The Director, Property Management position reports to the Vice President, Property Management; this position is responsible to provide oversight and management of property operations, strategic initiatives and financial results within the Director’s sub-region. Coordinate with the other Directors on the achievement of regional objectives, standardization of processes and implementation of best practices. Assist the VP with achieving overall regional and company goals and objectives.  The Director will manage appx 5-7 Property Managers and their respective portfolios.  The position requires experience in the retail property management discipline, a strong working knowledge of all facets of facility management including vacancy management, roofing systems, HVAC, parking lot maintenance, electrical, plumbing sewer and fire protection.  Successful performance will be measured by qualitative aspects such as Tenant satisfaction and achievement of maintenance standards at the properties as well as quantitative metrics such as achieving operating margin goals and expense management.  This position requires strong negotiating skills, verbal & written communication skills, accuracy and accountability, financial analysis, judgment and confidentiality.   The Director position functions at a high capacity within the context of a larger team, setting and implementing goals, supporting leasing initiatives, delivering construction feasibility information, capital project management, coordinating with national ancillary leasing team, assisting Accounting, Collections and Finance functions.  

Duties & Responsibilities include, but not limited to:

NOI Enhancement:

• Ability to find ways to improve NOI by means of expense management (including consideration to CAM recoveries)
• Management of ancillary income events and programs sourced by the National Ancillary Income Team as well as generating ancillary opportunities and revenue streams
• Understanding and managing utility resale operations to maximize net revenue
• Track and drive positive change relative to operating margins  

Portfolio and Personnel Management:

• Provide direction and oversight of the Property Managers within the sub-region to ensure objectives are being met. Leverage the strengths of each individual manager to maximize results. Work with the VP of PM on addressing developmental areas and improvement plans. Assist with the overall evaluation and development of the team.
• Each property in the sub-region should be visited a minimum of twice per year (with more frequent visits to key assets, problematic properties, and properties with significant activity) to ensure company standards are being met, to identify needed action items and to provide hands-on direction for current and future projects.
• Ensure that budget and financial management goals are met by their managers and for their sub-region as a whole.
• Coordinate the implementation of company and regional initiatives within the sub-region. Provide required information and status updates back to regional leadership. Coordinate with the other Directors on initiatives that impact multiple sub-regions or may otherwise cross sub-regional boundaries. 
• Identify initiatives and projects that can benefit the Director’s sub-region or the region as a whole. Create and implement action plans to achieve these benefits, in coordination with the VP. 
• Leverage geographic property concentrations to achieve economies of scale and service level improvements where feasible, in coordination with the VP. 
• Oversee the management and supervision of multi-property service providers. Identify new aggregation opportunities. Implement company and regional aggregation initiatives. 
• Serve as the initial point of contact for Tenants wishing to escalate issues above their PM. Coordinate with the VP if/when necessary. The Director will represent Brixmor in the most professional and diplomatic manner possible, while adhering to lease and business requirements. 
• Perform and coordinate direct property management functions during extended PTO or other absence of a Property Manager.
• Oversee the management and development of the administrative team for their sub-region.

Capital Project Management & Construction:

• Review the capital plan and subsequent requests to ensure that CapEx dollars are being allocated in the most effective manner within the Director’s sub-region
• Review all capital projects to ensure that the most effective approach is being taken, proper scopes are being utilized, cost efficiencies are being achieved where feasible and company procedures are being followed
• Assist the VP of PM with managing the overall CapEx spend within the Directors sub-region
• Provide supplemental project oversight for the managers on CapEx projects
• Directly assist with project management on larger or more complicated projects.

 Accounting /Financial:

• Assist Property Managers with developing annual operating budgets and quarterly reforecasts for each property.
• Assist the VP with overall budget planning for the Directors sub-region. Assist with implementing company and regional budget strategies.
• Review Property Manager’s monthly variances and understand what is driving any sub-regional variances or what could potentially impact variances in the future; Be prepared to review and explain financial status with the VP as needed and provide necessary direction to their team to achieve objectives.

 Legal:

• Anticipate potential tenant problems and address them before they become legal issues
• Assist managers with lease review as needed and the preparation of any formal notices or responses.
• Assist Legal and Cash & Collections departments as necessary with court proceedings
• Represent Landlord in court appearances as necessary

 Community & Municipal Involvement:

• Interact with city officials to maintain good relationships
• Attend zoning/city council meetings as needed

 Education and/or Experience: 

• An undergraduate degree in Business Administration, Finance, Accounting or related field
• A minimum of 7 years of broad based property management experience including time in the commercial/community shopping center industry
• CSM or CPM preferred

Position Requirements:

• Strong verbal & written communication skills, ability to communicate clearly with both internal & external customers and at all levels within the Brixmor organization
• Strong understanding of shopping center financials and managing assets to maximize NOI
• Skilled in customer service and tenant relations
• Understand contracts/leases
• Strong project management background to work closely with and give direction to contractors and vendors
• Negotiating skills
• Ancillary leasing sales experience or aptitude and desire to perform
• Strong administrative writing and reporting skills 
• Ability to initiate bid requests, vendor and contractor management
• Ability to present self and Brixmor in a professional manner in all customer communications and actions
• Solid time management skills with ability to prioritize, organize and successfully balance multiple tasks and requests  
• Must be able to exhibit initiative and work independently
• Must have a strong work ethic and ability to work in a fast paced environment.
• Must be a team player and work well with Senior Management, tenants, and other property managers, leasing managers, lease administration, and corporate personnel, architects, contractors and other daily contacts.
• Proficiency with Microsoft Office software
• Willing and able to travel required.

Brixmor offers a hybrid work schedule (first two days of the week in the office, the balance from home), very competitive pay commensurate with background and responsibilities plus a benefits and perks package that supports career engagement, growth, good health and connection with teammates and our communities.

The base salary range for this position has been established at $130,000 - $135,000, plus participation in our annual cash bonus plan OR plus participation in our commissions program. This salary range represents the Company’s good faith and reasonable estimate of the range of possible compensation at the time of posting.

EOE (Brixmor is an Equal Opportunity Employer)

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