Director of Procurement & Contracts

We need to output HTML fragment with sections: About the role? Actually we need to reformat job posting into clean semantic HTML. Use

for section headings (e.g., About the role, Responsibilities, Requirements, Qualifications, Skills, Benefits, Pay, Schedule). Use

• for any list of duties/requirements/benefits, and

  for prose. Do NOT repeat the job title as a heading (the page already shows it) and do NOT put Job ID / requisition numbers as headings — fold minor metadata into a short

  or drop it. Preserve ALL substantive information; do NOT invent or summarize away detail. Remove cookie/navigation/legal/EEO/equal-opportunity/scam-warning boilerplate, duplicated lines, and application instructions. IMPORTANT: include a section ONLY when the posting has real, specific content for it — never emit a heading followed by filler/placeholder text (e.g., "commensurate with experience", "not specified", "N/A", "varies", "TBD") and never create Pay/Schedule/Benefits sections unless the posting actually states them. Prefer a few substantive sections over many thin ones. Output ONLY the HTML fragment — no /, no markdown code fences. We need to parse the posting. Key parts: - Intro paragraph about Elmington Construction: description. - POSITION SUMMARY: As a Director of Procurement at Elmington Construction, you will will deliver projects according to their plans, schedules, budgets, quality expectations, selections, and specifications, with the right attitude, courtesy, and professionalism as it relates to their team, subcontractors, and customers. - KNOWLEDGE/SKILLS/ABILITIES: list of bullet-like statements (many). We need to treat as list items. - ESSENTIAL JOB FUNCTIONS: many bullet-like statements. - SPECIFIC EDUCATION OR EXPERIENCE: list of requirements. - PHYSICAL DEMANDS AND WORK ENVIRONMENT: description. - TRAVEL REQUIREMENTS: "This position requires occasional travel." - The Elmington Construction Experience: description about culture, values, etc. - EEO boilerplate: remove. We need to decide sections: maybe "About the role" (position summary), "Responsibilities" (essential job functions), "Requirements" (specific education or experience), "Skills" (knowledge/skills/abilities), "Benefits"? Not present. "Pay"? Not present. "Schedule"? Not present. Could include "Work Environment" maybe as a section? Not in allowed headings list but we could use "About the role" etc. The instruction says use

