Property Manager Lujan / Merriman Development Group Long Beach, CA Job Details Contract $52,000 - $70,000 a year 13 hours ago Qualifications Customer communication Community management Inbound logistics Project management Prospecting Outbound calling Full Job Description Candidate is responsible for the day-to-day performance of the portfolio, with particular attention to Maintenance requests, leasing, collections, renovations, tenant relations, compliance, and physical condition. Overall portfolio responsibility. Serve as the primary day-to-day operator for approximately 150 apartment units across multiple Long Beach properties which are owned by multiple entities. Maintain familiarity with every building, unit mix, tenant situation, current rent, lease expiration, maintenance history, renovation status, outstanding issues, and property-specific priorities. Visit properties routinely rather than managing primarily from a desk. Property inspections and physical oversight. Conduct regular property walks of every building, including exterior areas, common areas, garages, parking lots, laundry rooms, landscaping, lighting, gates, roofs where appropriate, trash areas, stairways, hallways, storage rooms, utility areas, and vacant units. Conduct daily inspection of units to ensure all facilities are in working order. Identify deferred maintenance, safety concerns, cleanliness issues, code issues, water intrusion, damage, unauthorized alterations, and items affecting curb appeal. Maintain a running property inspection and corrective-action list. Resident communication and tenant relations. Act as the primary point of contact for residents. Respond professionally and promptly to maintenance requests, complaints, noise issues, parking disputes, neighbor conflicts, access questions, lease questions, utility issues, and building concerns. Document material resident communications in AppFolio or the applicable property-management system. Leasing and vacancy Assistance. Assist in minimizing vacancy throughout the portfolio. Track every notice-to-vacate, upcoming vacancy, vacant unit, renovation unit, and available unit. Ensure listings are launched promptly, photos and descriptions are accurate, inquiries are answered quickly, showings are scheduled, applications are processed, and qualified applicants move through the process efficiently. Manage and maintain social media and online marketing platforms (e.g., Zillow, Trulia, HotPads, Craigslist, YouTube, Facebook, Blogs, and email campaigns). Conduct outbound lead generation, including company cold calling for executive leasing. Move-in management. Ensure every apartment is completely rent-ready before possession is provided. Conduct move-in inspections, document unit condition, provide keys/remotes/access devices, review building rules, parking, trash procedures, maintenance-request procedures, emergency contacts, rent-payment procedures, utility responsibilities, and other property-specific information. Move-out management. Coordinate notices, pre-move-out inspections where applicable, key return, possession, unit inspection, photographs, damage documentation, security-deposit accounting support, vendor scheduling, and transition of the apartment into the renovation or make-ready process. Coordinate with tenants of recently acquired properties to communicate equitable move-out incentives for relocations. Minimize the number of days between possession and the start of work. Unit turnover and renovation coordination. Manage apartment turns from the day possession is received through the day the unit is ready to lease. Assist in scope-of-work preparation, obtain pricing when required, assist in the scheduling of painters, flooring installers, cleaners, plumbers, electricians, appliance vendors, handymen, cabinet/countertop contractors, and other trades. Inspect work throughout the project rather than waiting until completion. Assist in targeted completion dates and report delays immediately. Maintenance-request management. Review maintenance requests throughout the day and assign them based upon urgency. Prioritize water leaks, plumbing backups, electrical concerns, loss of heat or hot water, security issues, habitability-related concerns, and potential property damage. Follow up with residents and vendors until the work order is actually completed rather than merely assigned. Preventive maintenance. Establish recurring schedules for items such as plumbing inspections, roof and gutter checks, exterior lighting, smoke and carbon-monoxide devices, fire extinguishers where applicable, garage doors, gates, drains, water heaters, pest control, HVAC equipment, landscaping, laundry equipment, and other property systems. The goal should be to prevent emergencies rather than continually reacting to them. Emergency response. Be the management point person for significant after-hours events such as major leaks, sewer backups, fire, break-ins, electrical outages, flooding, structural damage, fallen trees, or other incidents threatening residents or property. Maintain an emergency vendor list and ensure problems are stabilized quickly. Immediately notify ownership of significant events. Property-management software administration. Perform setup, implementation, and ongoing maintenance of the Appfolio property management software. Maintain accurate and up to date Maintenance Records in AppFolio or company's designated system including tenant communications, trade work orders, notices, insurance documentation, property notes, lease expirations, tenant contact information, and property-specific documents. Data should be current enough that ownership can rely upon the system without reconstructing events through emails and text messages. Lease renewal and rent-management process. Maintain a rolling calendar of lease expirations and month-to-month tenants. Provide ownership with recommendations regarding renewals, allowable rent adjustments, concessions, lease terms, and problem tenancies sufficiently in advance to permit timely action. Deliver approved notices correctly and maintain proof of service or delivery. California and Long Beach compliance administration. Stay current on operational requirements affecting apartment management, including required notices, entry procedures, security deposits, habitability obligations, rent increases, tenant-protection requirements, fair housing, assistance animals, local ordinances, relocation or termination requirements where applicable, and other rules affecting company properties. Coordinate with ownership or counsel when an issue falls outside routine property management. Notices and documentation. Properly prepare and deliver routine notices including notices of entry, rent adjustments, lease violations, parking issues, unauthorized occupants, unauthorized pets, maintenance access, construction activity, water shutdowns, inspections, and other operational communications. Maintain organized documentation in the tenant file. Parking, garages, storage, and common-area administration. Maintain