Department: Development
Reports to: Manager in Development Department
FLSA status: Exempt
POSITION SUMMARY
The Manager of Building Improvements is responsible for executing capital improvement projects across A&B’s portfolio of commercial real estate. Typical projects include partial renovations of retail centers, utility upgrades, and addressing other deferred maintenance.
Responsibilities include defining scope and specifications of work required, sourcing and engaging contractors, and managing projects on a day-to-day basis to ensure quality and timeliness of work. The Manager of Capital Improvements will also manage the coordination and scheduling of this work with on-site property management staff.
SPECIFIC ACCOUNTABILITIES
- In conjunction with the Asset Management team, assists with on-site inspections and establishing a multi-year capital improvement plan and budget.
- Support the Asset Management team to determine strategic initiatives, operating policies and procedures, goals and objectives of the capital plan.
- Provide input on project budget estimates for identified projects at each asset
- Manage the activities of multiple contractors across multiple projects
- Schedule and meet contractors on-site. Communicate scope of project, request bids and compile bid comparison worksheets
- Schedule work with contractor and clearly communicate with on-site Property Management team
- Perform on-site inspections to ensure standards are being met and construction is adhering to plans and specifications
- Track and monitor construction progress and report progress to asset managers and Property managers
- Ensure project costs are aligned with approved budgets and manage project budgets through the company’s project management software (“Honest Buildings”)
- Review contractor invoices and change order requests
- Communicate construction issues with team and assist with problem resolution to keep schedule and project costs in-line with budgets
- Establish and monitor construction schedule, quality control, and ensure safe on-site conditions
- Ensure positive communication with members of Property Management Team
- Assist with the due diligence process for new acquisitions
- Represent the Company in a professional manner at all times. Consistently maintain a professional courteous attitude when dealing with residents, coworkers and the general public.
- Take ownership of other duties, responsibilities and special projects as assigned
REQUIREMENTS
Preferred qualifications of this position include
- Degree in Construction Management, Project Management and/or equivalent experience
- 10 or more years of experience in the construction services environment preferably in commercial real estate. Experience managing capital improvement projects is a plus
- General knowledge & understanding of Mechanical, Electrical, Plumbing, HVAC, Fire Protection & Fire Alarm systems/codes as well as ADA code
- Knowledge and/or experience enhancing property sustainability practices including, but not limited to, energy and water conservation and waste recycling are a plus
- Strong computer skills including Word, Excel, and e-mail
- Demonstrated proficiency in Bluebeam/Adobe Acrobat, Project Scheduling Applications, Microsoft Office (Word, Excel, PowerPoint). Additional Experience in Honest Building or project management software is a plus
- Strong organizational and leadership skills
- Solution oriented / good problem solver / forward planning / strong relationship builder both internally and externally.
- Ability to interact with local jurisdictions, building inspectors and third-party contractors to facilitate project permits, compliance and delivery.
- Excellent verbal, written, visual, and negotiating communication skills and aptitude with both internal and external entities
Department: Development
Reports to: SVP Development
FLSA status: Exempt
POSITION SUMMARY
The Development Analyst functions as part of the development project team and as departmental support. This individual assists developers in the monitoring and evaluation of investment decisions throughout the life of the project. The Development Analyst prepares monthly and quarterly reporting requirements, departmental budgeting, monthly activity tracking reports, project proformas and maintains the development project database. This position also supports the department with training and expertise on software utilized within the development team and functions as a technology support.
SPECIFIC ACCOUNTABILITIES
- Accurately coordinates and assembles project financial reporting as required, including proforma updates, partner reporting, draw requests, internal and external company reporting and additional tasks as assigned
- Assists Developers with proforma preparation, monitors and verifies the integrity and accuracy of the development proformas; monitors and evaluates investment decisions throughout the project
- Assists with all budgets, including corporate departmental budgets and capital planning for the development pipeline
- Acts as the point of contact for Honest Buildings. Assists with the completion of the implementation and enhancement initiatives, as well as identify future needs, and provides training to new and existing employees
- Performs problem-solving and reconciliation with Development Acct and Contract Administration
- Evaluates economics on leasing deals and anchor agreements, focusing on the impact to project returns
- Assists in the coordination of all required documentation for lenders regarding development
- Participates in special projects as requested by Senior Vice President of Development.