  for section headings (e.g. About the role, Responsibilities, Requirements, Qualifications, Skills, Benefits, Pay, Schedule). It doesn't forbid other headings, but suggests those as examples. We should stick to those headings where applicable. We have content for About the role (position summary), Responsibilities (essential job functions), Requirements (specific education or experience), Skills (knowledge/skills/abilities). Also maybe "Qualifications" could combine education/experience. But we can separate. We need to avoid duplicate content. The knowledge/skills/abilities list is long and includes many items that overlap with essential job functions. But we must preserve all substantive information; we cannot omit. However we can combine similar items? The instruction says do NOT invent or summarize away detail. So we must keep each bullet point as is, but we can group them under appropriate headings. Duplicated lines: we should remove duplicated lines. There are some duplicates: e.g., "Determine buyout strategy with VP of Support Services for trades that have experienced volatility after the final estimate has been submitted." appears twice in essential job functions. Also "Develop the Elmington Construction purchasing and rebate programs..." appears twice? Actually appears in essential job functions and later again? Let's scan. Essential job functions list includes many items; some appear twice like "Determine buyout strategy with VP of Support Services for trades that have experienced volatility after the final estimate has been submitted." appears twice. Also "Develop, track and produce reports as required to communicate with all parties involved status of purchasing and rebate programs." maybe duplicate. We need to remove duplicated lines. So we need to deduplicate. Also knowledge/skills/abilities list includes many items that are similar to essential job functions; but they are separate sections; we should keep them as they are, but if there are exact duplicates across sections, we might need to deduplicate? The instruction: "Remove cookie/navigation/legal/EEO/equal-opportunity/scam-warning boilerplate, duplicated lines, and application instructions." So duplicated lines anywhere should be removed. So we need to identify duplicate sentences across the entire posting and keep only one instance. We must be careful not to remove substantive nuance. Let's extract the text and identify duplicates. I'll copy the relevant sections. First, the intro paragraph about Elmington Construction (first paragraph). We'll keep as prose. Then POSITION SUMMARY: one sentence. Then KNOWLEDGE/SKILLS/ABILITIES: a list of statements separated by periods? Actually it's a paragraph with many statements separated by periods. We'll need to split into list items. Let's extract the KNOWLEDGE/SKILLS/ABILITIES text: "Anticipate market trends, price shifts, and supply chain risks to secure favorable purchasing agreements. Design and implement long term sourcing and logistics strategies. Builds senior level relationships with manufacturers and distributors to create partnerships that drives measurable cost savings. Demonstrates ability to manage all contracting and buyout for all projects per essential job functions below Partners effectively with all internal Elmington parties and stakeholders to ensure purchasing agreements are integrated seamlessly into project delivery. Demonstrates entrepreneurial mindset and practices in designing, implementing, and managing a scalable purchasing program that grows with Elmington Construction’s needs. Communication skills: Ability to read, analyze and write proposals, reports and correspondence Work effectively with others as a team member Demonstrate effective leadership in coordination of group work efforts Demonstrate strong time management skills to handle a heavy workload and multiple tasks concurrently Demonstrate drive and initiative in performance of duties Meet deadlines and honor commitments made to others Demonstrate ability to handle stressful situations and deal with adversity Demonstrate sound judgment in matters of discretion Demonstrate effective negotiating skills / savviness Demonstrate exceptional verbal and written communication skills to effectively liaise with suppliers, vendors, subcontractors, other 3rd parties, team members and leadership. Demonstrate strong organizational skills to manage multiple priorities, tasks, and deadlines efficiently. Proactive & decisive Mentor & teacher Proven management ability" Note some start with verb forms, some with "Demonstrates". We'll keep as is. Now ESSENTIAL JOB FUNCTIONS list (many). Let's extract: "Oversees contracting and buyout for all projects Manages buyout and contracting process for all projects Provide oversight, training, and guidance on buyout and contracting to the procurement team and project teams. Monitor master buyout log in conjunction with the Project Estimate to make sure buyout has been properly documented and is within budgetary limits. Coordinate with Prequalification Specialist to ensure subcontractors are prequalified prior to issuance of a subcontract. Manages teams to ensure that risk management, best value pricing, best sub for the project, and best practices are implemented in buyout Conducts buyout kickoff meetings & weekly check-in with each team and manages master buyout log. Takes notes and follows up Creates project specific template subcontract, short form, and purchase order for each project Creates project specific contract exhibits for each project Handles all negotiations and correspondence with legal counsel on subcontract templates, subcontract negotiations, and misc. items Determine buyout strategy with VP of Support Services for trades that have experienced volatility after the final estimate has been submitted. Establish buyout objectives, policies, procedures, and performance standards within boundaries of company policy and specific project requirements. Work with project team to understand site logistics, schedule, and special considerations that need to be incorporated into front end negotiations and contracts. Develop a clear understanding of the specifications, drawings and standards to ensure these are included in contracts. Ensure scope of work templates are incorporated into contracts. Review and comment on all key draft subcontracts and purchase orders, prior to issuance to the subcontractor or vendor. Ensure Elmington standards are being followed and implemented into the subcontracts. Coordinate scopes among multiple trades/contracts to make sure potential scope gaps are filled and not doubled up in multiple contracts. Communicate with project teams during construction phase to understand successes and challenges to improve processes on future projects. Effectively manage workflows in Procore to ensure timely execution of subcontracts by all parties. Coordinate responses to subcontractor contract comments with Project Manager, with legal counsel, and VP of Support Services. Setup, attend and guide buyout check-in calls with project team. Attend project start-up meetings as required. Produce buyout/contracting reports as required to communicate with all parties involved. Set & manage timelines with project team for buyout/contracting. Review change orders and PCO's with project teams to understand reasons for change orders and determine if contracts can be written better on future projects. Analyzes and scopes subcontractor/vendor bids as required. Develop the Elmington Construction purchasing and rebate programs. Actively manage this program. Provide oversight, training, and guidance on purchasing and rebate programs to team members. Determine buyout strategy with VP of Support Services for trades that have experienced volatility after the final estimate has been submitted. Establish purchasing objectives, policies, procedures, and performance standards within boundaries of company policy and project specifications. Develop a clear understanding of the specifications, drawings and standards and effectively develop a scope of work to submit to suppliers for pricing. Communicate with project teams during the construction phase to understand successes and challenges to improve processes on future projects. Attend start-up meetings as required. Develop, track and produce reports as required to communicate with all parties involved status of purchasing and rebate programs. Review change orders and PCO's with project teams to understand reasons for change orders and determine if purchasing agreements can be written better on future projects. Analyzes and scopes supplier bids. Prioritizes and actively mentors and trains others. Demonstrates adherence to EC policy and processes and teaches EC policy and processes to new team members. Perform all other duties as assigned" Now SPECIFIC EDUCATION OR EXPERIENCE: "Bachelor's degree in a construction or engineering related program is preferred, but not required if experience levels are high Minimum of 10+ years of purchasing experience in the construction industry Proficient with blueprint reading and document interpretation for all design disciplines Proficient with construction estimating techniques for CSI divisions 1 thru 16 (simple thru complex) Demonstrate effective use of technology as required for the role Demonstrate ability to effectively negotiate contracts, including terms and conditions, with assistance of legal counsel Demonstrate ability to review contracts and ensure complete scope of work Proven track record as a team player and an effective manager" PHYSICAL DEMANDS AND WORK ENVIRONMENT: "Frequently sit, stand and walk. Regularly required to talk or hear. Frequently required to use hands or fingers to handle or feel objects, tools or controls. Occasionally required to climb or balance, stoop, kneel, crouch or crawl. Occasionally lift and/or move up to 25 pounds. Vision abilities to include close vision, distance vision, peripheral vision and the ability to adjust focus. The noise level in the work environment is usually moderate. Temperature in the workplace is typically moderate, though the ability to withstand seasonal cold and heat of the outdoors is necessary." TRAVEL REQUIREMENTS: "This position requires occasional travel." Then THE ELMINGTON CONSTRUCTION EXPERIENCE: "At Elmington Construction, we foster an entrepreneurial mindset, compensating for the value our team members bring to the table. We provide an environment that encourages room