Job Description
Job Description
Join Our Team at the Omaha Housing Authority!
Are you passionate about making a real difference in the community? Do you thrive in a collaborative and supportive environment? The Omaha Housing Authority (OHA) is looking for a Senior Property Manager to lead and inspire our Property Management teams for OHA properties, and help us fulfill our mission of providing safe and affordable housing.
About Us
Founded in 1935, the Omaha Housing Authority is a nonprofit government agency committed to enhancing the quality of life for low and moderate-income individuals. With over 2,700 public housing units and up to 4,300 Housing Choice (Section 8) Vouchers, we work diligently to ensure our residents have access to safe, sanitary, and affordable housing.
Our Core Values
- Teamwork : We work together to achieve our goals.
- Welcoming : We create a supportive and inclusive environment.
- Actively Listen : We focus, clarify, and communicate next steps.
- We Build Trust : We do what we say we will do and assume good intent.
- Diverse, Inclusive & Equitable : We embrace all identities and backgrounds.
- De-Escalation : We manage conflicts calmly and effectively.
- Exceptional : We strive for excellence in all we do.
- Self-Care : We believe in the well-being of our team and ourselves.
- Share Power : We empower each other and our community.
Why Work with Us?
We offer a comprehensive benefits package that includes :
17 paid holidays, including your birthday, a floating holiday, and a self-care day12 days of vacation and 12 days of sick leave per yearMedical, dental, and vision benefits start the 1st of the month following date of hireLife Insurance, Health & Dependent Care FSA, Allstate Voluntary Insurance, and Pet Insurance401(a) retirement plan with a 5.5% match and 457 compensation planSalary Range
53,383 – $77,405 (up to $6,000 in bonuses available)
Job Function
This position is responsible for overseeing a property management team for multiple properties. Property types could include single-family homes, duplexes, multi-family, high-rise towers, and mixed-use properties. These properties are funded through a variety of sources, including public housing, LIHTC, and Housing Choice Vouchers. Essential functions include supervision of all staff, financial management, and ensuring compliance with applicable performance standards as well as compliance with applicable HUD and other federal and state regulations and OHA policies and procedures. Provide coordination during the repositioning of assets, including with tenant relocation efforts.
Responsible for supervision and leadership of the team, including Property Managers, Maintenance Managers, and Leasing and Administrative staff. Responsible for the preparation and monitoring of all budgets to ensure the financial viability of property; must examine income versus expenditures, ensure procured goods or services are necessary and within budgeted amounts, and evaluate the capital needs of properties. Must ensure at least “standard” performance under applicable HUD assessment system; monitor applicable performance indicators including physical condition of buildings and systems, financial condition of property, resident satisfaction, and management performance.
Essential Functions
Occupancy / Marketing
Responsible for implementing initiatives that increase resident retention in coordination with resident associations.Participate in the leasing and marketing activities for OHA properties to recruit applicants for the waiting list in collaboration with the intake department.Ensure that occupancy targets are met to maximize subsidy and to obtain vacant HUD approved status.Complete the annual market analysis of rental rates. Assist with negotiating contracts / leases for commercial suites.Management
Must clearly understand all aspects of the policies and procedures of OHA and effectively communicate them to residents and staff.Maintain daily contact with residents and resident organizations and frequent contact with OHA executive staff. Periodic contact by telephone, correspondence, and in-person with advocacy groups, welfare, social service and community agencies, area businesses, churches, and school staff.Investigate and resolve tenant complaints, lease violations, and enforce occupancy requirements, including communication and completing and following up on incident reports within established timeframes, as necessary.Oversee rent collection efforts, including processing payments, following up on non-payment, arranging payment plans, and ensuring deposits are made in a timely manner. Follow through on any eviction processes as needed.Compiles data, reviews statistical information and prepares various reports on at least a monthly basis. Develop and oversee the implementation of actions plans to address any areas not meeting benchmarks.Collaborate on a regular basis with internal departments to ensure the needs of the property, agency and residents are addressed, including compliance, public safety, capital funds, procurement, and resident services.Provide recommendations for policies and procedures related to property management operations and standards to improve performance.Participate in the legal and / or eviction procedures including weekly meetings, court appearances, and coordinating with inside and outside legal counsel.Physical Needs / Maintenance
