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 Senior Project Manager to join our innovative and dynamic team in our Santa Ana, CA office. As an ambassador of Innovative Housing Opportunities (IHO), the Senior Project Manager (SPM) is integral to IHO’s success. Under the direction of the Associate Director of Real Estate Development, the SPM performs various tasks directly related to the planning, development, and advocacy of IHO’s affordable housing, mixed-use, and community economic development projects.
The SPM must demonstrate a commitment to IHO’s mission, vision, and values. They must work diplomatically and collaboratively with a wide variety of individuals, staff, board members, partners, community-based organizations, stakeholders, and governmental entities. This role is characterized by a high degree of initiative, responsibility, and accountability which begins with business development and land acquisition and extends through the receipt of 8609s.
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?
• Work with Director to identify and evaluate development opportunities including organizing, coordinating, documenting, and negotiating PSAs, MOUs/LOIs, escrow closings, etc.
• Perform initial feasibility analysis, back-of-the-envelope financial assessments, and due diligence evaluations, including visiting sites, in a timely manner per IHO’s Go/No-Go criteria, highlighting opportunities and risks.
• Formulate and execute strategy for successful applications for Requests for Proposals, Qualifications, and Information (RFPs, RFQs, and RFIs).
• Formulate and execute RFPs, RFQs, and RFIs for selection of General Contractor, Architect, and/or any other consultant on IHO projects.
• Efficiently manage tasks and staffing necessary to obtain entitlements, including community meetings, submission of entitlement and permit applications, attendance at public hearings, and ongoing coordination of the project design team. Secure required project approvals from planning and building departments and other regulatory agencies.
• Obtain project financing, including preparing financing applications (TCAC, CDLAC, HCD, conventional, etc.); create deal structures, coordinate negotiation of legal agreements for financing, and stay current on financing programs.
• Utilize creativity and resourcefulness to identify private and nontraditional financing opportunities and construction practices.
• Coordinate and monitor the work of professional consultants; obtain internal approvals and ensure work is finished to IHO’s standards; manage contracts and billing process. • Manage development team, including selecting and hiring design, construction, and other consultants necessary to develop the project, in keeping with IHO’s best practices. • Work with the Community Impact team to develop and implement successful community engagement strategies, presentations, etc.
• Prepare for and attend virtual and in-person meetings including interdepartmental, general, board, or committee meetings, as required. • Coordinate appropriate input on project design and specifications by the various IHO departments in a timely manner.
• Prepare or coordinate thorough staff reports, requests for action, recommendations, and resolutions to obtain timely approvals by Project Review Committee, Board, or Executive Team. • Prepare project pro formas, prepare and monitor project budgets, cash flow projections, and project schedules.
• Work with the Finance Team to prepare monthly project draws, and detailed analyses that show projects align with IHO’s annual budget and long-term financial goals.
• Direct closing of acquisition, construction, and permanent financing.
• Work with various internal departments to maintain and update IHO development, design and construction, and operating standards to ensure the long-term success of our residents, RE assets, and IHO.
• Engage and participate in trade-related organizations, committees, boards, conferences, trainings, and advocacy efforts that further your professional development and IHO’s impact.
• Maintain regular and predictable attendance. • Undertake any other projects or tasks as may be assigned.
• Conduct ongoing project site visits to ensure IHO is aware of project and site conditions, and community sentiment
• Stay current on local issues by attending city council, planning commission and/or neighborhood council meetings.
QUALIFICATIONS (KNOWLEDGE, SKILLS & ABILITIES)
• Commitment to IHO’s mission, vision, and values; a brand ambassador.
• Dedicated to working with and supporting the team, board, and advisors.
• Detail-oriented, problem-solving, and strategic; a big-picture thinker. • High degree of independence, self-motivation, and accountability; can also work well in a team environment and mentor less experienced staff.
• Focused and able to follow tasks through to completion, despite frequent interruptions.
• Demonstrated capacity to perform and multi-task in an ever-changing, fast-paced, time-sensitive, often high-stress field.
• Excellent communication and presentation skills (written and verbal).
• Willing and able to quickly learn local approval and entitlement processes, software programs, discover new financing sources, etc.
• Adept in assessing financial feasibility using a variety of funding sources; highly proficient in financial spreadsheets (Excel).
• Creative, resourceful; able to conceptualize and iterate.
• Strong interpersonal skills.
• Able to lead, manage and motivate a team to work effectively.
• Willing to suggest new processes, tools, and systems to improve IHO’s and teams’ efficiency, best practices, and bottom line.
• Proficient in Microsoft Suite and Adobe products; willing to learn and master Asana, Govenda, and other software solutions.
• 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 and 5 – 7 years of experience in Real estate development with an emphasis in affordable multi-family rental housing project management with increasing responsibility, or
• Master’s degree in real estate development or a related field and 3-7 years of experience in affordable housing development with increasing responsibility.
• Experience required in land acquisitions, entitlements, Section 42 LIHTC project financing, and acquisition and construction financing closings.
COMPENSATION
• $115,000 – $130,000 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 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).