Department: Operations
Employment Type: Full Time
Location: Los Angeles, CA
Compensation: $120,000 - $160,000 / year
Description
The primary function of the Project Manager is to provide leadership and management for a specific construction project. The Project Manager has the responsibility for the project and project team from inception and preconstruction through completion to ensure that the project is completed to the satisfaction of all.
Key Responsibilities
The duties, responsibilities and attributes of the Project Manager typically include, but are not limited to:
Technical Skills
- Capable of successfully supervising a project with a project budget range of $10M - $60M, under various delivery methods, diversity in market sectors and varying complexities
- Work closely with the Estimator during the preconstruction phase in managing the various design phases and setting the GMP and establishing the projects General Conditions
- Work closely with the Superintendent(s) and project team in maintaining and enforcing project site safety programs
- Make Project Cost Control a priority
- Thoroughly review current and future Change Orders
- Develop all cost and budget projections
- Constantly review and evaluate General Condition’s costs
- Compile and prepare accurate Monthly Reconciliation Reports e.) Create and maintain monthly Cash Flow Reports
- Manage monthly pay applications and Subcontractor invoicing
- Responsible for overall project profitability
- Monitor project progress with Superintendent(s)
- Work with Superintendent(s) as necessary to make schedule “course corrections” to insure project completes on time
- Work closely with the Estimating Department during preconstruction
- Capable of being the bridge between Estimating and Operations for your specific project
- Partner with the Estimating Department to develop bid strategy, clarifications, and qualifications
- Lead the preparation of project bid packages, i.e. writing scopes of work and creating all applicable exhibits
- Prepare comprehensive subcontractor bid packages. Capable of preparing a “apples to apples” subcontractor bid analysis for the review lead Estimator, SPM and / or PX
- Whenever applicable, assist the Design Team in making decisions that improve the opportunity for success
- Assist Business Development with the preparation of responses to RFPs by providing technical writing, as required
- Participate in presentations to prospective Owners
- Promotes “Best Practices” within the WEO organization
- Provide leadership to the project team to ensure quality control remains a priority throughout the building process
- Ensure documentation of all claims are being properly handled to avoid litigation
- Cash Flow Projections and Forecasting Costs
- Train the PE and APM’s on cost control measures, Change Order Requests, Invoicing, Purchase Orders and Pay Applications
- Negotiate Change Orders with subcontractors
- Lead the resolution of all project specific issues
- Oversee the entire team to ensure CMiC is set up correctly, i.e. Submittal Registry, budget, etc.
- Oversee and manage that the entire team is utilizing PlanGrid to organize all contract documents and progress photo documentation occurs on a weekly basis and get properly achieved
- Oversee management of the Material Procurement Log to ensure timely deliveries that correspond with the projects P6 schedule
- Manage and guide the team with regard to the contract close out process (O&M manuals, As-Builts, etc.)
- Represent WEO at Owner, Subcontractor and coordination meetings
- Lead weekly OAC Meetings and be viewed as the project leader with the Owner, architect, construction manager, etc.
- Review meeting minutes for accuracy and content prior to distribution
- Provide guidance to the team on desired format and content to best organize all closeout binders
- Basic understanding of insurance in the construction industry and its impact on the construction agreement and subcontractor’s agreement in particular indemnification language, liability and policy limits
- Understands bonding procedures, and requirements, including payment and performance bonds, sub bonds, bonding over liens, Subguard, etc.
- Understands the basics of Owner’s Contract: AIA 101, AIA 111, AIA General Conditions agreements
- Attend and participate in WEO Quarterly Risk Management (QRM) Trainings
- Participate in WEO networking events
- Participate in all PM Round Tables
- Contribute to BD efforts, i.e. attend conferences, seminars, industry events, maintain relationships with past Owners, etc.
Management Skills
- Ensures all administrative systems are properly set up, implemented, supervised and maintained
- a.) Filing systems and document control procedures
- b.) General Correspondence
- c.) RFI / Submittal procedures and logs d.) Contract Change Order procedures e.) Subcontractor Tracking Log
- f.) Material tracking procedures / logs
- g.) Billing procedures, Owner, subcontractor and supplier h.) Project close out / punch list procedures
- Create and maintain a positive work environment at the project jobsite
- Promote team bonding and extracurricular activities at the project level
- Provide the leadership, management and training to ensure all WEO project team members contribute to the successful delivery of the project
- Delegate authority and assign supervisory responsibilities to the jobsite team
- Manage the project subcontractor and supplier community, provide leadership in their project coordination, procurement and scheduling efforts
- Take a leadership role in resolving project claims and disputes
- Serve as the primary point of contact with the Owner; strive to build a positive relationship
- Conduct performance reviews on assigned staff
- Understand all contract requirements and deliverables. Lead and manage the project team accordingly
- Chair project meetings, ensure meeting minutes properly reflect issues and accountabilities
- Prepare, review and distribute Change Order Requests for all subcontractors
- Properly forecast all costs and projected fee with the Monthly Reconciliation Report
- Ensure the timely delivery to the jobsite of all project equipment and materials (procurement)
- Coordinate with the project team to ensure the date subcontracts must be awarded by are in alignment with the required material on-site dates, per the P6 schedule
- Oversee the entire submittal process with the subcontractors, PE’s, SPE’s, APM’s and design team
- Review the overall project schedule and 8-week look ahead schedules prior to distribution to the Subcontractors and Owner
- Thorough understanding of CPM scheduling principles and the use of Microsoft Project or P6 scheduling software. Committed to WEO scheduling policies regarding baseline project schedule, 8-week look ahead schedules, recovery schedules, fragnets, etc.
