ABOUT IHO
At Innovative Housing Opportunities (IHO), you are important. Your contribution cannot be overstated. We take pride in our employees and the work we do, and the services we provide.
Founded in 1976, IHO is an award-winning nonprofit developer that provides high-quality permanent rental housing affordable to low-to-moderate income households in Southern California. The Company and its staff have completed and continue to operate housing projects with integrated services funded with a variety of public sources. Our Mission is to enrich communities by providing high quality, holistic, affordable housing, and services. Collaborating with members of the community and local government, business, education, and faith sectors, we built Woodbridge Manor Apartments, Irvine’s first 100% very low-income housing for seniors and disabled individuals in 1981. We then introduced resident-centered services and lifelong learning programs while maintaining strong fiscal controls and management oversight. Even now neighbors are still surprised to learn they are living adjacent to “low-income housing.”
Today, IHO continues to advocate for smarter, sustainable housing and land use legislation. Our communities remain indistinguishable from their market rate neighbors, and our residents continue to thrive. As a nimble and creative development team, we leverage partnerships, new technologies, and financing strategies to identify the most effective ways to build strong families and high-performing cities while finding a win-win for public agencies, private industry, and people seeking housing.
POSITION SUMMARY
IHO is looking for a highly effective and result-oriented Project Manager to join our innovative and dynamic team in our Santa Ana, CA office. As an ambassador of Innovative Housing Opportunities (IHO), the Project Manager (PM) is integral to IHO’s success. Under the direction of the Associate Director of Real Estate Development, the PM performs various tasks directly related to the planning, development, and advocacy of IHO’s affordable housing, mixed-use, and community economic development projects.
The PM must demonstrate a commitment to IHO’s mission, vision, and values. The PM will work with various individuals, community-based organizations, governmental entities, and others to ensure the organization’s real estate assets, residents, and reputation are well served. This position requires high integrity, initiative, responsibility, accountability, and diplomacy with various stakeholders throughout the real estate development project lifecycle.
CORE COMPETENCIES
• Execution
• Decision Making
• Effective Communication
• Critical Thinking & Problem Solver
• Business Acumen • Analyzing Information
• Reporting Skills
• Time Management and Organization
• Teamwork Orientation
HOW WILL YOU CONTRIBUTE?
Predevelopment
• Finds and evaluates development opportunities; conducts initial feasibility analysis through coordination of physical, market, and financial due diligence activities; implements the development strategy, including Go/No-Go parameters; negotiates purchase agreements; and obtains public entitlement, design approvals, and permits.
• Obtains project financing, including preparing financing applications (TCAC, CDLAC, conventional, nontraditional, etc.), creating deal structures, coordinating legal agreements for financing, and staying current on public and private financing programs.
• Manages the project development team, including soliciting bids from consultants and contractors, evaluating proposals, selecting, negotiating contract terms and price, and other consultants necessary to develop the project; coordinates and monitors professional consultants’ work; ensures work is finished to IHO’s standards and obtains internal approvals; manages contracts and billing process.
• Works with Supervisor to obtain all debt, equity, and soft sources of finance, document loan, and partnership terms and obligations.
• Obtains public approval by coordinating with other IHO departments to develop and implement community acceptance strategies and build public support, including giving public presentations on behalf of the project.
• Conducts financial analysis and proforma modeling; considers creative and out-of-the-box financing opportunities.
• Creates and maintains detailed project pro formas and reports and manages project budgets throughout the development process.
• Manages real estate and finance transactions, including site and property acquisitions, construction and permanent loan closings, and tax credit equity syndications.
• Maintains clear, up-to-date project files.
Financing/Closing
• Secure commitments for construction/permanent financing, including preparing applications and coordinating the submittal of required materials.
• Negotiate deal terms with lenders and investors with input from the Director of Real Estate Development.
• Coordinate the closing of construction financing.
• Answer questions and resolve issues as they arise.
New Construction & Rehabilitation
• Monitors construction process, resolving conflicts and disputes promptly; negotiates construction documents and contracts; prepares draws; evaluates change order requests; resolves issues as they arise; ensures compliance with various requirements; and monitors costs and budgets.
• Manages design and construction team from initial scoping, schematic design, and design development through construction; coordinates physical and financial project issues with Property Management and Asset Management.
• Provide updates and recommendations to management. Perm Loan Conversion
• Ensure all requirements are met to pay off the construction loan and convert it to permanent financing.
• Assists CFO and asset management and coordinates with property management for a seamless transition to ongoing operations; monitors property management, resident services, and all related parties during tenant selection and lease-up.
Other Duties
• Participates in regular check-ins with supervisor, as directed, to convey project status and address any issues; ensures that supervisor can convey a clear picture to board, team, and other stakeholders.
• Works with and supports other IHO departments by utilizing effective communication lines to exchange pertinent information.
• Represents IHO in public presentations, community, and public policy groups, on boards and committees, and at conferences; schedules and disseminates print and electronic communications as needed.
• Stay informed of policies affecting affordable housing.
• Attends professional development training and events as requested.
• Actively follows IHO’s HR and governance policies.
• Completes other duties as assigned.
QUALIFICATIONS (KNOWLEDGE, SKILLS & ABILITIES)
• Commitment to IHO’s mission, vision, and values; a brand ambassador.
• Performs with integrity and professionalism at all times.
• Possesses excellent project management skills with an affinity for consistently producing clear, accurate, high-quality work and yield.
• Has a sense of urgency and a desire to be part of building something new.
• Effective prioritization and organizational skills.
• Strong leadership and interpersonal skills with the ability to build relationships and manage and motivate internal and external teams.
• Ability to work both independently and collaboratively in cross-functional teams.
• Excellent verbal and written communication skills.
• Ability to meet multiple deadlines and work in a fast-paced environment.
• Maintains current knowledge of and complies with organizational and department policies and procedures.
• Ability to produce complex financial spreadsheets.
• Knowledge of real estate entitlement and approval processes.
• Strong analytical, mathematical, communication, and organizational skills.
• Maintains professional behavior, dress, and appearance always.
• Reasonable accommodations may be made to enable individuals with disabilities to perform the essential functions.
• Proficient in Microsoft Suite and Adobe products; willing to learn and master Asana, Govenda, and other software solutions.
• Required to wear appropriate Personal Protective Equipment (PPE) for onsite construction sites. • Must have access to and be able to drive a reliable car. Must have a valid California Driver’s license and proof of valid automobile insurance.
EDUCATION AND/OR EXPERIENCE
• Bachelor’s degree required. Master’s degree preferred or equivalent work experience in the following fields of study: architecture, real estate development, finance, planning, construction management, etc.
• Minimum of 2 years of related work or fieldwork experience in matters related to affordable housing development, such as residential architecture, finance, planning, and construction.
COMPENSATION
• $90,000 – $115,000 DEPENDING ON EXPERIENCE
BENEFITS
• Hybrid Work Environment
• Paid Holidays • Paid Vacation and Sick Time Off
• 401K with 3% employer contribution
• Medical, Dental, Vision, FSA
• Gym Reimbursement
TRAVEL
While this position primarily works in the company’s Orange County office, there is a requirement for national travel on occasion to visit property sites and partners and attend conferences and events.
EQUAL OPPORTUNITY
Innovative Housing Opportunities is an equal opportunity employer (EOE). Qualified applicants are considered for employment without regard to age, race, religion, gender, sexual orientation, national origin, and disability or veteran status. If you need assistance or an accommodation during the application process because of a disability, it is available upon request (IHO is pleased to provide such assistance, and no applicant will be penalized as a result of such a request).