Property Manager

Horning Management LLC Corporation•Washington, DC

37d•$67,000 - $80,000•Onsite

About The Position

Horning is hiring a Property Manager to run Stoneridge I and Stoneridge II, two neighboring apartment communities totaling 156 homes at 324 and 325 Anacostia Road SE in Washington, DC. You will manage both properties as one operation, with a single on-site team. Two regulatory frameworks shape this job. The communities operate under HUD Project-Based Section 8, so you will own annual and interim recertifications, TRACS submissions, EIV discrepancy resolution, and MOR and NSPIRE readiness. They are also subject to DC rent control, so rent setting, annual increases, and notices run through the Rental Housing Act and the Rental Accommodations Division. There is no tax credit program here. Compliance is not a quarterly project at this property. It is the operating rhythm. You will lead the on-site team, including an Assistant Property Manager, the maintenance staff, and the security officers assigned to the properties, and you will report to the Regional Property Manager. If you have run HUD Section 8 housing well, know what a Management and Occupancy Review actually takes, and want two connected assets you can put your stamp on, we want to meet you.

Requirements

Seven or more years of multifamily property management experience, including at least three years managing affordable or regulated properties
Required: hands-on HUD Section 8 experience, including recertifications, TRACS, EIV, and MOR preparation. This is the core of the role and is not something we can train on the job
Working knowledge of REAC or NSPIRE inspection standards and a track record of solid inspection outcomes
Working knowledge of DC rent control under the Rental Housing Act, including Rental Accommodations Division registration, allowable increase calculations, notice requirements, and the housing provider petition process
Demonstrated ownership of property financial performance, including NOI, budgeting, and expense management
Proven experience leading an on-site team, including hiring, coaching, and performance management
Working knowledge of Fair Housing, Section 504, and ADA requirements
Proficiency with property management software; Yardi Voyager a strong plus. Comfort with Excel, Word, and Outlook
Strong organizational skills, with the ability to run recertification calendars and inspection cycles alongside daily operations
High school diploma or GED required
Valid driver’s license, reliable transportation, and the ability to travel between properties in the DC metro area as needed

Nice To Haves

Certified Occupancy Specialist (COS) or Blended Occupancy Specialist (BOS)
Certified Apartment Manager (CAM), Certified Property Manager (CPM), or Accredited Residential Manager (ARM)

Responsibilities

Manage the day-to-day operations of both Stoneridge I and Stoneridge II, including the full resident lifecycle, retention, and property marketing
Own property-level financial performance, including net operating income, expense management, collections, and budget variance across both assets
Lead the annual budgeting process and monthly reforecasting, and deliver accurate monthly financial statements and program-required reports on schedule
Own HUD Section 8 compliance end to end: complete annual, interim, and initial recertifications accurately and on time, and maintain all program documentation
Maintain MOR, NSPIRE, and TRACS readiness at all times in partnership with the Compliance team, and carry the property through inspection cycles without repeat findings
Investigate and resolve EIV income discrepancies, coordinating with the Compliance team, the PBCA, and the HUD field office as required
Administer the property under DC rent control: maintain Rental Accommodations Division registrations and filings, calculate and issue annual allowable rent increases with the required 30-day notice, and apply the stronger increase protections that cover elderly and disabled tenants
Prepare and support housing provider petitions where warranted, including capital improvement, services and facilities, and hardship petitions, in partnership with the Regional Property Manager and the Compliance team
Directly supervise the on-site team, including the Assistant Property Manager, leasing and front desk staff, and security officers, with a dotted line to the Maintenance Supervisor on technical work. At Horning the Property Manager is the manager of record for all on-site roles
Lead hiring, performance management, development, and progressive corrective action in partnership with HR and the Regional Property Manager, and conduct semi-annual reviews and ongoing coaching
Drive leasing velocity, renewal performance, and retention to meet budgeted occupancy and revenue, working within both HUD program rules and DC rent control limits on rent growth
Ensure rent collection, delinquency follow-up, and resident communication meet Horning service standards
Build and maintain working relationships with residents, the DC Housing Authority, and the HUD field office
Oversee unit turnovers, work orders, vendor management, and capital project execution in coordination with maintenance leadership and the Regional Property Manager
Inspect the buildings and grounds regularly, and partner with the Maintenance Supervisor on conditions that affect property value, inspection outcomes, and resident satisfaction
Ensure compliance with Fair Housing, Section 504, ADA, the DC Rental Housing Act, DC landlord and tenant requirements, and Horning policy
Report proactively to the Regional Property Manager and ownership on performance, compliance posture, risks, and opportunities