Commercial Senior General Manager

Sr. General Manager

Location: Midtown Atlanta, 30309

Class A trophy office asset

Base Salary: $120,000 - $135,000

Monday – Friday: 8 am – 5pm

This Position requires onsite leadership and is tenant facing. Independent and flexible work from home schedules are available with approval from corporate leadership.

**MUST HAVE 3-5 years as an SPM, AGM, or GM in commercial property management**

**MUST HAVE experience managing Class A office towers and/or trophy assets**

The Senior General Manager (SGM) functions as the professional-in-charge of the specific asset(s) under management. As the lead professional, the SGM is responsible for all aspects of client and tenant satisfaction. Of specific importance is achieving stated financial results (NOI and cashflow) and operating objectives (leasing, capital improvements, system enhancements, tenant satisfaction, operating expense control, etc.). The SGM is responsible for working directly with the client and VP/PM to ensure a thorough understanding of its investment objectives and the development of acceptable property-specific strategic plans and operating and capital budgets. Once developed, the SGM must oversee the implementation of approved initiatives and programs by managing and coordinating the efforts of the property team (e.g. leasing specialists, vendors contractors, and building employees). The SGM is responsible for the management, supervision, and professional development of all building personnel (e.g., Chief Engineer and engineering staff, Property Administrator, Assistant Managers, Property Managers, etc.). Ensure 100% compliance with the corporate process and coordinate with immediate supervisor and HR to address any personnel performance issues. Additionally, the SGM is responsible for representing local and regional business and real estate community in order to promote the company's reputation and capabilities to prospective tenants and clients.

Duties and Responsibilities

• Inspects facilities and equipment to determine extent of service and equipment required. Recommends, justifies, develops and coordinates projects that enhance the value of the office buildings.

• Works with Chief Engineer to assign employees to duties such as maintenance, repair, or renovation and obtains bids for additional work from outside contractors, pursuant to client and guidelines.

• Manages major construction projects such as lobby renovations, garage membrane resurfacing, elevator upgrades, façade repairs, etc.

• Reviews construction specifications or plans, obtaining advice from the Chief Engineer, Operating Engineers and/or engineering consultants.

• Competitively bids and prepares all service contracts to assure high quality and cost-effective services.

• Approves purchases of supplies and equipment for use at managed office buildings.

• Inspects all properties within portfolio on a regular basis to ensure building operations are performing according to standards and procedures.

• Assists in the completion and approves annual submissions for applicable industry awards (e.g., BOMA TOBY award.)

• Directs the development, revision and implementation of property manuals and on-line systems.

• Ensure that emergency evacuation procedures are in place and life safety systems are operating effectively and is kept updated on a regular basis.

• Assists Chief Engineer in meeting the assigned criteria within the Engineering Audit. Assures compliance working with the assistance of the Sr. Lease Administrator, VP/PM and delegating to applicable property staff to maintain policies, procedures and standard practices.

• Verifies the correct preparation of office equipment leases and maintenance agreements by Assistant General Manager and/or Property Administrator.

• Assist in preparation of and/or review the annual jurisdictional forms and filings as required. (i.e. Income & Expense, Real Estate Tax payments, Property Tax fillings, etc.

• Prepares the final budget documentation (i.e., explanatory notes.) Plans and administers budget for the office building(s).

• Supports Leasing Specialist in the preparation of lease and/or rental agreements and is responsible for lease administration process.

• Upon execution of the Lease, GM assists the Project Manager (if applicable) in the tenant construction coordination process, prepares the set-up of accounting information to collect specified rents and develops lease abstracts.

• Works with Accounting Team to manage the accounting process and directs on-site bookkeeping functions and collection process. Oversees the development and revision of written accounting procedures for the office buildings / portfolio aimed toward an appropriate level of control for cash receipts and deposits.

• Assist Sr. Lease Administrator in the development of written policies and procedures for tenant rent collections and extension of credit terms to tenants within client parameters. Participates in second level collection discussions and writes default letters consistent with obligations and rights within the Lease. Reviews account aging reports to ascertain status of collections and balances outstanding and to evaluate effectiveness of current collection policies and procedures. With approval from the client, submits tenant accounts to attorney or agency for collection. Assists with eviction of tenants in compliance with court order and directions from specified attorney and client.

• Prepares and/or reviews adjustments to tenant billing process. Has a strong knowledge and understanding of CPI increases, escalations, recoveries, special, etc.

• Prepares and/or reviews annual operating expense reconciliations. Has strong knowledge and understanding of base years, expense stops, caps, controlled and uncontrolled expenses, lease language and other applicable items that pertain to annual expense reconciliations. Must be able to complete reconciliations and submit for review by VP/PM. May direct team to complete – must be able to train support staff.

• Oversees the arrangements for alterations to, or maintenance, upkeep, or reconditioning of facilities as specified in the operating budget, management plan and/or management services agreement and of leased premises as dictated by lessee's agreement.

• Prepares and/or reviews financial statements and reports on status of office buildings such as occupancy rates and dates of expiration of leases.

• Develops, gains consensus for, and implements the Management Plan for assigned assets.

• Establishes written goals and objectives for employees directly reporting to the role of Senior General Manager.

• Conducts periodic formal and informal performance evaluations.

• Develops training program and career path for property employees. Assures succession planning. • Employs or contracts for onsite management and engineering personnel, as delineated within the operating budget, management plan and/or management services agreement.

• Submits hiring recommendations to VP/PM for approval.

• Directly supervises employees reporting to the assigned buildings.

Requirements

• Associates or Bachelors degree. An advanced degree beyond a Bachelors is preferred.

• 3+ years of commercial real estate or property management experience including budget preparation/financial reporting, familiarity with building systems, lease negotiation, documentation and administration.

• 2-3 years of experience managing a staff; specifically a staff of two (2) or more.

• A real estate license within the jurisdiction (i.e. salesperson license or property management license) preferred.

Highly Desirable Attributes

• Ability to read, analyze, and interpret legal documents (lease documents, claims of lien, etc.), general business periodicals, professional journals, technical procedures, or government regulations.

• Proven track record of producing well-written reports, business correspondence and procedure manuals.

• Previous experience analyzing, interpreting and explaining financial statements and calculating dollar and percentage variances. Possesses proven financial and accounting acumen.

• Ability to define problems, collect data, establish facts, and draw valid conclusions.

• Ability to solve practical problems and deal with variety of concrete variables in situations w only limited standardization exists.

• Strategic thinker with strong implementation orientation.

• Proficient knowledge of Microsoft Office/Suite, and any other software program or piece of technology identified as standard.

BGSF is an Equal Opportunity Employer. We are committed to providing equal opportunities for employment to all qualified people, regardless of race, color, national origin, religion, sex, age, disability status, veteran status, genetic information, or any other characteristic protected by applicable federal, state, or local law.