Right of Way Manager

Manage ROW staff and execute right of way activities for the negotiation, acquisition and maintenance of right of way necessary to perform pipeline, road, power line, cable and other related projects.

PRIMARY RESPONSIBILITIES:

• Conduct or acquire title searches and research public records to identify land owners affected by project and determine property rights and descriptions.
• Order and review title reports and review title searches for accuracy and any conflicting issues such as vesting of ownership, existing easements, judgments, covenants, conditions and restrictions, liens and encumbrances that may impact the project.
• Contact the owners of interests in lands regarding the acquisition of real property rights, amendment of rights, defense of rights, notifications of entry, settlement of claims, and such related other matters as determined by the company.
• Obtain right of way authorization from property owners and secure necessary access to property.
• Acquire temporary rights of entry for field studies and temporary easements by rental or lease to provide construction staging areas.
• Negotiate the extension or relinquishment of temporary construction easements and draft relinquishment documents.
• Discuss with property owners the process, timeline, access and equipment requirements of the project. Serve as point of contact and address any questions, issues or property damage concerns expressed by the land owner.
• Keep land owners abreast of project status and timeline changes.
• Negotiate with property owners, tenants, attorneys and permit agencies for the purchase, lease, donation or acquisition of easements of real property and/or property rights.
• Conduct all negotiations in a professional manner and in good faith.
• Address complaints by land owners and respond by investigating all complains and taking remedial action upon consulting with company management.
• Negotiate claim settlements with owners and research market values to determine if settlements are appropriate.
• Prepare necessary affidavits such as descent and distribution, identity, use and adverse possession as required.
• Draft and/or review legal instruments for conveyance of rights of way including deeds, mortgages, and purchase contracts.
• Review legal descriptions, easement documents, deeds and other documents for acquisition of property and easements.
• Read and interpret maps and property descriptions.
• Provide assistance in resolving right of way and easement related disputes. May appear as a witness in litigation.
• Inspect affected property and identify implications of the project on the property and/or structures.
• Estimate areas of possible or potential damage in advance of construction, and accumulate information as to any damages occurring during construction, gathering data necessary to determine value of damages such as current market values.
• Develop relocation plans and negotiate with land owners, tenants and attorneys when displacement occurs due to project scope.
• Provide land owners and tenants displaced by projects advice on approved relocation assistance available in accordance with applicable laws, rules and regulations.
• Maintain relocation assistance records as required.
• Identify and provide detail of all required construction permits and permit requirements, and acquire permits as directed.
• Prepare adequate reports of daily activity and provide additional reporting as necessary to document difficult negotiations for easements, damage settlements and/or permit acquisition.
• Maintain and update acquisition projects databases, and coordinate development of GIS site and alignment maps.
• Recommend and initiate condemnation processes where necessary; prepare legal documents for inclusion in condemnation packages submitted to court; confer with legal counsel on such matters to ensure that documents conform to legal requirements may appear as witness during court hearings.
• Perform preliminary appraisal research, title research, survey permitting and field title curative.
• Prepare preliminary cost estimates and acquisition documents.
• Prepare letters of opinion of value, short form appraisal for total and/or partial acquisitions and easements to establish just compensation to the land owner.
• Conduct field observations, develop property profiles and evaluate acquisition challenges based on title search and property use/cost considerations.
• Assist ROW agents by making calls on property owners to resolve issues and close acquisitions or settlements as necessary.
• Testify in court under first line cross-examination during condemnation hearings and other legal actions.
• Represent the company at public meetings, regulatory hearings and other presentations when required.
• Open and coordinate the close of escrows to acquire funds, clear adverse title encumbrances and acquire title insurance.
• Review escrow statements and closing costs; prepare and maintain records of property purchase or sale and acquisition easements for ROW.
• Ensure progress reports are prepared consistently, accurately and on schedule and that pending issues are effectively communicated to company management.
• Ensure corrective actions recommended by management are implemented.
• Establish reporting methodology to keep company management informed of the project schedule, milestones, and other important processes and dates for each ROW project.
• Oversee all systems and phases of a specific project including survey notifications, title updates, appraisals, complex negotiations for acquisition and/or claim settlements.
• Directs field ROW agents and selected supports staff, and coordinates with outside consultants, survey crews, construction staff and other parties affiliated with the ROW project.
• Enforce company policy and procedures, and review project expenditures.
• Serve as liaison among company management, project ROW staff, land owners and others affiliated with the project such as survey crews and construction personnel.
• Assist in the development of project estimates and responsible for oversight of ROW budgets and schedules.
• Assist in design and implementation of ROW project execution and strategy plans that consider all relevant federal state and local laws, regulations, permits and other requirements.
• May provide support through the FERC application and pre-filling process and engage in stakeholder outreach efforts, including participation in the development and implementation of the public participation plan.
• Review ROW and construction plans for accuracy and conformity to company and regulatory standards and project timelines.
• Responsible for hiring staff, performance evaluations, salary decisions, resolving grievances and complaints and initiate disciplinary actions.
• Provides advice and assistance on work techniques, best practices, and subject matter expertise to co-workers and subordinates as required to resolve the most difficult issues facing the group or project.
• Set objectives and make significant decisions regarding the purpose, function and roles within a group or project; may set priorities and allocate resources within a group or project; oversee distribution of workload and establishment of work deadlines; set work quality expectations.
• Comply with all company and client health, safety, security and environmental (HSSE) standards as well as federal and local HSSE regulations.
• Actively participate in company and client hazard identification and observation programs, and immediately report any unsafe acts, conditions or incidents to your supervisor.
• Monitor and ensure safe working conditions for your staff, and ensure all direct reports receive required safety training to perform their tasks in a safe manner.
• Ensure all reportable occupational incidents are reported in a timely manner and provide assistance in the completion of any investigations, including implementing corrective actions.

