move out inspections

o   perform a daily inspection of the overall curb appeal of the property and report any damage/problems related to maintenance, security, or safety

o   contact vendors/contractors to obtain bids/estimates (if applicable)

o   purchase supplies, equipment and/or services as needed for repairs

o   process and prioritize maintenance work orders, schedule preventive maintenance to be completed by on-site staff

o   arrange and conduct monthly inspections and repairs of all units, including vacant units

o   maintain information about basic structural data, including the location of fire equipment, water main, sprinkler shutoff valve, gas main, fuse boxes and/or breakers, and heat controls

o   perform annual inspections of each unit for needed repairs

o   inspect common areas to ensure they are being utilized properly, clean, and secure

o   maintain a sanitary and pest-free living environment

Record-Keeping/Reporting

o   maintain accurate accounting records including tenant ledgers, petty cash, and security deposits

o   ensure quarterly calendar activities are conducted (e.g. Crime Prevention)

o   communicate challenges affecting operations to the Regional Manager

o   report all liability and property incidents (including injuries) to Corporate office immediately

o   maintain a written record of all important or unusual events including emergencies, tenant problems/complaints, maintenance problems, and inspections

o   provide Regional Manager with a monthly formalized summary of building operations every 3^rd Monday to include: a summary of move-ins, move-outs, rents past due, and actions taken, and the weekly maintenance schedule

Other Duties

o   meet with tenants for informational purposes (e.g. notice of regulatory visit)

o   disaster/emergency preparedness planning with assistance from Corporate Compliance

o   perform other appropriate duties as assigned by Regional Manager

Site Manager Compensations/Accommodations

o   The Site Manager shall be an employee of J&A, Inc. and shall be compensated for services rendered with a salary determined by J&A, Inc.

o   The Site Manager shall be covered under the J&A, Inc worker's compensation plan and other benefits negotiated between the Regional Manager, Human Resources and the employee.

o   The Site Manager shall be notified of all the benefits under the adopted plan.

o   IF the Site Manager is required to live on-site, he/she will be provided a free rental unit and is exempt from the requirements of the landlord/tenant law. It is considered a tenancy for a specified period only (e.g. employment), and will end on the same day that employment is terminated. Reasonable effort will be made to give the Site Manager sufficient time to move, but as the efficient operation of the property is predicated upon the presence of a Site Manager, the transitional period necessarily must be very short. This is a condition of employment as a Site Manager. It is expected that the Site Manager will negotiate reasonable terms with the Corporate Office and move expeditiously, even if his/her termination is involuntary. In a rare circumstance when an ex-Site manager refuses to leave and efforts to negotiate vacancy of the manager's quarters fail, the Company will be forced to consider the person a trespasser and call the police for assistance.

Knowledge/Skills Preferred

o   High school diploma or equivalent

o   Experience (2+ years preferred) in LIHTC property management  

o   Knowledge of Microsoft Office Suite and Property Management software (e.g. Yardi, Real Page).

o   Valid State Issued Drivers†License

o   Basic knowledge of bookkeeping

o   Certification or training in property management, LIHTC, COS, or RD training

o   Introductory knowledge of the following initiatives (minimum):

à HUD, RD, and LIHTC guidelines and IRS rules and regulations specific to assigned property

à Local, state and federal safety regulations and building codes

à Relevant legislation, (e.g. ADA, Fair Housing)

o   Good written and verbal communication skills

o   Ability to interact with a wide variety of people (e,g. staff, tenants, local agencies, contractors, attorneys and Owner)

o   Ability to take initiative and think independently

Desirable Additional Qualifications

1.      Experience in re-certification

2.      Knowledge of Section 8, RD, HUD, and Tax Credit regulations

3.      Background in supervision and successful track record of accomplishments.

4.      Community services background related to specific tenant population being served e.g. handicapped, elderly, homeless, veterans

Difficulty

1.      Complexity — As indicated in section IV, a wide variety of skills is required to be a good Site Manager. This position requires continuing education to keep abreast of changes in government regulations and HUD guidelines.

2.      Scope and effect — As the most visible management representative to those being provided with services (housing), the Site Manager's job proficiency has a strong impact on the atmosphere and success of the property.