- Other duties as assigned
REQUIREMENTS
- Bachelor's degree required
- 2 years of real estate, finance or development related work
- Excellent interpersonal, written and oral communication skills
- Excellent MS Outlook, Word, Excel, PowerPoint, Access
- Ability to handle multiple projects of varying complexity
- Ability to prioritize projects and meet deadlines
- Strong technical skills a plus (software focused)
- An initiative/aptitude to quickly learn other software used within the work environment as required: Honest Buildings, JD Edwards.
Department: Development
Reports to: SVP Development
FLSA status: Exempt
POSITION SUMMARY
The Director of Development oversees a major development or redevelopment project (or several medium and small projects). This individual works closely with SVP of Development and leasing colleagues to optimize the project program and maximize project financial success. This position is responsible for managing aspects of master planning, entitlements, design and construction for proposed real estate projects within the company’s portfolio.
SPECIFIC ACCOUNTABILITIES
- Assists in the program development for new projects
- Explores opportunities for development or enhancement of projects
- Establishes and directs project teams
- Coordinates outside resources (architects, consultants, engineers, and contractors)
- Coordinates and/or directs in-house resources (legal, asset management, design and leasing)
- Prepares approval & bottom line responsibility for budgets and pro forma
- Obtains approvals and work with governmental entities
- Assist Leasing with anchor tenant negotiations and approvals
- Reviews all pro forma and cash flow analyses
- Responsible for monthly updates to executives of status on responsible development projects
- Prepares other financial analysis
- Interviews new employees as requested
- May supervise and manage support staff as assigned
- Acts as a liaison between asset management, finance, accounting, and development on the project status.
- Participates in developing and monitoring project budgets
- Participates in special projects as requested by Senior Vice President of Development.
- Other duties as assigned
REQUIREMENTS
- Bachelor’s in finance, architecture, urban planning, engineering or related field.
- Advanced degree in Business/Real Estate or Urban Planning with financial foundation desirable.
- 7 years direct experience preferred.
- Overall understanding of all disciplines, including leasing, construction, and operations.
- Supervisory experience preferred.
- Ability to lead project team.
- Strong communication and presentation skills.
Department: Development
Reports to: Manager in Development Department
FLSA status: Exempt
POSITION SUMMARY
The Project Administrator helps administer the full life cycle of construction projects in various stages. This position provides administrative support for the development of A&B’s commercial real estate portfolio, and the implementation of other capital projects.
This position resides in the Development group and also interacts and supports Tenant Coordination and Building Improvements, as well as others within the company, contractors and consultants outside the company.
SPECIFIC ACCOUNTABILITIES
- Performs project management related administrative tasks for Development, Tenant Coordination, and Building Improvement Departments.
- Prepares and oversees execution of Design and Construction contracts and associated approval documents, including review of proposals, agreements, COI, W9, and coordinating review by Legal and Risk Management departments
- Reviews and processes construction related invoices and change orders
- Requests, reviews and verifies close-out documentation on each project prior to release of final retention payment
- Prepares and issues requests for proposals (RFP) to contractors for Development, Tenant Improvement, and Capital Projects.
- Coordinates submitted and comparison of bids for Project Manager review
- Responsible for maintenance of all project files and electronic records of project related documents.
- Incorporates the use of project Management software (Honest Buildings) to efficiently process and review all contract documents.
- Prepares and circulates correspondence to Tenants as needed
- Reviews Lease Language for Landlord obligation on TI Improvement projects
- Reviews and processes reimbursement draw requests from Tenant Allowance
- Prepares final invoice upon Project completion and correspond with Tenant on TI Overage charges.
- Responsible for other duties as assigned
REQUIREMENTS
- Minimum of an associate degree and 3+ years of experience in an administrative role in real estate, construction, or related fields, or equivalent combination of education and experience.
- Strong verbal and written communication skills.
- Strong organizational skills – supporting multiple managers with varying responsibilities.
