General Manager (M-6306) (High Profile Mixed-Use Project)
April 6, 2018
Full Time - Experienced
The primary role of the General Manager will be to oversee, and have direct accountability for, the operation, management, financial performance, leasing and marketing efforts of a high-profile Dallas mixed-use property. In this role, the candidate will be exposed to, and involved in, all facets of running the project while working directly with the center personnel, contractors and ownership’s senior management. Additional properties and oversight responsibilities include several smaller, retail strip-center projects and redevelopments in the Dallas metro area.
The General Manager will report directly to Vice President of Property Management. Due to the project also serving as the corporate office this position will also have direct involvement with the Senior Vice President of Operations and Development, President and investors/ownership.
The activities listed below are not all-inclusive but indicate primary tasks for this position.
Management and Operations:
Manage both in-house and contracted personnel to ensure the center operations are carried out efficiently and effectively in a first-class manner including marketing, security, engineering / maintenance, management office staffing, janitorial, landscaping, etc.
Direct property associates by establishing job requirements / responsibilities and monitoring quality of work. Manage staff; answer inquiries and questions; train and coach for success. Provide feedback to associates through both formal and informal performance discussions.
Responsible for bidding, negotiating, and managing third-party contracts to achieve best in class service at competitive rates.
Conduct weekly site inspections to ensure that the project is being maintained to the highest standards and within budget.
Review, coordinate and complete any lease required Landlord Work and Tenant Improvements, in addition to the capital budget.
Negotiate tenant rent reduction, termination or lease modification requests.
Ensure timely collection of rents, receivables, sales reports, and insurance certificates. Execute appropriate defaults, demands and/or collection efforts.
Ensure real estate taxes are paid, engage tax consultants and oversee the appeal process to keep tax assessments as low as possible.
Develop a 5-year capital plan for project and execute on the approved plan.
Financial and Reporting:
Responsible for developing the entire annual budget from start to finish and implementing the approved budget / plan.
Responsible for tracking and contributing to all aspects of income generation.
Maximize property cash flows through managing CAM and operating costs, implementing cost-saving programs when appropriate and maximizing the percentage of recoverable expenses received from tenants.
Analyze the financial aspects of the property including monthly reporting and tracking to the annual budget; including variance analysis.
Oversight of on-site property accountant to ensure monthly financial statements / property reports / budgets are completed timely and accurately.
Review CAM reconciliations, NNN billings and
Approve A/P, process payables in conjunction with accountant, distribute payments.
Lease Administration, Lender Compliance, and Project Documents:
Responsible for lease administration including but not limited to lease compliance, tracking of critical dates & clauses (i.e. renewals, kick-outs, etc.), reporting requirements; compliance with exclusives, prohibited uses, and co-tenancy.
Send possession notices, execute commencement letters, and complete other required lease documentation timely.
Facilitate tenant move-in / move-out process.
Read and abstract every single lease.
Responsible for adhering to all lender requirements including but not limited to submitting budgets, quarterly financials, and obtaining lease approvals.
Ensure compliance with all property regulations and project documents (ECRs, REAs, Development Plan, etc.)
Assist Director of Operations with Tenant Improvement closeout and funding requests.
Leasing support and involvement:
Have a thorough knowledge of Dallas retail market including all competitive properties and area demographics. Stay abreast of trends within the real estate industry and retail world.
Monitor lease expiration schedules, meet with tenants, and recommend future course of action.
Develop and maintain a good working relationship with the property’s leasing team (both internal and external) to ensure lease-up and optimal tenant mix to achieve maximum rent and sales.
Take the lead on negotiating Letters of Intent (LOIs) and leases in conjunction with legal and asset management.
Assist leasing efforts: show space, make suggestions about the merchandising mix, motivate the leasing team, provide all pertinent info to assist leasing spaces quickly, review/respond to LOI’s and information requests, review leases, and help get deals done.
Create best in class leasing and marketing materials.
Marketing oversight, tenant relations, and public relations:
Maintain a responsive open line of communication with tenants including handling tenant complaints, lease enforcement, and compliance with the center rules.
Visit tenants regularly. Serve as the liaison between tenants and ownership. Review their business / sales / performance to be aware of successful operator trends and any potential future bankruptcies or closures.
In conjunction with Marketing Director, develop, manage and execute the marketing plan/budget to increase traffic and sales.
Review marketing program, advertising, and events to ensure they are innovative, targeted, and effective.
Reinforce and maintain relationships with local businesses, community groups, news media and governmental entities. Keeps an eye on community trends.
Open and maintain communication with local police, fire, and civic authorities.
Serve as a spokesperson and community leader to bring goodwill to the project.
7+ years of increasingly responsible commercial property management experience and supervision, with strong emphasis on retail properties and/or mixed-use projects.
Undergraduate degree in related field required
Excellent written (including writing financial reports) and oral communication skills serving as the main point of contact for the project with senior management and ownership.
Strong work ethic, ownership of work.
High degree of initiative, motivation, and ability to self-start.
Ability to effectively manage multiple tasks.
ICSC, IREM, or other trade organization designations preferred.
Demonstrated ability to lead a team to success – preferably over multi-disciplines including accounting, construction, leasing, asset management, marketing, operations.
Strong financial skills, including analysis of real estate investment return and valuation measures, tenant sales & financial information, property financials, etc.
Proficient PC skills including MS Office; MRI experience helpful
About Poline Associates
Poline Associates is an international executive search firm specializing in the shopping center industry.
We serve property owners, developers, retailers and service providers who are seeking remarkable talent and work to align them with candidates who are eager for new growth opportunities. Since 1979, our team has been connecting companies and candidates with a commitment to integrity and client satisfaction—making us the industry’s most trusted leader in recruitment.