Participate in capital planning process by obtaining recommendations from subordinate staff and residents regarding capital needs, assisting the Capital Funds Department in the planning process and monitoring the work of contractors.In coordination with the Maintenance Manager, ensure that outcomes related to property maintenance work and regular building inspections are met, including monthly maintenance inspections, property inspections, rental inspections, and unit inspections.Work with Maintenance Manager and outside inspectors on NOV, code violationsEnsure that outcomes related to unit turn-around work are met and that work is scheduled and completed in order to meet leasing goals.Prepare for and participate in all REAC related activities, including preparation for REAC inspections and responding to any deficiencies identified.Financial Management
Assist with preparing an annual operating budget and revising, as necessary.Monitor budget performance through monthly review and reporting. Help to ensure a positive cash flow for the property by maximizing property income while minimizing expenditures.Supervision / Leadership
Provide leadership and direct supervision to the Property Managers, Maintenance Managers and Leasing and Administrative staff, as well as leadership to all other property management staff.Conduct regular team meetings, as well as individual supervision meetings with all direct reports on at least a monthly basis.Evaluate personnel performance, provide ongoing coaching, and initiate disciplinary action, as necessary.Interview job applicants and prepare individual recommendations for consideration. Responsible for training new staff.Additional Responsibilities
Participate in a rotating schedule to respond to after-hours emergency calls and be able to respond as needed to emergency situations.May represent OHA at community and advisory council meetings.Other duties as assigned.Qualifications
Bachelor’s degree in property management, real estate, business management or related field and a minimum of five years’ experience in property management, or an equivalent combination of education and experience preferred. Two (2) years of management / supervision experience desired.Computer skills and experience using Microsoft Office products.Knowledge of the principles of real estate and property management. Knowledge of HUD rules and regulations is desired. The incumbent must successfully complete OHA-sponsored asset management certification courses.Must demonstrate a strong ability to identify, analyze, and solve problems. Must display ingenuity in anticipating and meeting unexpected situations.Excellent oral, written, analytical, and people skills including de-escalation and conflict resolution.Must be available to work evening and weekend hours.Must maintain OHA’s philosophy and image with residents and when representing the organization in the community.You must possess and maintain a valid motor vehicle license and have a good driving record. Must be insurable under the OHA Auto Insurance policy. Must have reliable transportation to OHA property sites throughout the workday.Ability to establish and maintain effective working relationships with co-workers, consultants, contractors, HUD, local, state, and federal officials; ability to communicate with people from a broad range of socio-economic backgrounds.Must successfully complete the required training for the position; this may include but is not limited to rent calculation, eligibility, and asset management training.Working Conditions
Work is performed in an office setting amid normal conditions of dust, odors, fumes, and noises and involves considerable public contact. The noise level in the work environment is usually moderate. Significant exposure to weather conditions, (heat, cold, rain, and snow) when inspecting or touring the OHA properties.
Abilities
Ability to sit, stand, and walk up to 100% of the time; and reach stoop, squat, push, pull, and type up to 25% of the time. Ability to move objects weighing up to ten (10) pounds up to 33% of the time. Requires the ability to move throughout OHA property sites.
Equipment Operation
Any one position may not use all the tools and equipment listed nor do the listed examples comprise all the tools and equipment that may be used in positions allocated to this classification)
ComputerTelephoneCopierFacsimile MachineOHA is Committed to Equal Opportunity
Omaha Housing Authority is an equal opportunity employer, and all qualified applicants will receive consideration for employment without regard to race, color, religion, age, sex, national origin, disability status, genetics, protected veteran status, sexual orientation, gender identity, or expression, or any other characteristics protected by federal, state or local laws. Omaha Housing Authority is actively seeking diverse candidates and affirming of all identities.
