Project Manager

SUMMARY

The Project Manager directs all project management staff, resources and activities necessary to successfully complete single or multiple, small-to-medium size projects of varying complexity, and works with the General Superintendent, and team to produce an on-time quality product for our clients, and a financial gain for the Company.

ESSENTIAL DUTIES AND RESPONSIBILITIES include the following. Other duties may be assigned.

Prepares performance evaluations for those employees directly supervised.

PROJECT START-UP:

Develops project budget and schedule of values.

Establishes a responsibility matrix, in consultation with the Project Superintendent.

Plans project start-up and mobilization for site demolition activities, utility rerouting and preparation for construction management implementation using the sequential start-up checklist.

Initiates all purchases associated with same.

Prepares all EDP schedules and the option pricing checklist.

Obtains necessary licenses and permit.

Insures that the appropriate insurance coverage is in place.

Obtains necessary contractual documentation from subcontractors and vendors.

Manages and administers the construction phase of the project, including:

– Manages the change order and claims process

–  Consolidates and submits pay applications

– Interfaces with the Superintendent, subcontractors and suppliers

– Controls and reports project progress, in consultation with the Superintendent

– Reviews costs and implements cost control procedures

Assists Preconstruction Services in estimating.

Establishes (in conjunction with the Superintendent), the project schedule, detailed estimate, and staffing.

Resolves unfavorable variances from established budgets or schedules.

Develops and maintains good relationships with managers of clients, architects, and engineers.

Conducts subcontractor buyout and major project purchasing.

Guides the professional development of subordinate project management staff through programs of instruction and training.

Assumes primary responsibility for overall project quality, schedule, and profitability.

PROJECT CONTROL:

Prepares all correspondences, except summary, to owners/architects.

Reviews all correspondences from the warranty service manager, if applicable.

Prepares a complete shop drawing/submittal register and update regularly.

Expedites checks and monitors all shop drawings.

Prepares all shop drawing and engineering details required of general contractors.

Prepares and update the following information sources weekly:

1.   Backcharge Log

2.  Change Proposal Log

3.  Option Billing Log

4.  Extras Billing Log

5.  Request for Information Log

6.  Subcontractor Control Log

7.  Suppliers’ Control Log

8.  Others, as applicable.

Reviews the following information sources weekly:

1.  Daily Log

2.  Utility Control Log

3.  Labor Cost Summary

4.  Warranty Service Log

5.  Homeowner Warranty Files

6.  Warranty Request for Information Log

7.  Record of Warranty Change Proposal file

8.  Record of Warranty Change Proposal log

9.   Concrete Log

10.  Field Purchase Order Log

11.  Warrant Daily Log

12.  Warranty Backcharge Log

Holds weekly meetings with Division VP, Superintendents, and Owners/Architects.

Prepares monthly project reports.

Prepares the General Contractor’s Application for payment, monitoring retainage.

Conducts weekly job progress meetings with subcontractors, subcontractors, suppliers and Field Superintendents and issues minutes immediately thereafter.

Prepares, monitors and updates weekly project progress schedules.

Maintains a photo album of progress prints.

Orders final photographs at project completion.

Maintains all T&M records as required.

Monitors all field purchases regardless of the point of origin.

Supervises the activities of Office Engineers, Field Engineers and Field Office Manager.

Maintains a complete record set of plans and specifications with all “As Built” information.

Monitors the quantity reporting process weekly.

Adheres to all:

1.  Labor Agreements                                                 4.  OSHA Requirements

2.  Contract Documents                                              5.  EEO Requirements

3.  Company Policies

Monitors the punch list/warranty service function to ensure tasks are completed in a timely, cost effective manner.

PROJECT CLOSE-UP/OUT:

Ensures completion of items from corrective action lists and punch lists;

Obtains necessary licenses and occupancy permits.

Prepares final documentation.

Obtains the following documents for the close-out process:

1.  Certificate of substantial completion

2.  All warranties and guaranties

3.  All “as-built” drawings

4.  All operations and maintenance manuals

Collects the following files for record retention:

1.  Warranty service files

2.  All subcontractor files

3.  Owner correspondence

4.  Owner contracts and change orders

Internal Interfaces with:

• Accounting – discuss costs monitoring.
• Preconstruction – assist in estimating new work.
• General Superintendent – works together as a team; establishes and maintains a project responsibility matrix, schedules and budgets; coordinates changes; and monitors the quality of work.
• Legal/Risk Management – Ensure appropriate coverage and licenses are in place, and reporting of incidents and claims.
• Human Resources – Ensuring that all recruiting/on-boarding and close-outs initiatives are done timely.  Attends appropriate training and development.  Become fully familiar with the Company’s policies and procedures, Performance Management & HR/PR System.
• IT – Project setups and technology connectivity.

