Position:

Full Time (Exempt)

Location:

Hybrid. Minimum of 2 site visits a week

Salary:

$110,000 - $145,000 base (Plus performance - based incentives) Reports to: Director of Construction Employment starts: Mid October, 2026 ROLE PURPOSE Owns contracts, buyout, budget, and schedule baseline across a group of projects from pre-construction through closeout. The Field PM runs the site. The Project Manager runs the project.

ACCOUNTABILITY

This role owns: The number. Baseline budget, baseline schedule, contracts, and the forecast at completion.

This role does not own:

Daily field production, capital decisions, disposition or refinance strategy.

CORE RESPONSIBILITIES

Pre-Construction

• Run pre-construction due diligence: existing conditions, utility capacity, soils, survey, hazmat, lava flow hazard zone designation, flood and tsunami inundation zone status, and code path.
• Develop scopes of work and bid packages by trade. Maintain and grow the qualified bid list, accounting for the limited number of licensed trades based on-island and realistic mobilization from Oahu or the mainland.
• Level bids, run scope review calls, and recommend award with a written side-by-side comparison.
• Build the baseline budget and schedule, including barge and freight lead times for materials shipped to Hawaiʻi Island. Own the contingency log from day one. Contracts and Buyout
• Draft and issue subcontracts and purchase orders [template source: confirm counsel-approved template].
• Confirm Hawaiʻi Contractors License Board (DCCA-CLB) license status and classification (A, B, or applicable C specialty), general liability, auto, workers compensation, and W-9 before any contract issues.
• Own the buyout log: awarded versus budget versus projected, by trade. Permitting and Agency
• Manage plan check corrections and consultant coordination through permit issuance, working the County of Hawaiʻi's EPIC online permitting system.
• Track and unblock agency items: County of Hawaiʻi Department of Public Works (Building Division), County of Hawaiʻi Planning Department (zoning and Special Management Area review where applicable), Department of Water Supply, Hawaiʻi Electric Light Company (HELCO), Hawaiʻi Fire Department, State Department of Health Wastewater Branch (cesspool/septic/individual wastewater systems), State Historic Preservation Division (properties or structures over 50 years old), and project-specific blockers.

Cost and Reporting

• Own monthly cost to complete and the lender draw package on assigned projects.
• Maintain the change order log and the forecast at completion. Report variance monthly with cause and corrective action.
• Flag any projected overrun the month it becomes visible, not the month it lands. Team
• Direct and develop the Project Engineer, Assistant PM, and Project Admin on assigned projects.
• Convert every recurring decision into a checklist or SOP so the work does not depend on one person's memory.

AUTHORITY AND LIMITS

Recommends subcontract award. Ownership approves contracts above $3,000.00. Approves change orders up to $3,000 within contingency. Above $3,000 routes to Director of Construction, and capital items route to ownership. No authority over refinance, disposition, or deployment of proceeds.

NON-NEGOTIABLE QUALIFICATIONS A

candidate who does not meet every item below is not interviewed. No exceptions granted verbally.

• 7+ years construction project management in multifamily or residential.
• [2] or more ground-up or major renovation projects delivered against a budget the candidate personally owned.
• Buyout and subcontract drafting experience. Has written scopes of work, not just sent plans out.
• Lender draws and cost to complete experience.
• County of Hawaiʻi (Big Island) permitting experience, including plan check corrections and familiarity with the EPIC online permit system.
• Advanced Excel or Sheets. Build and defend a budget model without help.
• Can defend a number in front of ownership under pressure.

PREFERRED

• Hawaiʻi Contractors License Board "B" General Building license.

HRS 201H

exemption, affordable housing, or other Hawaiʻi expedited-approval project experience.

• Procore, Asana, or comparable PM platform at an administrator level.
• Degree in construction management, engineering, or architecture.

IMMEDIATE DISQUALIFIERS

Any finding below ends candidacy regardless of how strong the rest of the profile looks.

• Has only administered budgets built by someone else.
• No permitting exposure in the County of Hawaiʻi.
• Cannot produce a buyout log or scope of work they authored.

The above statements are not to be construed as an exhaustive list of all responsibilities, duties, and skills required of employees assigned to this classification. All personnel may be asked to perform duties outside of their normal responsibilities from time to time, as needed. The company reserves the right to add, change, eliminate or otherwise modify job duties and/or job descriptions at any time and to make reasonable accommodations so that qualified employees can perform the essential functions of the position.

Pay:

$110,000.00 - $145,000.00 per year

Work Location:

Hybrid remote in Pāhoa, HI 96778