Scattered Site Property Manager

About the role

The Omaha Housing Authority (OHA) is seeking a dynamic Scattered Site Property Manager to join our team. Founded in 1935, OHA is a nonprofit government agency dedicated to enhancing the quality of life for low and moderate-income individuals through the provision of safe and affordable housing.

Responsibilities

• Ensure occupancy targets are met and sustained; implement initiatives to increase resident retention in coordination with resident associations.
• Participate in leasing and marketing activities to recruit applicants for waiting lists in collaboration with the Intake Department.
• Maintain accurate and current records of vacancies, leased units, and unit offer status.
• Execute leases, conduct new resident orientations, issue keys, and process move-ins, move-outs, and transfers, including inspections.
• Attend resident association meetings and follow up on identified issues.
• Provide overall leadership for scattered site property operations in alignment with OHA’s mission, values, policies, and applicable HUD, federal, state, and local regulations.
• Plan, organize, direct, and evaluate the work of assigned property management and maintenance staff to ensure efficient operations, regulatory compliance, and high-quality resident services.
• Directly supervise the Assistant Property Manager and administrative support and provide functional leadership to all other assigned property management and maintenance staff.
• Establish clear performance expectations and measurable goals; monitor performance and provide ongoing coaching, guidance, and feedback to support accountability and professional development.
• Conduct individual supervision meetings at a minimum of monthly. New employees require weekly individual supervision meetings during the introductory period.
• Conduct regular staff meetings monthly to review workloads, address operational issues, reinforce priorities, and promote teamwork and effective communication.
• Identify training needs; support employee development; and initiate disciplinary action when necessary, in accordance with OHA policies, labor agreements (if applicable), and federal and Nebraska employment laws.
• Participate in recruitment, interviewing, onboarding, and training of new employees, ensuring staff are properly trained in safety procedures, fair housing requirements, and OHA operational standards.
• Delegate responsibilities effectively, resolve staffing issues, and ensure appropriate coverage to meet occupancy, maintenance, and resident service goals.
• Serve as a point of escalation for staff concerns, resident issues involving staff performance, and interdepartmental coordination, resolving matters professionally and consistently.
• Maintain frequent contact with residents and resident organizations. Establish constructive working relationships with residents, staff, community agencies, advocacy groups, and service providers.
• Investigate and resolve tenant complaints; enforce occupancy and lease requirements fairly and consistently.
• Investigate lease violations; ensure proper documentation; initiate or approve lease terminations; and direct service of notices in compliance with applicable laws.
• Collaborate with internal departments and external partners including compliance, capital funds, procurement, resident services, security, and contracted vendors.
• Provide oversight of property maintenance operations, including preventive maintenance inspections and unit turnaround activities. Ensure maintenance outcomes support leasing goals and regulatory compliance.
• Prepare for and participate in REAC inspections and respond to identified deficiencies.
• Aid in preparation of annual operating budgets and participate in capital planning processes.
• Monitor budget performance through monthly review and reporting; support positive cash flow through income maximization and cost control.
• Approve purchase orders for office supplies, maintenance supplies, and contracted services in a timely manner.
• Participate in a rotating on-call schedule to respond to after-hours emergencies.
• Represent OHA at community meetings, advisory councils, and interagency forums as assigned.
• Perform other duties as assigned.

Qualifications

• Bachelor’s or associate’s degree in management, Business Administration, or a closely related field preferred.
• Two (2) years of supervisory experience preferred.
• Five (5) years of property management experience or an equivalent combination of education and experience preferred.
• Knowledge of HUD rules and regulations preferred.
• Proficiency in Microsoft Office products.
• Ability to analyze problems, exercise sound judgment, and communicate effectively.
• Complete OHA-sponsored asset management and required job-related training.

Benefits

• 17 paid holidays, including your birthday, a floating holiday, and a self-care day
• 12 days of vacation and 12 days of sick leave per year
• Medical, dental, and vision benefits start the 1st of the month following date of hire
• Life Insurance, Health & Dependent Care FSA, MetLife Voluntary Insurance, and Pet Insurance
• 401(a) retirement plan with a 5.5% match and 457 compensation plan

Pay

$48,530 – $70,369 ($6.000+ in bonuses)

Schedule

Rotating on-call schedule to respond to after-hours emergencies.

Equal Opportunity Employer

Omaha Housing Authority is an equal opportunity employer, and all qualified applicants will receive consideration for employment without regard to race, color, religion, age, sex, national origin, disability status, genetics, protected veteran status, sexual orientation, gender identity, or expression, or any other characteristics protected by federal, state or local laws.