Description

REGIONAL CAPITAL PROJECTS MANAGER, MULTIFAMILY

Home Base: Dallas-Fort Worth Metroplex, Texas

Portfolio Territory: Texas, Oklahoma, and Kansas

Travel: Frequent regional travel, including overnight travel

Base Salary: $130,000

Annual Bonus: Annual discretionary performance bonus of up to 10% of base salary, based on overall performance, including attention to detail, success sourcing qualified vendors, documented cost savings and value engineering, and effective project management and field supervision.

ABOUT GAINES INVESTMENT TRUST

Gaines Investment Trust is a family-owned, vertically integrated real estate investment company with more than 60 years of operating history. We own and manage a long-term portfolio across six states, including more than 8,000 apartment homes. Because we invest our own capital and manage our properties for long-term performance, we value disciplined decision-making, quality execution, and people who take personal responsibility for results.

THE OPPORTUNITY

This is an owner-side regional capital projects role for someone who does more than collect bids. You will take responsibility for the physical needs of an assigned portfolio, inspect properties with a critical eye, identify and prioritize capital needs, develop complete scopes of work, source and qualify contractors, run competitive RFP processes, negotiate the best overall solution, present clear recommendations directly to the President and executive leadership, and oversee approved projects through final completion and closeout.

The position is based in Dallas-Fort Worth Metroplex, Texas and is responsible for properties throughout Texas, Oklahoma, and Kansas. The successful candidate must reside in the Dallas-Fort Worth area and be able to travel regularly throughout the region.

WHAT YOU WILL OWN

• Take ownership of capital planning and project execution for an assigned regional portfolio of multifamily communities.

• Conduct regular property inspections and identify developing conditions, deferred maintenance, asset-preservation needs, resident-impact issues, and opportunities to improve property performance.

• Evaluate whether conditions call for repair, replacement, redesign, or continued monitoring, then prioritize recommendations based on risk, urgency, useful life, resident impact, operational disruption, and long-term value.

• Develop clear, complete, and contractor-ready scopes of work and RFPs that define GIT's specifications, project requirements, alternates, schedule expectations, warranties, insurance requirements, payment terms, and closeout obligations.

• Resourcefully identify, recruit, and qualify capable local and regional contractors rather than relying on a limited or familiar vendor list.

• Obtain multiple competitive bids, level them on an apples-to-apples basis, identify exclusions and gaps, challenge assumptions, and rebid projects when proposals do not adequately address the required scope.

• Negotiate pricing, scope, schedule, payment structure, warranties, and other commercial terms to achieve the best overall outcome for GIT, not simply the lowest initial bid.

• Prepare concise project recommendations for the President and executive leadership that explain the condition, alternatives considered, bid comparison, risks, budget impact, recommended contractor, and reasons for the recommendation.

• Move approved projects through contract preparation and approval, then coordinate preconstruction planning with property operations and the selected contractor.

• Oversee projects in the field from mobilization through final completion, including schedule, quality, safety coordination, resident and property impact, change-order review, progress documentation, and issue resolution.

• Perform site inspections before approving progress payments, confirm installed work matches the contract documents, and verify appropriate lien releases, warranties, permits, inspections, and closeout materials are received.

• Maintain accurate project trackers, budgets, forecasts, photographs, contracts, bid records, payment status, and executive reporting across multiple simultaneous projects.

• Build a dependable bench of contractors and consultants across the assigned region and hold vendors accountable for responsiveness, workmanship, schedule, documentation, and follow-through.

REPRESENTATIVE PROJECT TYPES

• Roofing and waterproofing

• Exterior painting, siding, stucco, and wood replacement

• Asphalt, concrete, parking lots, sidewalks, and site circulation

• Drainage, grading, retaining walls, and erosion-related work

• Structural repairs and building-envelope projects

• Mechanical, electrical, plumbing, fire and life-safety, and utility projects

• Pools, amenities, common areas, offices, and other property renovations

• Other major repairs, replacements, and value-enhancement projects

WHAT SUCCESS LOOKS LIKE

• Capital needs are identified early, accurately scoped, and prioritized before they become larger or more expensive problems.

• Contractors bid the same complete scope, allowing management to make informed comparisons and avoid preventable change orders.

• Recommendations are fact-based, concise, and ready for executive decision-making.

• Projects are completed safely, on schedule, within approved budgets, and to GIT's quality standards.

• Progress payments are supported by verified field progress and complete documentation.

• Property teams and contractors know what is expected, issues are addressed promptly, and commitments are followed through to completion.

• Strong performance is demonstrated through careful attention to detail, resourceful vendor sourcing, cost savings and value engineering, and active field supervision that keeps projects compliant, on schedule, and within approved budgets.

QUALIFICATIONS

• Seven or more years of progressively responsible experience in construction project management, owner representation, capital improvements, major renovations, facilities capital planning, or a closely related field.

• Multifamily renovation or capital-project experience is strongly preferred. Relevant experience in hospitality, senior housing, commercial real estate, or another occupied-property environment will also be considered.

• Demonstrated ability to independently inspect conditions, define the problem, develop a complete scope, source bidders, level proposals, negotiate terms, recommend a course of action, and manage execution.

• Strong working knowledge of construction means and methods across multiple building and site systems.

• Proven skill in scope writing, RFP preparation, estimating, bid analysis, contractor qualification, contract administration, change-order control, pay-application review, and project closeout.

• Ability to read and interpret plans, specifications, proposals, contracts, schedules, reports, and technical documentation.

• Sound business judgment and the ability to balance cost, quality, risk, schedule, resident impact, and long-term asset performance.

• Highly resourceful, persistent, organized, and comfortable working with significant autonomy and accountability.

• Clear and concise written and verbal communication, including the ability to present facts and recommendations directly to senior leadership.

• Strong proficiency with Microsoft Excel, Word, Outlook, and project or contract tracking systems.

• Bachelor's degree in construction management, engineering, architecture, real estate, or a related field is preferred, but equivalent hands-on experience and demonstrated results will be fully considered.

• Valid driver's license and ability to travel frequently, including overnight travel, throughout the assigned region.

WHY THIS ROLE IS DIFFERENT

• Direct influence over the preservation and performance of a substantial long-term real estate portfolio.

• Meaningful ownership of projects from initial identification through final closeout.

• Direct access to the President and executive leadership, with the ability to make recommendations that lead to action.

• A stable, long-standing, privately held company that values sound judgment, resourcefulness, accountability, and quality.

• Medical, dental, and vision benefits.

• Optional life, accident, and critical illness insurance.

• 401(k) with company match.

• Paid vacation and holidays.

APPLICATION

Please submit a resume that clearly identifies the capital projects or construction projects you personally led, the approximate project values, the portfolio or property types involved, and your role in scope development, bidding, negotiation, and field oversight.

Gaines Investment Trust is an equal opportunity employer. Employment decisions are based on qualifications, merit, and business needs.