External Interfaces with:

• Clients – maintain relationships with client managers and pursue opportunities of repeat business.
• Owner and Architect – develop and maintain a professional working relationship.
• Local authorities – obtain necessary project licenses and permits.

Authority: 

• The Project Manager has the authority, within the policies and procedures of the Company, over all aspects of the projects assigned.
• The Project Manager, in conjunction with the Superintendent, has the authority to direct the project from conception to conclusion by deciding on types of construction, use of materials, construction schedules, methods, meetings, and budgets.

Accountability:

• Profitability of all projects assigned.
• Adherence to project schedules and budgets;
• Project quality.
• Professional relationship with the clients, architects and consultants, including maintaining that relationship after the project completion.
• Professional working relationships with the team – Field or Office Manager, Superintendent, Job Accountant, and other internal Company Departments.

Professional working relationships with subcontractors, vendors and other external groups.

Is responsible for establishing and meeting aggressive safety goals for all areas under his/her supervision.

SUPERVISORY RESPONSIBILITIES

Is responsible for the overall direction, coordination, and evaluation of project completion. Carries out supervisory responsibilities in accordance with RUSSELL’s policies and applicable laws: including planning, assigning, and directing work; appraising personnel performance with the Group Manager; addressing complaints and resolving problems.

QUALIFICATIONS

To perform this job successfully, an individual must be able to perform each essential duty satisfactorily. The requirements listed below are representative of the knowledge, skill, and/or ability required. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions.

EDUCATION and/or EXPERIENCE

Bachelor’s degree (B. A., B.S. or B. Arch.) in Engineering, Architecture, Building Construction or Business Management from four-year (five-year in Architecture) college or university; or ten to fifteen years related experience and/or training; or equivalent combination of education and experience.

LANGUAGE SKILLS

Ability to read, analyze, and interpret general business periodicals, professional journals, technical procedures, or governmental regulations. Ability to write reports, business correspondence, and procedure manuals. Ability to effectively present information and respond to questions from groups of managers, clients, customers, and the general public.

MATHEMATICAL SKILLS

Ability to work with mathematical concepts such as probability and statistical inference, and fundamentals of plane and solid geometry and trigonometry. Ability to apply concepts such as fractions, percentages, ratios, and proportions to practical situations.

REASONING ABILITY

Ability to define problems, collect data, establish facts, and draw valid conclusions. Ability to interpret an extensive variety of technical instructions in mathematical or diagram form and deal with several abstract and concrete variables.

CERTIFICATES, LICENSES, REGISTRATIONS

Registration as an Architect or Engineering would bring added value and credibility to an individual in this position but is not required to fill this position.

OTHER QUALIFICATIONS

Training and prior production experience with Primavera P3, Expedition, CMAS, Microsoft Foxpro (or comparable database software), and Microsoft Word (or comparable word-processing software).

PHYSICAL DEMANDS

The physical demands described here are representative of those that must be met by an employee to successfully perform the essential functions of this job. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions.

While performing the duties of this job, the employee is regularly required to use hands to finger, handle, or feel objects, tools, or controls and talk or hear. The employee frequently is required to stand, walk, sit, and reach with hands and arms. The employee is occasionally required to climb or balance; and stoop, kneel, crouch, or crawl. The employee must occasionally lift and/or move up to 25 pounds. Specific vision abilities required by this job include close vision, distance vision, color vision, peripheral vision, depth perception, and the ability to adjust focus.

WORK ENVIRONMENT

The work environment characteristics described here are representative of those an employee encounters while performing the essential functions of this job. Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions.

While performing the duties of this job, the employee frequently works near moving mechanical parts and in outside weather conditions and is frequently exposed to extreme cold. The employee occasionally works in high, precarious places and is occasionally exposed to wet and/or humid conditions, fumes or airborne particles, extreme heat, risk of electrical shock. The noise level in the work environment is usually moderate or loud.