- Computer software: Proficiency in use of Microsoft Office Suite (Outlook, Excel, Word, PowerPoint), and Adobe required.
- Has experience with accounting and open to learning job cost accounting.
- Able to read and interpret a contract.
- Ability to work in a fast-paced office environment, meet deadlines, and handle multiple projects simultaneously.
- Able to work in a collaborative, team environment.
- Maintains a positive work atmosphere by acting and communicating in a manner to facilitate positive relationships with customers, co-workers and management
Department: Tenant Coordination
Reports to: Manager of Tenant Coordination
FLSA status: Exempt
POSITION SUMMARY
The Tenant Coordinator is responsible for oversight of landlord work and tenant improvement projects from architectural design through final project closeout. The Tenant Coordinator will review tenant improvement plans and monitor the tenant’s design, permitting and construction progress to meet lease requirements. This individual will also manage consultants and contractors in the design, permitting and construction of landlord improvements.
The Tenant Coordinator is also responsible for producing and updating CAD based plans for A&B’s commercial real estate portfolio, including lease outline drawings (LOD), and operating lease plans and site plans.
This position resides in the Tenant Coordination group and interacts with Leasing, Asset Management and Development, as well as others within the company and vendors outside the company.
SPECIFIC ACCOUNTABILITIES
- Manage Tenant Coordination construction projects from conceptual estimating through project close out for new and existing buildings throughout Oahu and neighbor islands.
- Responsible for “driving” the landlord and tenant design, permitting, and construction process to ensure achievement of “best possible” rent commencement dates for all projects as assigned.
- Ensures that all lease required documentation and conditions for Delivery of Possession are achieved at the earliest possible date.
- Spearheads and coordinates conceptual estimates, bids, schedules, and design work for Landlord work as required.
- Reviews, provides comments, and approves landlord and tenant construction drawings, and sign drawings, to ensure compliance with Lease, budget, schedule, design requirements and governmental regulations.
- Responsible for regular reporting of status for all work in process. Also responsible to properly maintain landlord and tenant files in company-provided shared drive and file sharing systems.
- Provides constant and accurate communication with tenants and their design and construction teams to as to the status of their improvement projects. Schedules and attend on-site pre-construction meetings to discuss Contractor Rules and Guidelines, landlord expectations, and project timelines. Schedules and attends inspections of work in progress to ensure quality control and compliance of work. Manage contractors on site.
- Produce accurate lease plans, and site plans of all Operating Centers within A&B’s commercial real estate portfolio. Maintain and update said CAD plans for use by Leasing, Asset Management and Tenant Coordination.
- Create lease outline drawings (LOD) in CAD and advise Leasing of potential and effective re-demising options to meet prospective tenant’s space requirements. Calculate and include accurate space dimensions and square footages.
- Provide space planning services to produce space layout options per prospective tenant’s requirements, for cost estimating purposes and to facilitate lease negotiations.
- Manage consultants for the survey of existing tenant spaces in Operating Centers to establish and maintain a working database of existing property conditions.
- Manage and maintain computer files & folders to department standards and collaborate with team members to streamline processes.
- Keep current on CAD and other graphics software to insure efficient production of professional quality drawings, plans and exhibits.
- Provide support for redevelopment projects when assigned, including site planning, creating exhibits and narratives for design guidelines, and sign criteria manuals.
- Other duties as assigned
REQUIREMENTS
- Bachelor’s degree in architecture, engineering, construction management, or related field.
- At least 2 years working experience in architectural design or construction, 5 years preferred
- Previous or current experience in commercial/retail Tenant Coordination preferred.
- Proven working experience and knowledge in construction management, building maintenance and/or preventative maintenance for commercial and industrial projects.
- Experience in working with local building officials, inspectors, DPP, life safety officials, ADA requirements and local utility agencies.
- Experience in creating and revising CAD drawings with practical understanding of architectural practices required.
- Proficient in computer systems, AutoCAD, Bluebeam Revu, graphic programs, electronic drawing standards, Microsoft Office and Project
- Excellent written and verbal communication skills, as well as strong organizational, financial and customer service skills.