EXPERIENCE AND SKILL REQUIREMENTS:

• High School Diploma or GED required.
• Minimum of 10 years of experience in the ROW field preferred.
• Knowledge to examine public records to determine surface ownership rights required.
• Ability to negotiate with landowners, tenants, attorneys and permit agencies to meet project objectives required.
• Ability to maintain orderly documentation and ROW acquisition records required.
• Proficient in Windows based software and Microsoft Office applications (Word, Excel, Outlook, PowerPoint, Access) to complete document preparation, project reporting, presentations, and general research required
• Proficient in the acquisition of pipeline, power line, communication and surface easements and fee land purchases.
• Familiarity with condemnation procedures required.
• Strong written and oral communication skills required.
• Knowledge to understand the legal agreements associated with any given project and legal documents of any nature pertaining to ROW.
• Prior ROW supervisory experience required.
• Ability to find a solution for or deal proactively with work related problems required.
• Ability to organize and direct a project to completion required.
• Ability to effectively build relationships with customers and coworkers required.
• Large pipeline related project management experience required.
• Good understanding of the Federal Energy Regulatory Commission (FERC) application/approval process, relative project timelines and regulatory requirements, including landowner notification requirements and timelines is required.

PHYSICAL REQUIREMENTS

While performing the duties of this job, the employee is regularly required to use hands to finger, handle, or feel; reach with hands and arms; talk or hear.  The employee frequently is required to stand, walk, and sit; climb, 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 depth perception, and ability to focus.

WORKING ENVIRONMENT

While performing the duties of this job, the employee may periodically be required to travel to client job-sites, usually involving heavy industrial (chemical) production facilities and access all areas of the facility. Therefore, the employee is exposed to moving mechanical parts; high precarious places; fumes or airborne particles; toxic or caustic chemicals; outside weather conditions; and the risk of electric shock. The noise level in work place can be loud to moderate depending on assignment.

Equal Opportunity Employer/Veterans/Disabled

No recruiters, please!