Director of Pre-Construction - Atlanta, GA

Cortland•Atlanta, GA

About The Position

At Cortland, we operate with a forward-thinking approach that challenges conventional norms and actively seeks insights beyond traditional industry boundaries. As a recognized leader in the multifamily sector, our focus on performance, innovation, and disciplined execution continues to drive strong growth and market leadership. We are committed to building a best-in-class organization by empowering top talent with the resources, autonomy, and support needed to deliver results and advance their careers in a high-performance environment. Role Overview As the Director of Pre‑Construction, you will lead all upfront planning, budgeting, estimating, design coordination, scheduling, and risk analysis across a large multifamily development portfolio. You will drive the work‑acquisition process, oversee pre‑construction strategy from concept through GMP, and serve as a key partner to senior leadership, ownership groups, and cross‑functional teams. This role requires exceptional financial acumen, deep technical expertise, strong leadership presence, and the ability to influence project outcomes well before construction begins.

Requirements

7–10+ years of pre‑construction and new‑construction leadership experience; multifamily or hospitality sector experience strongly preferred.
Bachelor’s degree in Construction Management, Engineering, Architecture, Building Science, Business Management, or related field.
Advanced expertise in estimating, cost control, scheduling, procurement, design coordination, and conceptual planning.
Strong knowledge of contract law, project accounting, and development lifecycle.
Highly proficient in estimating and construction software (e.g., Timberline, On‑Screen Takeoff, Bluebeam, Procore, MS Office).
Strong leadership and interpersonal skills with the ability to collaborate across departments and influence decision‑
Excellent communication skills—written, verbal, and presentation—capable of interfacing directly with owners and senior executives.
Ability to manage multiple projects simultaneously while maintaining accuracy and strategic focus.
Willingness to travel as needed.

Responsibilities

Lead the entire estimating process—conceptual, schematic, design‑development, and pre‑GMP—ensuring accuracy, completeness, and alignment with project intent.
Oversee development, refinement, and maintenance of all pre‑construction budgets, including general conditions, allowances, and value‑engineering opportunities.
Build and manage rigorous cost‑control systems that ensure transparent, credible, and data‑driven budget decisions.
Develop and present detailed variance reports outlining scope changes, pricing shifts, and cost impacts.
Provide monthly cost analysis and executive‑level financial reporting for all active pre‑construction projects.
Support contract strategy, including bid leveling, scope alignment, procurement recommendations, and early subcontractor engagement.
Represent the organization in owner interviews, project pursuits, and acquisition‑phase discussions.
Partner with senior leadership to shape division strategy, organizational standards, and annual business plans.
Lead communication with Development, Design, Operations, Finance, consultants, and external partners to ensure alignment on scope, schedule, risks, and budget.
Guide teams through design reviews, constructability analysis, logistics planning, and technical solution development.
Ensure early identification and escalation of risks related to entitlement, site constraints, design gaps, pricing volatility, or schedule impacts.
Lead high‑level design reviews to ensure constructability, cost alignment, clarity of scope, and compliance with brand, code, and performance standards.
Manage external consultants—including ADA, envelope, geotechnical, MEP, and other specialists—to ensure quality and technical accuracy.
Oversee technical due diligence, including site logistics, phasing strategies, geotechnical reports, and utility coordination.
Provide guidance on early procurement strategies, market pricing conditions, escalation factors, and subcontractor engagement.
Ensure all pre‑construction deliverables—estimates, schedules, narratives, design comments, and risk logs—are complete, accurate, and aligned with project goals.