Director of Operations

Work Schedule: This position is scheduled for 40 hours in a regular work week; however, as a salary/exempt employee you may be required to work over 40 hours in any given week to fulfill the responsibilities of the position. Must be able to perform the essential job functions unaccompanied.

POSITION SUMMARY

Primarily responsible for the tactical management, execution, and effective communication of the company's strategic direction to a portfolio of apartment communities in a given geographic area. This role includes oversight of investment objectives, sales goals, marketing efforts, personnel oversight, customer experience, curb appeal, and financial goals and objectives.

UNIVERSAL COMPETENCIES

SERVICE

Initiative: Maintains a proactive and positive mindset; is goal oriented and knows how to get results.

Customer and Quality Focus: Consistently working for his/her customers and the company; cares about the quality of work and service provided.

Service Safety: Conducts day to day activities in such a way that safety for self and others is valued and observed; provides safe atmosphere for customers and business partners.

INTEGRITY

Professionalism: Demonstrates ethical behavior and honesty at all times.

Level of Dependability: Maintains punctuality and acceptable attendance record; accepts responsibility for his/her own actions; willingness to adapt to changes in the organization.

Adherence to All Company Policies and Procedure: Has knowledge of the established policies and procedures and abides by them. Asks the proper party if they don't know.

TEAMWORK

Cooperation: Works well with other associates/departments and collaborates effectively in team situations to improve overall performance.

Cohesion: Demonstrates concern for and about the customers and works to effectively partner with others to achieve success.

RESPECT

Adaptable: Creates an atmosphere that supports the open expression of ideas; is open and approachable.

Communication: Effectively communicates thoughts and concepts in a courteous manner to the position's direct supervisor; provides helpful feedback when applicable; shows interest and is attentive to the suggestions of others.

Courtesy: Maintains a personal and professional demeanor that exercises proper behavioral etiquette and looks to encourage and serve both customers and co-associates.

FINANCIAL RESPONSIBILITY

Innovative: Demonstrates efficiency and creativity; looks for better, faster and more efficient ways of doing things; handles challenges/obstacles with a positive outlook.

Performance: Exhibits a well-organized and timely approach to achieve desired results; aligns resources to meet the needs of the department; and takes corrective action when necessary.

Fiscal Safety: Concerned for the financial well-being of the company by compliance to safety procedure; awareness of liability concerns.

FUN

Passion: Enjoys the work that they do and demonstrates a pleasant demeanor on the job and shows desire for success.

Entrepreneurial Spirit: Exhibits behavior that is consistent with the Vision, Mission and Values of the Company; makes working environment enjoyable for self and others.

ESSENTIAL DUTIES:

• Understand and support the organization's mission, vision, strategy, culture, goals, and objectives
• Hire, train, and develop Community Managers; Ensure leadership at each community is qualified and high-performing
• Manage execution of all national programs, policies, and procedures, including but not limited to performance evaluation process, budget completion and adherence process, customer and associate experience, and unit availability and product readiness
• Establish process of setting monthly and weekly sales goals; Oversee evaluation and performance management in regard to sales expertise and the achievement of established sales goals
• Evaluate portfolio operations with a strategic outlook and understanding of how current decisions will affect future operations and financial projection
• Meet and exceed budgeted revenue, expense, and sales goals for the portfolio
• Partner with DI and corporate support teams to maintain and improve the value of the assets
• Conduct regular and random community visits and inspections to ensure standards are being met and adhered to, and to maximize performance of the asset; Follow up on major items noted on inspections until resolved
• Conduct quarterly meetings with Community Managers to keep them apprised of current issues
• Oversee the annual budget process and monthly budget for each asset to align with proforma expectations
• Proactively manage the financial operations and key performance indicators of the portfolio on a monthly basis
• Evaluate market conditions with Community Managers each month to determine unit prices in accordance with the market and budgeted goals; Shop competitors in-person at least twice per year
• Recognize, assess, and report on trends within the portfolio and market that will affect operation or goal achievement; Develop and execute on recommended action plans related to trends
• Work with corporate staff to improve learning and development programs
• Monitor collection efforts within the portfolio to ensure policies are adhered to and collection goals are achieved
• Review social media avenues, online reviews, and customer opinion; Ensure necessary actions are taken at the community level to resolve concerns and adequately respond to reviews and customer needs
• Track, review, and escalate pending legal or risk management concerns within the portfolio
• Inspect, recognize, and seek resolution of potential liability or life safety issues within the portfolio
• Understand reports and tools available to portfolio teams; Assist in evaluating and responding appropriately to results and usage needs of tools such as, but not limited to, Onesite, Info Tycoon, Grow
• Facilitate onboarding of Community Managers
• Approve all capital projects and major expenses as required by company policy
• Assist with due diligence of new assets and ensure continued performance achievement on assets being considered for disposition
• Execute on pre-established goals related to value-add upgrades and asset improvements as it relates to working
  with the renovation team, meeting rent growth goals, unit turn completion, etc.

