Job DescriptionThe Assistant General Manager (AGM) functions in conjunction with and in the short-term absence of the General Manager (GM) as the professional-in-charge of the specific asset(s) under management. The AGM is responsible for all aspects of client and tenant satisfaction. Of specific importance is working with the GM in achieving stated financial results (NOI and cashflow) and operating objectives (leasing, capital improvements, system enhancements, tenant satisfaction, operating expense control, etc.).
The AGM is responsible for working directly with the General Manager and client 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 AGM must oversee the implementation of approved initiatives and programs by managing and coordinating the efforts of the property team (e.g. leasing specialists, vendors, contractors, and building employees).
The AGM assists with the management, supervision, and professional development of the Property Administrator and Tenant Services Coordinator. Additionally, the AGM is responsible for representing JLL in the local and regional business and real estate community in order to promote JLL's reputation and capabilities to prospective tenants and clients. At all times, the AGM maintains positive relations between tenants, client/property owner, building staff and colleagues.
Primary Responsibilities:
Assist with preparation and review of the annual jurisdictional forms and filings as required.(i.e. income & expense, real estate tax payments, property tax fillings, etc)
Support Leasing Specialist in the preparation of lease and/or rental agreements. Responsible for lease administration process.
Maintain intimate knowledge of lease agreements and ensure compliance from accounting and operations perspectives.
Review and approves purchases of supplies and equipment in accordance with client budgets and established parameters.
Prepare annual submissions for review by the General Manager for the JLL Property Awards Program and industry awards (e.g., BOMA TOBY award.) as requested
Responsible for compliance with development, revision and implementation of employee manuals, property manuals and on-line systems.
Work with accounting team to manage the accounting process fully.Direct on-site bookkeeping functions and collection process.Oversee the development and revision of written accounting procedures for the office.
Review for accuracy and approve invoices for payment.
Prepare and review financial documents pertaining to all building operations.These include, but are not limited to: tenant billing processes, occupancy rates, dates of lease expirations, financial reporting for client, and compliance with financial documents.Report to General Manager any variances, concerns and projections needed to sustain building operations.
Ensure that tenants are billed accurately, monitor aging reports and send collection notices as necessary to avoid outstanding A/R.
Be compliant with tenant leases to send notifications as required for commencement documentation, ROFO/ROFR offers, delinquencies, jurisdictional notices, etc. in the manner specified in individual leases.
Participate in the preparation of budgets and reforecasts, including budget numbers and explanatory notes. Track spend throughout the year to not exceed budget. Look for cost reduction opportunities.
Regularly inspect facilities and equipment to review inventory of building contents and property condition. Recommend, justify, develop and coordinate projects that enhance the value of the office buildings and comply with JLL and client standards and procedures.
Prepare accurate accruals and submit to accountant on time monthly.
Ensure that CAM reconciliations are completed annually, or as requested, and provided to client for review accurately and in their preferred format.
Assist in creation of, and reporting on, the asset management plan.
Work with Chief Engineer and General Manager to assign employees to duties pursuant to client and JLL guidelines.
Arrange for alterations to, or maintenance, upkeep, or reconditioning of facilities as specified in the operating budget, management plan and/or management services agreement.
Manage vendors to ensure that contract terms are adhered to and services are provided as expected.
Competitively bid and prepare service contracts to assure high quality and cost-effective services.
Ensure that client and JLL contract procedures are followed in an accurate and timely manner.
Work with Chief Engineer to ensure that emergency procedures are in place, building staff are trained, and life safety systems are operating effectively.
Meet the assigned criteria within the Compliance Excellence Program and Engineering Audit.Assure compliance with JLL policies, procedures and standard practices.
Maintain role as secondary contact for tenants, relative to tenant service requests.
Proactively meet with tenant representatives on scheduled basis.Communicates regularly with the Property Administrator, providing necessary support and information to this primary tenant contact.
Oversee communication and management of the tenant move-in/move-out process to minimize disruption to established tenants and ensure compliance with lease terms.
Employ or contract for onsite management and engineering personnel, as delineated within the operating budget, management plan and/or management services agreement.Submit hiring recommendations to General Manager for approval.
Oversee the Property Administrator and Tenant Services Coordinator in preparation of office equipment leases and maintenance agreements.
Supervise building employees in accordance with the policies enumerated within the JLL Personnel Handbook and applicable laws. Responsibilities include interviewing, hiring, and training employees; planning, assigning, and directing work; appraising performance; rewarding and disciplining employees; addressing complaints and resolving problems.Knows, understands and sets an example relative to the policies within the JLL Personnel Handbook.
Project management to ensure that capital improvements and special projects are completed within budget, on time, and in compliance with JLL and client standards.
Any and all other duties and tasks assigned.
Skills/Qualifications:
Associate or Bachelor's Degree Required. Finance, accounting, or advanced degree a plus
Real Estate Broker's License Required
Minimum three (3) years commercial real estate or property management experience
Proficient knowledge of Microsoft Office Suite.Capable of learning new programs and technology.
Communication Skills - Ability to read, analyze, and interpret legal documents (lease documents, claims of lien, etc.), professional journals, technical procedures, or government regulations.Ability to effectively present information and respond to questions from senior level management, clients, tenants, vendors, peers and the general public.
Mathematical/Financial Skills - Ability to calculate figures and amounts such as discounts, interest, commissions, prorations, percentages, rent, parking fees, and late fees.Experience with accruals as well as CAM estimates and reconciliations.
Ability to define and resolve complex issues and resolve with practical concrete business minded solutions
Physical Work Requirements and Work Conditions:
In compliance with the American's with Disabilities Act (ADA), the Assistant General Manager's responsibilities are such that in order to perform the required work in a safe and satisfactory manner, the following minimum physical requirements apply:Is regularly required to sit for long periods of time
The employee frequently is required to stand, walk, reach with hands and arms, stoop, kneel, crouch or crawl
Reading video display terminals, order forms and other written documents
Lifting a minimum of thirty-five (35) pounds
Using and ac
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.