Regional Capital Projects Manager, Multifamily, California, Nevada and Arizona

Gaines Investment Trust•La Jolla, CA

13d•Hybrid

About The Position

This is an owner-side regional capital projects role for someone who does more than collect bids. You will take responsibility for the physical needs of an assigned portfolio, inspect properties with a critical eye, identify and prioritize capital needs, develop complete scopes of work, source and qualify contractors, run competitive RFP processes, negotiate the best overall solution, present clear recommendations directly to the President and executive leadership, and oversee approved projects through final completion and closeout. The position is based in San Diego, California and is responsible for properties throughout California, Nevada, and Arizona. The successful candidate must reside in the San Diego area and be able to travel regularly throughout the region.

Requirements

Seven or more years of progressively responsible experience in construction project management, owner representation, capital improvements, major renovations, facilities capital planning, or a closely related field.
Multifamily renovation or capital-project experience is strongly preferred.
Relevant experience in hospitality, senior housing, commercial real estate, or another occupied-property environment will also be considered.
Demonstrated ability to independently inspect conditions, define the problem, develop a complete scope, source bidders, level proposals, negotiate terms, recommend a course of action, and manage execution.
Strong working knowledge of construction means and methods across multiple building and site systems.
Proven skill in scope writing, RFP preparation, estimating, bid analysis, contractor qualification, contract administration, change-order control, pay-application review, and project closeout.
Ability to read and interpret plans, specifications, proposals, contracts, schedules, reports, and technical documentation.
Sound business judgment and the ability to balance cost, quality, risk, schedule, resident impact, and long-term asset performance.
Highly resourceful, persistent, organized, and comfortable working with significant autonomy and accountability.
Clear and concise written and verbal communication, including the ability to present facts and recommendations directly to senior leadership.
Strong proficiency with Microsoft Excel, Word, Outlook, and project or contract tracking systems.
Bachelor's degree in construction management, engineering, architecture, real estate, or a related field is preferred, but equivalent hands-on experience and demonstrated results will be fully considered.
Valid driver's license and ability to travel frequently, including overnight travel, throughout the assigned region.

Responsibilities

Take ownership of capital planning and project execution for an assigned regional portfolio of multifamily communities.
Conduct regular property inspections and identify developing conditions, deferred maintenance, asset-preservation needs, resident-impact issues, and opportunities to improve property performance.
Evaluate whether conditions call for repair, replacement, redesign, or continued monitoring, then prioritize recommendations based on risk, urgency, useful life, resident impact, operational disruption, and long-term value.
Develop clear, complete, and contractor-ready scopes of work and RFPs that define GIT's specifications, project requirements, alternates, schedule expectations, warranties, insurance requirements, payment terms, and closeout obligations.
Resourcefully identify, recruit, and qualify capable local and regional contractors rather than relying on a limited or familiar vendor list.
Obtain multiple competitive bids, level them on an apples-to-apples basis, identify exclusions and gaps, challenge assumptions, and rebid projects when proposals do not adequately address the required scope.
Negotiate pricing, scope, schedule, payment structure, warranties, and other commercial terms to achieve the best overall outcome for GIT, not simply the lowest initial bid.
Prepare concise project recommendations for the President and executive leadership that explain the condition, alternatives considered, bid comparison, risks, budget impact, recommended contractor, and reasons for the recommendation.
Move approved projects through contract preparation and approval, then coordinate preconstruction planning with property operations and the selected contractor.
Oversee projects in the field from mobilization through final completion, including schedule, quality, safety coordination, resident and property impact, change-order review, progress documentation, and issue resolution.
Perform site inspections before approving progress payments, confirm installed work matches the contract documents, and verify appropriate lien releases, warranties, permits, inspections, and closeout materials are received.
Maintain accurate project trackers, budgets, forecasts, photographs, contracts, bid records, payment status, and executive reporting across multiple simultaneous projects.
Build a dependable bench of contractors and consultants across the assigned region and hold vendors accountable for responsiveness, workmanship, schedule, documentation, and follow-through.