POSITION QUALIFICATIONS

Education/Experience

High school degree required, college degree preferred. 3+ years' multi-site apartment management, Regional Manager or Regional Vice President experience.

SKILLS & ABILITIES

To perform this job successfully, an individual must be able to perform each essential duty satisfactorily. The requirements listed below are representative of the knowledge, skill, and/or ability required. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential = functions.

Abilities

Demonstrated ability to recognize opportunity and take action in order to improve teams; make tough staffing decisions and facilitate ongoing performance management; meet stringent deadlines, multi task, and have a pioneering spirit and drive; and adapt to change and help guide portfolio teams through change management in a positive way. Demonstrated success managing working relationships within a diverse workforce. Exceptional financial management skills and expertise in budgeting and forecasting. Strong interpersonal, leadership, and customer service skills. Significant sales and marketing experience to include sales training and goal setting, market analysis, market plan creation, and implementation. Ability to travel and work long hours; Ability to conduct asset inspections.

Computer Skills

Proficiency in Microsoft Excel, Word, and Outlook; Proficiency and working knowledge of OneSite property management software, Real Page products, and social media tools

Certificates & Licenses

Valid driver's license and current automobile insurance is required. Position requires individuals to furnish their own reliable transportation.

Other Requirements

Excellent written and verbal communication skills providing for effective communication with residents, prospects, employees, peers, vendors, owners, etc. Strong organizational skills. Basic understanding of Federal, State and local Fair Housing laws.

WORK ENVIRONMENT

The work environment involves everyday risks or discomforts which require normal safety precautions typical of such places as offices, meeting and training rooms and residences or commercial.

PHYSICAL DEMANDS

Activity/Frequency

Stand - C

Walk - C

Sit - F

Handling Reaching Outward - F

Reach Above Shoulder - F

Climb - O

Crawl - O

Squat/Kneel - F

Bend - F

Vision abilities include close vision, distance vision, color vision, peripheral vision, depth perception, and ability to adjust focus. The ability to hear, listen and speak.

Weight

Lift/Carry Frequency

10 lbs or less - F

11-20 lbs - O

21-50 lbs - O

51-100 lbs - N

Over 100 lbs - N

Push/Pull Frequency

10 lbs or less - F

11-20 lbs - O

21-50 lbs - O

51-100 lbs - N

Over 100 lbs - N

N (Not Applicable) Activity is not applicable to this occupation.

O (Occasionally) Occupation requires this activity up to 33% of the time (0 - 2.5+ hrs/day)

F (Frequently) Occupation requires this activity from 33% - 66% of the time (2.5 - 5.5+ hrs/day)

C (Constantly) Occupation requires this activity more than 66% of the time (5.5+ hrs/day)

ML Property Group is a drug free, harassment free workplace. All candidates must pass a drug screen and an extensive background check. ML Property Group is an equal opportunity employer and does not tolerate harassment, discrimination or retaliation.