General Manager
Job Description
The General Manager will manage properties as directed by the property owners and in accordance with the standards and procedures of JLL, and in accordance with the Management Agreement. The General Manager (GM) functions as the professional-in-charge of the specific asset(s) under management. As the lead professional, the GM is responsible for all aspects of client and tenant satisfaction. Of specific importance is achieving stated financial results (NOI and cash flow) and operating objectives (leasing, capital improvements, system enhancements, tenant satisfaction, operating expense control, etc.). The GM is responsible for working directly with the client to ensure a thorough understanding of its investment objectives and the development of acceptable property-specific strategic plans of an operating and capital budget. Once developed, the GM must oversee the implementation of approved initiatives and programs by managing and coordinating the efforts of the property team. The GM provides excellent communication (both written and verbal) to both building owners and tenants to ensure an ongoing, successful relationship.Conduct regular action agenda meetings with building owner. Prepare Annual Property Business Plan and re-forecasts according to the requirements of the owner. Coordinates all services and purchases in accordance with Annual Business Plan and specific spending guidelines.
The GM is responsible for working directly with the client and Group Manager and/or Regional Manager to ensure a thorough understanding of its investment objectives and the development of acceptable property-specific strategic plans and operating and capital budgets. Once developed, the GM must oversee the implementation of approved initiatives and programs by managing and coordinating the efforts of the property team, including vendors, contractors, and building employees.
The GM is responsible for the management, supervision, and professional development of all building personnel (e.g., Chief Engineer and engineering staff, Property Administrator, etc.). Ensure 100% compliance with Jones Lang LaSalle's employee performance process and coordinate with immediate supervisor and HR to address any personnel performance issues. Maintain all personnel files and approve timesheets, distribute checks, and file payroll registers. Additionally, the GM is responsible for representing Jones Lang LaSalle Americas, Inc. in the local and regional business and real estate community to promote Jones Lang LaSalle's reputation and capabilities to prospective tenants and clients.
Operations -
Assist in completing the JLL Management Audit.
Inspects properties and equipment to determine extent of service and equipment required. Recommends, justifies, develops and coordinates projects that enhance the value of the office buildings. Assigns employees or vendors to duties such as maintenance, repair, or renovation and obtains bids for additional work from outside contractors pursuant to client and JLL guidelines. Notifies tenants of special projects, emergencies, or other requests.
Works with Chief Engineer to assign employees to duties such as maintenance, repair, or renovation and obtains bids for additional work from outside contractors, pursuant to client and Jones Lang LaSalle guidelines.
Capable of managing major construction projects such as lobby renovations, garage membrane resurfacing, elevator upgrades, facade repairs, etc. Reviews construction specifications or plans, obtaining advice from the Chief Engineer, Operating Engineers and/or engineering/design consultants. Oversee all preventative maintenance programs. Prioritize day-to-day operations and provide direction to engineering staff.
Supports Brokerage Team in the review of lease proposals and lease language, lease discussions, and negotiations. The Upon execution of the Lease, GM assists the Project Manager (if applicable) in the tenant construction coordination process, prepares the set-up of accounting information to collect specified rents and develops lease abstracts. Maintains intimate knowledge of lease agreements; ensures compliance from an accounting standpoint and acts upon from an operations point of view. GM is responsible for lease administration process and assists in managing tenant option rights and notifications.
Employs or contracts for onsite management and engineering personnel, as delineated within the operating budget, management plan and/or management services agreement. Submits hiring recommendations to Group Manager and/or Regional Manager for approval.
Competitively bids and prepares all service contracts to assure high quality and cost-effective services. Assembles and analyzes contract bids, and submits bids, recommendations and standard form contract agreement to authorized signor for execution. Acts as primary contact for service contractors and vendors. Participates in group bid process as appropriate. Ensures that all legal agreements have been fully executed by Contractor and ownership.
Financial -
Oversee Real Estate Tax protest process.
Approves purchases of supplies and equipment for use at managed office buildings.
Assist Client Accounting Services "CAS" in the development of written policies and procedures for tenant rent collections and extension of credit terms to tenants within client parameters. Participates in second level collection discussions and writes default letters consistent with obligations and rights within the Lease. Reviews account aging reports to ascertain status of collections and balances outstanding and to evaluate effectiveness of current collection policies and procedures. With approval from the client, submits tenant accounts to attorney or agency for collection.
Oversees completion of monthly, quarterly, and annual owner's reports.
Prepare and/or review the annual jurisdictional forms and filings as required. (i.e. Income & Expense, Real Estate Tax payments, Property Tax fillings, etc.
Prepares the annual budget, to include revenue, operating expenses and capital expenses, and explanatory notes for all budget items.
Ensures timely and accurate reporting (monthly and quarterly), in conjunction with requirements in the Management Agreement
Develop, manage, and implement capital improvement plan, as required by Owner.
Works with Client Accounting Services (CAS) in Westmont, IL to manage the accounting process and directs on-site bookkeeping functions and collection process.
Prepares and/or reviews adjustments to tenant billing process. Has a strong knowledge and understanding of CPI increases, CAM recs, escalations, recoveries, special, etc. Issues invoices for JLL fees and reimbursable expenses. Collects payment for special work performed.
Reviews and approves all accounts payable, ensuring accurate general ledge coding and property allocations.
Prepares and/or reviews financial statements and reports on status of office buildings such as occupancy rates and dates of expiration of leases.
Analyzes financial statements to project future financial position and budget requirements.
Client/Tenant Services -
Develop and implement a tenant retention program.
Arranges for alterations to, or maintenance, upkeep, or reconditioning of properties as specified in the operating budget, management plan and/or management services agreement and of leased premises as dictated by lessee's agreement.
Proactively meets with tenant representatives on scheduled basis. Ensures Property Management team is informed of all Tenant issues and activities. Respond courteously to client, tenants, and fellow staff member requests, problems, and complaints. Distributes annual tenant survey and performs follow-up as necessary. Creates and implements a Tenant Manual for property and services.
Prepares and/or reviews periodic inventory of building contents and property condition, and forwards listing to client for review.
Leadership Manage
JLL Is an Equal Opportunity Employer JLL is committed to developing and maintaining a diverse workforce. JLL strongly believes in equal opportunity extended to all individuals in all aspects of the employment relationship, including recruitment, hiring, training, promotion, transfer, discipline, layoff, recall and termination without regard to race, color, religion, belief, creed, age, sex, pregnancy or maternity (including childbirth and related conditions), family responsibility (e.g. child care, elder care), nationality, ethnic or national origin or ancestry, citizenship, marital status, civil partner status, sexual orientation, gender identity or expression, transgender status, veteran’s status, genetic information, trade union membership, social position, political view or status as a qualified individual with a disability, protected leave status or any other protected characteristic in accordance with applicable law. The company also endeavors to make reasonable accommodations for known physical or mental limitations of otherwise qualified employees and applicants with disabilities unless the accommodations would impose an undue hardship on the operation of our business and ensures that employment decisions are based only on valid job requirements.
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