Unit Turn Manager

NOAH Property Management•Greenville, SC

5d•$50,000 - $55,000•Hybrid

About The Position

The Unit Turn Manager is responsible for the make ready process at an assigned group of NOAH communities. Working under the direction of the Property Manager, this position coordinates the vendors, inspections, scheduling, and documentation required to return vacant apartment homes to leasable condition on a consistent and cost effective timeline. This is a supervisory and coordination position. The Unit Turn Manager directs outside vendors and contractors and is not expected to perform repairs personally. The position also serves as a primary reporting source to management on the overall physical condition of the assigned communities.

Requirements

High school diploma or equivalent required.
Three or more years of experience in multifamily maintenance operations, make ready and turn coordination, construction coordination, or vendor management.
Prior experience directing subcontractors and outside vendors rather than performing repairs personally.
Working knowledge of apartment turn trades including paint, flooring, drywall, punch, appliance replacement, and cleaning.
Experience with property management software required.
Strong organizational ability with the capacity to track the status of numerous units simultaneously and report accurately into a shared tracker and dashboard.
Working understanding of the distinction between routine maintenance expense and capital expenditure.
Ability to review vendor quotes and invoices for accuracy and scope.
Ability to enter and manage purchase orders in Entrata and to maintain accurate matching between the quote, the purchase order, and the vendor invoice.
Effective written and verbal communication skills, including the ability to document property conditions clearly with supporting photographs.
Ability to work cooperatively with property managers, leasing staff, maintenance technicians, asset management, and outside vendors.
Proficiency with standard office software, mobile applications, and digital inspection tools.
Requires a valid South Carolina driver license, reliable transportation, and current automobile insurance. Daily travel between assigned communities is required.

Nice To Haves

Additional trade, construction management, or property management coursework preferred.
Multi property or portfolio level experience preferred.
Entrata experience preferred.

Responsibilities

Manages the unit turn process from move out through final acceptance, including move out and move in inspections, scope development, vendor scheduling, trash outs, punch work, and light capital improvements.
Inspects each completed unit prior to release to leasing and confirms the apartment home is fully move in ready. Units are not released with incomplete or reduced scope.
Maintains a median unit turn cycle time of fourteen days or less.
Coordinates turn scheduling with the Leasing Agent and Property Manager so that ready dates support current leasing demand, notices to vacate, and renewal activity.
Schedules, supervises, and evaluates vendors and subcontractors performing turn and make ready work.
Participates in a weekly quote review with the asset manager to verify pricing accuracy and confirm that approved scope has not been reduced in order to lower short term cost.
Enters the purchase order in Entrata directly from the approved vendor quote so that work can be released to the vendor immediately and the invoice can later be matched to an approved scope and dollar amount.
Routes any purchase order above the established approval threshold to the Property Manager or asset manager for approval before the work is released. No turn work is scheduled or performed without an approved quote and a corresponding purchase order in place.
Issues a revised quote and an updated purchase order before any change in scope or cost proceeds, so that the purchase order always reflects the work actually authorized.
Documents vendor performance issues and escalates repeat deficiencies to the Property Manager with supporting records.
Assists with sourcing and onboarding of additional vendors as portfolio volume requires.
Weekly meeting to review unit turn quotes and progress with asset managers.
Observes and reports the general physical condition of the assigned communities to the Property Manager and regional leadership. Reportable conditions include any item affecting resident safety, curb appeal, resident experience, or the long term value of the asset, including but not limited to the following: Grounds and landscaping conditions, including overgrowth, dead or declining plant material, mulch and bed condition, irrigation failures, tree and limb hazards, erosion, missed or incomplete landscaping service visits, and general landscape contract performance. Exterior and common area conditions, including lighting outages, signage, fencing and gates, roofing, gutters, siding, paint, sidewalks, parking lot surfaces, striping, and pot holes. Amenity and building systems, including playgrounds, laundry facilities, mail areas, breezeways, pool areas, and shared equipment. Trash and debris accumulation, dumpster overflow, illegal dumping, and pest or wildlife activity. Safety hazards, code compliance concerns, vandalism, unauthorized activity, and any condition presenting liability exposure. Developing deferred maintenance and capital needs that should be planned and budgeted in advance rather than addressed as an emergency.
Reports are submitted through the established tracker, work order, or dashboard process and include photographs, specific location, and a recommended course of action. Conditions involving resident safety or liability exposure are reported the same day they are observed.
Maintains the unit turn tracker and updates unit status so that leadership has current visibility into vacant and in process units through the property stabilization and box score reporting.
Classifies and codes turn expenditures correctly between routine maintenance expense and capital expenditure.
Reviews vendor invoices against the approved quote and the corresponding purchase order and prevents duplicate payment for scrap or rework on the same unit.
Works to reduce the volume of open work orders assigned to vacant units so that maintenance capacity remains available for occupied resident work orders.
Develops and maintains written standard operating procedures for the turn process that can be adopted by additional communities and regions.
Supports portfolio growth as assigned communities expand from approximately three hundred to four hundred units toward a capacity of five hundred to six hundred units, working alongside centralized support functions.
Performs other duties as assigned by the Property Manager or regional leadership.