accurate records of assigned parking spaces, garages, storage areas, remotes, keys, and other property amenities. Address unauthorized vehicles, abandoned vehicles, parking conflicts, garage misuse, storage violations, and unauthorized use of common areas. Utility and building-service oversight. Coordinate water, sewer, trash, electricity, gas, internet or access systems, laundry vendors, landscaping, pest control, and other recurring property services. Investigate unusual increases in water or other utility usage that could indicate leaks, faulty equipment, or billing problems. On-site manager supervision where applicable. For properties requiring or utilizing an on-site manager, clearly define responsibilities, provide direction, monitor performance, review resident issues, ensure proper documentation, and prevent the on-site manager from making unauthorized commitments to residents or vendors. Capital-project coordination. Assist ownership with larger property improvements such as electrical upgrades, plumbing replacements, roofing, exterior painting, windows, balconies, decks, landscaping, security systems, garage improvements, laundry upgrades, and building renovations. Coordinate resident access, notices, contractor scheduling, progress inspections, and completion lists. Renovation quality control. Inspect renovated apartments against company standard before they are marketed. Check paint, flooring, cabinetry, countertops, appliances, plumbing fixtures, electrical devices, lighting, doors, windows, hardware, caulking, cleaning, and final presentation. Generate a punch list and verify completion before accepting the project. Portfolio vacancy report. Maintain a continuously updated report showing occupied units, notices received, upcoming vacancies, vacant units, construction units, rent-ready units, days vacant, asking rents, applications, approved applicants, scheduled move-ins, and expected stabilization dates. Vacancy should be treated as one of the manager's most important controllable expenses. Weekly ownership reporting. Provide ownership with a concise weekly operating report covering collections, delinquencies, vacancies, leasing activity, applications, upcoming move-ins and move-outs, renovations, major maintenance issues, significant tenant problems, legal matters, large expenses, property inspections, and decisions requiring ownership approval. Monthly operating review. Review each property's occupancy, collections, rental income, concessions, expenses, repair costs, vacancy loss, delinquency, utility expenses, upcoming capital needs, and unusual variances. Identify issues before they materially affect NOI. Market-rent monitoring. Monitor competing apartment listings throughout Long Beach, particularly within the neighborhoods where company owns property. Compare rents, concessions, unit condition, parking, amenities, renovation quality, days on market, and competing inventory. Recommend asking-rent adjustments when leasing velocity indicates the portfolio is above or below market. Resident retention. Identify good residents worth retaining and address legitimate issues that could unnecessarily cause turnover. At the same time, avoid retaining problematic tenancies simply to maintain occupancy. Provide ownership with an assessment of renewal candidates and problem residents. Lease and rule enforcement. Consistently enforce occupancy limits, parking restrictions, smoking rules, pet requirements, unauthorized occupants, unauthorized alterations, nuisance provisions, storage restrictions, common-area rules, and other lease provisions. Avoid selective enforcement and document violations carefully. Insurance and incident documentation. Document property damage, resident injuries reported to management, vehicle incidents, break-ins, major leaks, fires, vandalism, and other potential insurance matters. Preserve photographs, videos, resident statements, vendor reports, invoices, and relevant communications and promptly escalate significant incidents to ownership. Security and access control. Maintain control over keys, lockboxes, access codes, garage remotes, gate systems, vacant-unit access, master keys, and contractor access. Re-key units as required and promptly address broken locks, gates, exterior lighting, or other security-related property issues. Property appearance and standards. Ensure properties consistently present well. Trash areas, landscaping, building entrances, windows, walkways, signage, laundry rooms, garages, and common areas should be regularly inspected. Smaller properties can deteriorate visually very quickly when nobody takes ownership of seemingly minor problems. Neighborhood-specific management. Because the portfolio consists of smaller properties spread throughout Long Beach, schedule property visits geographically and maintain enough field presence that residents and vendors recognize active management. A 150-unit scattered-site portfolio requires considerably more travel and property-level coordination than a single 150-unit apartment complex. Owner approval thresholds. Operate within clearly established spending authority. Routine repairs below an agreed threshold can be approved by the manager, while larger repairs, capital improvements, settlements, concessions, legal matters, unusual resident accommodations, and significant lease decisions should be escalated to ownership. Problem solving and escalation. Handle ordinary problems independently rather than forwarding every issue to ownership. At the same time, immediately elevate matters involving substantial financial exposure, legal risk, habitability, threats, discrimination allegations, serious resident conflicts, major property damage, government agencies, insurance claims, or significant reputational concerns. Portfolio improvement mindset. Continually look for ways to improve rents, reduce vacancy, decrease recurring maintenance costs, improve resident experience, increase curb appeal, upgrade operational systems, consolidate vendors, eliminate unnecessary expenses, and improve the long-term value of each property. Annual Capital Improvement Forecasting. Proactively manage asset life cycles by providing ownership with an annual report suggesting property-specific capital improvements for the next 1-3 years. Identify aging building components (e.g., roofs, exterior paint, plumbing systems) and prioritize projects that prevent deferred maintenance, enhance property value, or reduce long-term operational costs. Digital Emergency/Asset Repository. Create and maintain a secure digital "Property Emergency/Asset Repository" for each asset, accessible to ownership at all times. This repository must include up-to-date utility shut-off locations, floor plans, emergency contact lists for city services and key tenants, and local master key/lockbox maps to ensure rapid response during incidents.

Job Type:

Contract Pay:

$52,000.00 - $70,000.00 per year

Location:

Long Beach, CA 90803 (Preferred) Ability to

Commute:

Long Beach, CA 90803 (Preferred)

Work Location:

On the road