Project Manager

About Us

Founded in 1918, Okland Construction operates as a regional general contracting and construction management company with nearly 1,000 employees. It supervises the architectural, engineering, bidding, contracting, building, and inspection processes from the beginning to the end of the project and specializes in concrete self-performance on large commercial-scale projects.

Why Okland?

• A people-focused culture united by shared values
• Progressive leadership
• Growth, training, and development opportunities
• Competitive salary rates
• Generous PTO
• Health, Life, & Disability Insurance
• 401k with company match
• Employee Recognition and Rewards
• Employee Referral Program
• Company Bonus eligibility
• A commitment to delivering the most remarkable experience for all stakeholders

Responsibilities

• Ensure the project is completed on-time, within budget, and constructed with superior quality and safety.
• Visit each project site prior to the commencement of construction and video record all areas that might be impacted by the construction.
• Coordinate with the superintendent to regularly update self-performed work and ensure proper fees are applied.
• Review and ensure the request for information (RFI) log is current, and follow up to ensure record drawings and as-builts are updated and maintained.
• Review RFIs, ASIs, CCDs, etc., with the project team to ensure timely responses from the owner and architect.
• Prepare for, attend, and represent the company in applicable meetings including job “kick off,” weekly project, monthly project status review (PSR), and owner-architect-contractor (OAC) meetings.
• Manage the job closeout process from day one, ensuring financial obligations to subcontractors are settled within 30 days of substantial completion and final payment is received within 60 days.
• Ensure operations & maintenance (O&M) manuals are compiled and submitted in accordance with contract documents.
• Follow job start-up procedures, including completion of the new project checklist.
• Ensure the project site and construction activities are constantly documented in writing and photos, stored electronically.
• Ensure a stormwater protection plan is in place at the onset of every project, the notice of intent has been filed, and the plan is maintained and updated weekly.
• Coordinate and communicate closely with the owner, architects, and subcontractors to eliminate issues before they become problems.
• Review and negotiate the prime contract with the owner.
• Ensure pre-punch lists and final punch lists are distributed, maintained, and completed in a timely fashion.
• Assist the owner and architect in obtaining building permits and other permits, as well as coordinate and acquire all required insurance and bonds.
• Maintain relationships with the owner to ensure all warranty issues are identified, documented, and resolved in a timely manner.
• Market the company to the owner and design team and engage the business development department in pursuing future opportunities.
• Assist business development and preconstruction in possible project pursuit opportunities.
• Seek input from staff on improving processes, projects, and the company.
• Stay informed about changes in the industry.
• Ensure project safety policies, procedures, and OSHA standards are enforced, and weekly safety meetings are held.
• Support the superintendent to ensure responsible person coverage for after-hours work.
• Ensure plans and resources are in place to execute BIM services, including concrete coordination drawings and clash coordination, according to the Okland BIM Execution Guide.
• Coordinate with the superintendent to use P6 scheduling software and manage the project schedule to meet milestones.
• Manage the risk exposure process and account for possible unforeseen time impacts to the schedule.
• Mentor and encourage subordinate growth and development, building morale through positive reinforcement and feedback.
• Work with the project team to establish goals and develop accountability.
• Create an open, trusting, and inclusive team environment.
• Schedule, prepare, and conduct performance evaluations of staff members, providing constructive feedback.
• Lead and ensure the team maintains work/life balance through good communication and daily huddles.
• Conduct regular staff meetings for coordination and development of staff and resolution of critical issues.
• Assist the project team in maintaining good neighbor relations around jobsites.
• Ensure all purchases, orders, and invoices are properly coded and administered according to Okland’s policy.
• Review the established budget estimate and bid, assisting the estimator and job cost accountant with setting up proper codes and organization of the job cost report.
• Assist the job cost accountant with the preparation and review of subcontract supplements and monthly pay applications.
• Review job status reports monthly with the project director and team, updating projections on income and all cost codes.
• Manage the change order process effectively, ensuring all costs are included and accurate, and the owner and architect are aware of potential cost impacts.
• Manage and track allowances accurately for the owner.
• Modify subcontract agreements and/or purchase order templates to fit specific projects, ensuring detailed scopes of work and timely issuance for quality, schedule, and cost-effectiveness.
• Ensure the buyout process is complete and all subcontracts are written within 60 days of contract, focusing on subcontracts impacting early activities.
• Organize and conduct pre-construction meetings with subcontractors.
• Formally document all relevant informal communications with subcontractors.
• Prepare, maintain, and update the exposure log with the project team monthly.
• Maintain logs of PRs, CORs, COs, and exposure logs.
• Notify the master subcontract agreement administrator when new subcontractors are utilized and ensure the master subcontract is distributed.
• Coordinate with the project team to update construction drawings with approved changes.
• Manage, track, and document the RFI and submittal processes proactively and in a timely manner.
• Control and monitor necessary long-lead procurement items.
• Coordinate with the project team to create and maintain the project directory.
• Inspect supplier warehouses when payment for stored materials is requested.
• Participate as a design-build manager when required.
• Develop and maintain a detailed construction CPM schedule with the superintendent and corporate scheduler.
• Coordinate with the project team to maintain meeting minutes.
• Ensure delivery tickets are processed in a timely manner.
• Ensure all project paperwork is properly filed and maintained.
• Assist the project estimator in preparing Instruction to Bidders during the bidding process.
• Assist the project estimator in reviewing scope, submitted bids, and subcontractor selection.
• Assist in coordinating work performed by trade contractors.
• Review weekly payroll reports sent by the job cost accountant to ensure accuracy.

Requirements

• Bachelor's degree in construction management or a related field, and 15 years of related experience working on commercial construction projects; or equivalent combination of education and experience.

Skills

• Extensive knowledge of established construction and maintenance practices, procedures, and techniques, as well as applicable local, state, and federal building codes.
• Familiarity with a wide range of equipment and tools and proficiency in skilled construction, maintenance, and repair tasks.
• Advanced understanding of construction scheduling and cost control.
• Ability to prioritize multiple projects or competing demands.
• Ability to interact and communicate effectively with customers, vendors, and employees at all levels of the organization.
• Ability to effectively present information in one-on-one and small group situations.
• Ability to effectively lead, mentor, and build high-performing teams.
• Thorough and attentive to details.
• Ability to proactively plan for risks and activities to meet or exceed deadlines and budgets.
• Ability to solve practical problems and deal with variables in situations with limited standardization.
• Ability to maintain confidentiality and professionalism in the workplace.
• Ability to maintain the utmost level of integrity in all relationships and situations.
• Ability to read and understand work orders, safety rules, operating and maintenance instructions, and procedure manuals.
• Ability to read and comprehend complex instructions, correspondence, memos, blueprints, contract document specifications, construction drawings, and CPM schedules.
• Strong computer skills; proficient in MS Excel, MS Word, and MS Outlook.
• High emotional intelligence (EQ).
• Advanced ability in negotiations and conflict resolution.
• Ability to drive company initiatives or objectives and inspire the team to embrace them.
• Ability to properly manage general conditions in a commercial construction environment.