Under the direction of the Vice President, Operations and Sr. Vice President, Operations, the Regional Property Manager – Tax Credit is responsible for all operations of his or her apartment portfolio, with an emphasis on optimizing revenue and NOI, preserving assets for individual properties, creating and enforcing policy for efficiency in operations, developing team members, and creating a positive work environment. This role will have a regional focus in the state of Georgia, with additional regional travel required. 

• Manage portfolio financial performance by creating and achieving annual operating budgets, monitoring expense control, and analyzing monthly Profit and Loss Statements to incorporate strategies for improvement
• Provide budget guidelines to establish income and expense benchmarks, turnover expenses, staffing levels, rent increase percentages and other strategies
• Monitor and make recommendations for revenue plans, delinquencies, deposit procedures, resident reimbursements and processing of payables for the best interest of the company
• Examine turnover procedure for damage assessment, turnover costs and fees associated with the preparation of statement of security deposits
• Make recommendations for capital improvements and deferred maintenance and ensure all tasks are completed on time and within budget
• Approve property invoices and ensure property checks are cut correctly
• Review delinquency weekly, including detailed delinquency report as required.  Coach the Community Manager on any action required to collect rents and provide training as needed.  Monitor filings to the attorneys and to FCO for collections.
• Prepare all reports, analysis, and budgets in an accurate and timely manner. Convey this information to owners
• Review AME checklists and Monthly Accrual Checklists and ensure compliance with the process
• Working knowledge of MRI, Boston Post or Yardi as required
• Provide a resource to the PMs for help with any MRI, Boston Post or Yardi questions
• Assure timely processing and approval of invoices through AVID by all team members.

Marketing

• Review the weekly or bi-weekly marketing survey and questionnaire. Verify that the survey information is accurate
• Develop and implement sales and marketing plans to effectively maximize rents
• Monitor, direct, and regulate leasing activity and market rates to maximize occupancy
• Review proposed rent increases and market rents at a minimum monthly, advising Community Managers of pricing strategy and opportunities for adjusting rental rates
• Develop and implement appropriate rent renewal strategies
• Lead the lease up efforts with help from the Marketing Manager
• Maintain an ongoing in-depth knowledge of the market, market rents, market trends and demographics to gain a competitive edge
• Support leasing and property staff to sustain at least 85% average on all shops
• Monitor Craig’s List, Vis-Call and other marketing tools to ensure that the properties are maximizing leasing programs
• Assure all Fair Housing regulations are being met 
• Review and implement leasing bonus specials and concessions when necessary

Service Operations

• Personally  inspect each property monthly including grounds, common areas,  models and market-ready units
• Identify deferred maintenance, major repair and capital improvement work that will improve property performance
• Assist the Property Manager in obtaining competitive bids and proposals for work and services
• Examine turnover procedures for quality and timely completion of finished units.  Implement changes as needed.
• Assist the Community Manager, Maintenance Manager and Regional Maintenance Manager on capital improvements and deferred maintenance projects and ensure all are completed on time and within budget
• Monitor work of contractors and report findings to the RSM
• Ensure that each property has a safety program that is effective and proactive

Administrative

• Implement all policies and procedures in the Kettler P&P Manual. Ensure compliance as necessary.
• Review bid summaries, service contracts, vendor information and insurance documentation. 
• Attend staff meetings and safety meetings, if applicable, for each property in portfolio on a regular basis
• Produce quarterly written property inspections and determine appropriate action needed
• Standardize all property operations and initiate changes as needed
• Assist in development and acquisition of new communities
• Review and assess property workers compensation and safety standings recommending action plans to reduce injuries, damages and claims
• Ensure compliance with the terms of the 3rd party management agreements
• Ensure compliance with LITHC, ADU, Section 8 or any other government requirements

Personnel Development

• Interview and assist in selection of Community Managers, Assistant Community Managers and Maintenance Managers and assist in hiring of other property team members
• Approve all new hires, status changes and terminations of property staff
• Assist and advise on coaching or actions plans for team members.  Take an active role with Maintenance Managers.
• Review any compensation changes and obtain AVP approval
• Review and evaluate all property positions
• Provide staff leadership and supervision which motivates employees and creates high morale by communicating expectations
• Provide training and supervision of Sr. Community Managers , Community Managers, Maintenance Managers and other property team members.  Constantly coach and mentor Senior Community Managers and Community Managers. Make recommendations for future training needed
• Meet with PM weekly to discuss marketing, vacancies, budgets, personnel, maintenance and any other issues
• Provide ongoing feedback to team members and support Training Director with career development
• Monitor employee e-time scheduling and missed punch forms. Review overtime and implement changes to keep at a minimum
• Review all employee shops and evaluations  
• Prepare and conduct property meetings as necessary to review new policies and procedures, property objectives and problem solving
• Conduct regular employee one-on-one meetings
• Attend all Kettler training classes

Miscellaneous

• Seek, identify and implement creative programs to increase property value
• Lead due diligence projects for property acquisitions or dispositions
• Assist with feasibility studies of new acquisitions or development, including site evaluation, financial analysis and developing marketing plans
• Establish relationships in the real estate industry to benefit Kettler

 Customer Service

• Ensure that customer service (both resident and client) is consistent and at a high standard that exceeds the expectation of the customer.  Establishing  benchmarks to effectively monitor and measure customer satisfaction
• Work with clients to ensure that there is a clear understanding of the client’s goals and objectives and that we are meeting them

• Must hold a Bachelor's degree in a related business discipline or hold a Certified Property Manager (CPM) certification
• Must have a minimum of 7 (seven) years multi-site experience required 
• A minimum of 3 (three) years’ experience in direct supervision of management staff of three or more is required
• A minimum of 3 (three) years’ experience in management of Conventional, LIHTC, HOPE IV, Tax exempt Bonds, and Subsidized Housing is required
• Excellent knowledge of eviction law, Fair Housing and other legal issues affecting property management 
• Strong computer skills including Microsoft Word, Excel, Outlook and MRI 
• Lease-up and LIHTC experience highly preferred 
• Must be able to walk apartments and grounds, including steps and climbing stairs
• Occasionally requires lifting 20 pounds or less