Property Manager

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Job description

Property Manager
The Omaha Housing Authority:
The Omaha Housing Authority is a Non-Profit Government Agency based in Omaha. The OHA contracts with HUD to provide low and moderate-income individuals with safe and sanitary housing through rent subsidies and administers over 2700 public housing units and over 3700 Section 8 units.
Core Values:

• We are Welcoming
• We Actively Listen
• We are Diverse, Inclusive & Equitable
• We are Exceptional
• We Practice Self Care
• We Share Power
• We Practice De-Escalation
• We are a Team

Benefits:
The Omaha Housing Authority offers an exceptional benefits package for full-time employees that includes medical, dental, vision, and life insurance; retirement and 457 compensation; 12 days of vacation that begin on your date of hire; and 17 paid holidays, including your birthday, a floating holiday, and a self-care day. For information on Omaha Housing Authority, including more information on employee benefits and our company culture, visit our website at
Salary Range:
$46,195 - $63,858
Job Function:
This position is responsible for providing property management for multiple OHA-owned properties in a manner consistent with OHA's mission statement. Properties may include a mix of public housing and affordable housing. Essential functions include supervision of all staff, financial management, and ensuring compliance with applicable performance standards as well as compliance with applicable HUD and other federal and state regulations and OHA policies and procedures. Responsible for the preparation and monitoring of all budgets to ensure financial viability of property; must examine income versus expenditures, ensure procured goods or services are necessary and within budgeted amounts, and evaluate the capital needs of properties. Prepare necessary reports for presentation to the OHA Board of Commissioners. Must ensure at least standard performance under applicable HUD assessment system; monitor applicable performance indicators including physical condition of buildings and systems, financial condition of property, resident satisfaction, and management performance. Participate in interviews and assist in hiring subordinate staff. Staff supervision includes training, performance standards creation, evaluation and discipline when necessary.
Essential Functions:
Occupancy/ Marketing

• Responsible for implementing initiatives that increases resident retention in coordination with resident associations.
• Participate in the leasing and marketing activities for OHA properties to recruit applicants for the waiting list in collaboration with the intake department.
• Maintain an updated log of all current and upcoming vacancies, leased units and the status of unit offers.
• Ensure that occupancy targets are met by following up on offers to applicants, marketing the property, including showing available units. Process move in and move outs in order to maximize subsidy and to obtain vacant HUD approved status.
• Executes leases, directs new resident orientations and issues keys upon verification of initial rental/security deposit payments.
• Conducts or delegates vacating inspections.
• Attend monthly resident association meetings and follow up on items identified

Management

• Must clearly understand all aspects of the policies and procedures of OHA and effectively communicate them to residents and staff.
• Maintain daily contact with residents and resident organizations and frequent contact with OHA executive staff. Periodic contact by telephone, correspondence, and in-person with advocacy groups, welfare, social service and community agencies, area businesses, churches, and school staff.
• Provides overall leadership to establish constructive working relationships between residents, OHA staff, and community agencies & resources. Promotes harmonious relationships between residents and staff, being firm but fair in carrying out management/maintenance responsibilities.
• Investigate and resolve tenant complaints and enforce occupancy requirements, including communication and completing/ following up on incident reports within established timeframes as necessary.
• Investigates lease violations and document or delegate the documentation of such incidents; initiate or approve lease terminations; direct the serving of notices to quit the premises.
• Enforce the lease fairly and equitably and in a manner that is in compliance with all applicable Federal, State, and local laws.
• Oversee rent collection efforts, including processing payments, following up on non-payment, arranging payment plans, and ensure deposits are made in a timely manner. Follow through on any eviction processes as needed.
• Compiles data, reviews statistical information and prepares various reports on at least a monthly basis. Develops and oversee the implementation of actions plans to address any areas not meeting benchmarks.
• Collaborate on a regular basis with internal departments to ensure the needs of the property, agency and residents are addressed, including compliance, public safety, capital funds, procurement and resident services.

Physical Needs/ Maintenance

• Participate in capital planning process by obtaining recommendations from subordinate staff and residents regarding capital needs, assisting the Capital Funds Department in the planning process, and approving payments to and monitoring work of contractors.
• In coordination with Foreman, ensure that outcomes related to property maintenance work and regular building inspections are met, including monthly preventative maintenance inspections.
• Ensure that outcomes related to unit turn-around work are met and that work is scheduled and completed in order to meet leasing goals.
• Prepare for and participate in all REAC related activities, include preparation for REAC inspections and responding to any deficiencies identified.

Financial Management

• Assist with preparing an annual operating budget and revise as necessary.
• Monitor budget performance through monthly review and reporting. Help to ensure a positive cash flow for the property by maximizing property income while minimizing expenditures.
• Approves purchase orders for all office supplies, building maintenance supplies and contract Services in a timely manner.

Supervision

• Provide leadership and direct supervision to the Assistant Property Manager and Foreman, as well as leadership to all other property management staff.
• Conduct regular team meetings, as well as individual supervision meetings with all direct reports on at least a monthly basis.
• Evaluate personnel performance and initiate disciplinary action as necessary. Complete annual performance evaluations.
• Interview job applicants and prepare individual recommendations for consideration. Responsible for training new staff.
• Assigns and delegates responsibility for completing specific projects and duties. Resolves staffing problems and sets deadlines to ensure completion of tasks.

Additional Responsibilities

• Participate in a rotating schedule to respond to after-hours emergency calls.
• May represent OHA at community and advisory council meetings.
• Other duties as assigned.

Qualifications:

• Bachelor's degree in management, business administration, or closely related field plus five years' experience in property management, or an equivalent combination of education and experience. Two (2) years' of management/supervision experience desired.
• Computer skills and experience using Microsoft Office products.
• Knowledge of HUD rules and regulations. Incumbent must successfully complete OHA sponsored asset management certification courses.
• Must demonstrate a strong ability to identify, analyze and solve problems.
• Must demonstrate strong communication skills. Must display ingenuity in anticipating and meeting unexpected situations.
• Must be available to work evening and weekend hours.
• Must maintain OHA's philosophy and image with residents and when representing the organization in the community.
• Must possess and maintain a valid motor vehicle license and have a good driving record.
• Must be insurable under the OHA Auto Insurance policy. Must have reliable transportation to OHA property sites throughout the work day.
• Ability to establish and maintain effective working relationships with co-workers, consultants, contractors, HUD, local, state, federal officials; ability to communicate with people from a broad range of socio-economic backgrounds.
• Employee must successfully complete any and all required training for the position; this may include but is not limited to rent calculation, eligibility, and asset management training.

Working Conditions:
Work is performed in an office setting amid normal conditions of dust, odors, fumes, and noises and involves considerable public contact. The noise level in the work environment is usually moderate. Significant exposure to weather conditions, (heat, cold, rain, and snow) when inspecting or touring the OHA properties.
Abilities:
Ability to sit, stand and walk up to 100% of the time; and reach stoop, squat, push, pull and type up to 25% of the time..... click apply for full job details

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