- Ensure the you management staff is finding conflicts in the contract documents and issuing “Request for Information” (RFI) to the appropriate party / parties in a timely manner
- Work closely with your management team and Superintendent(s) to find practical solutions to field problems or conflicts found in the contract documents prior to issuing RFI’s
- Partner with the Project Superintendent(s) in providing safety orientation to all field workers prior to their start of work on site
- Assist the Project Superintendent(s) with generating and issuing incident reports
- Partner with the Project Superintendent(s) to ensure all Injury and Illness Prevention Plans (IIPP) documents have been submitted by all subcontractors
- Partner with the Project Superintendent(s) to ensure all Job Hazard Analysis (JHA) plans have been submitted by all subcontractors, as needed
- Partner with the Project Superintendent(s) to create the first draft of the projects Site Specific Quality Plan (SSQP)
- Partner with the Project Superintendent(s) to schedule all pre-installation meetings
- Oversee and manage the weekly Building Information Modeling (BIM) meetings to achieve a set of “clash free” documents for all MEPF trades
- Work closely with your project management team to develop an Owner training schedule, which shows when all applicable subcontractors will provide training to the Owner
- Ensure that all video recording for training has been completed and all training videos have been formally transmitted to the Owner, as part of our close out package
- Oversee and manage the punch list process working closely with your project management staff and Superintendent(s) to ensure we are 100% complete with all punch list items within 30-days of projects turnover / C of O
- Participate in initial and / or acceptance walks with the Architect / Owner, as needed
Skills, Knowledge and Expertise
Personal Attributes
- Effective written and verbal language communication skills
- Takes initiative, strives for increased responsibility and has a desire to learn
- Shows emotional maturity, punctuality and dependability
- Motivate and contribute to the teamwork / morale of the project team
- Shows the desire and willingness to progress to the Senior Project Manager role and responsibilities
Interpersonal Skills
- Establish and maintain positive and effective working relationships with all (Owner, design professionals, various WEO departments, WEO project team, inspectors, and subcontractors)
- Show alignment with and promotes WEO Corporate Values
- See that all company policies are administered in a fair and consistent manner
- Participate in on-boarding and training for those you are supervising
- Involvement with the various WEO committees and part of establishing procedures and policies
- Mentor, coach and train as necessary to help subordinates achieve their career objectives
Qualifications
Four-year degree in Construction Management, Engineering, Architecture or equivalent experience in a related field and a minimum of 7-10 years of relevant project management experience, as an Assistant Project Engineer, Project Engineer, Senior Project Engineer, Assistant Project Manager or equivalent
Proficiency in basic computer skills (MS Word, Outlook, etc.)
Advanced understanding of scheduling, CMiC and Excel applications
Advanced understanding of construction administration processes, including contracts, construction documents, schedules, RFIs, submittals and material procurement
Advanced proficiency in P6 and CMiC applications Demonstrated ability to lead and manage
Demonstrated understanding of the importance of relationship building
Effective oral and written communication skills
Well developed and proven negotiation skills
Well developed time management and organization skills
Proficiency in Microsoft Project or P6 Scheduling Software and Project Management Software, such as Prolog, Viewpoint, CMiC or equivalent applications. With experience, using daily software tools, such as Bluebeam, Plan Grid, Safety Mojo, BIM 360 Glue, etc.
Demonstrated knowledge and understanding of various construction delivery methods, various market sectors, the construction administration process, building trades, technical aspects of construction including means and methods, materials, building systems, planning, scheduling, estimating, owner and architect relations
Completion of OSHA 30-Hour Safety Course
First Aid and CPR certified
Benefits
- 100% ESOP
- Competitive Pay
- Bonus Program
- Medical/Dental/Vision Insurance
- PTO/Sick
- 100% Life Insurance
- 401(K) with Match
- Student Debt Program
Physical Demands
Performance of the required duties will require physical ability to climb permanent and temporary stairs, passenger use of construction personnel hoists, ability to climb ladders and negotiate work areas under construction. Specific vision abilities required by this job include close vision, peripheral vision, depth perception, and the ability to adjust focus. Performing this job requires use of hands to finger, handle, or feel objects, tools or controls, sit, talk and hear, stand, climb, balance, stoop, kneel, crouch, or crawl.
Reasonable accommodations may be made to enable qualified individuals with disabilities to perform the essential functions.
Work Environment
While performing the duties of this job, the employee regularly works on-site at the construction work site where the employee is exposed to moving mechanical parts, high precarious places, fumes or airborne particles, outside weather conditions and risk of electrical shock. The noise in these work environments is usually moderate to very loud.
These are considered the core responsibilities of the position. Employees are encouraged to reach beyond their current responsibilities in an effort to foster professional growth, but only as they are able to remain accountable for their core responsibilities.
Equal Employment
W.E. O’Neil is committed to an inclusive environment for all employees and applicants and will make all employment-related decisions without regard to race, color, religion, sex, national origin, sexual orientation, gender identity, age, disability or veteran status.
