Job description

Project Manager

Culture
All members of the Thomas Fragnoli (TF) team are responsible for upholding the values and building on the culture of the company while performing their specific job functions. This includes:

- Respectful
- Communicative
- Thoughtful
- Dependable
- Inclusive
- High performance
- Open to learning, growing from mistakes

Clients and architects enjoy working with TF because of our transparency, innovative craftsmanship, and collaboration. The Project Manager (PM) role contributes heavily to this experience via the following specific responsibilities.

Collaboration
At TF we are big on collaboration and exceptional communication is at the heart of everything we do. There are three main groups the PM will be collaborating with.

Internal

• Meeting weekly to review assigned and overall tasks/goals with project leadership team (including Principal, Superintendent/Foreman/Lead Carpenter, and Project Engineer, varies based on project size)
• Daily communication with Superintendent to: o Maintain constant project awareness o Ensure preparedness for upcoming work o Troubleshoot any issues that arise, especially related to Estimate and

Schedule

• Manage labor across local projects, identifying future needs and working with other PMs and/or Superintendents to balance the success of all projects using a shared labor pool
• Assist in recruiting and interviewing new staff and contributing to performance reviews
• Provide and receive mentorship where applicable
• Accountable for ensuring the following occur (delegating where appropriate): o Site safety meetings and associated documentation o Consistent daily job logs o Staff entering hours and assigned to appropriate codes o Distribution of internal weekly update o Ensure coverage when any delegated task holder is out

Client and Architect

• Demonstrate all of TF’s values as the main point of external contact, creating an environment of high client/architect awareness and satisfaction o Request information from architects and track responses, filing and distributing amongst project team as appropriate o Provide regular schedule and estimate updates (pacing to be defined per project) o Provide weekly project updates, including photos
• Facilitate project meetings (agenda, run meeting, minutes), including: o Pre-construction meetings o Kickoff meeting with OAC team at start of new projects o Weekly OAC meetings throughout the course of a project
• Conduct a full OAC team project review at mid-term and project closeout o Estimate o Schedule o Communication methods o General feedback
• Maintaining relationship with architect after project closeout

Subcontractor

• Foster amicable relationships with professional boundaries and expectations
• Maintain and expand pool of subcontractors who understand how TF works in both culture and quality
• Introduce and reinforce the TF jobsite culture of safety, respect, communication and quality with subcontractors and their crews and provide crew redirection and/or escalate feedback when necessary
• Manage alignment and scheduling of subcontractors in the 2-6 month range.

Then as Subcontactor’s time on site approaches, transition them to
Superintendent to manage execution of their work

• Manage the subcontractor business relationship throughout the project to preserve the on-site working relationship between Sub and Superintendent (subcontracts and any changes, payment discussions, etc)

Technical
TF creates beautiful homes with highly satisfied clients and architects. We work with a myriad of tools to enable this success. These tools also contribute to the project’s transparency, another key tenet of TF’s approach. The PM manages the following responsibilities in this area:

Estimates

• Estimate management and communication has been identified as key in client satisfaction and should be prioritized as such.
• Develop estimate in collaboration with Principal and Superintendent o Prepare pre-construction/schematic estimates for prospective projects o Upon award of project, update estimate for use in contract as needed o Provide value engineering analyses and recommendations as requested throughout the life of the project
• Manage estimate as the project progresses: o Track job costs and twice monthly (or as needed) analyze spending, including internal labor costs, material and subcontractor costs. Work with Superintendent to identify options for adjusting labor allocation, approach or estimate as needed o Identify any areas projected to exceed estimate early, prepare Change

Estimate documentation, and present to client with sufficient time for them to make decisions on whether and how to affect their budget o Internally document cause for all changes to the estimate (large or small), including client/architect driven changes, material/sub cost change, scope changes, TF forecasting deviation, or other. Present explanations as needed to Client and Architect

Schedules

• Develop schedule in collaboration with Principal and Superintendent

o Prepare pre-construction schematic schedules from initial estimates

o Upon project award, work with Superintendent to increase level of schedule detail and confirm viability (including sub availability and duration)

• Manage schedule to reflect changes as the project progresses

o Keep Client and Architect informed where schedule is tracking and where it is changing

o Clearly communicate with Client and Architect deadlines for information or decisions, tracking schedule slip when deadlines are not met

o Internally document cause for all schedule slip, whether delays in Client/Architect information or decisions, Subcontractor performance, TF forecasting deviation, or other.

• Present explanations as needed to Client and Architect

Subcontracts

• Work with Subcontractors to create and manage estimates o Issue RFPs, including distribution of necessary project documentation o Evaluate and summarize bids and proposals, and collaborate with

Principal and Superintendent to make final subcontractor selection o Walk the project with chosen sub, prior to work start to confirm and finalize scope, requesting re-quotes and revising POs when appropriate

• Manage Subcontractor paperwork o Negotiate, write and review all subcontracts using appropriate documents o Verify all Subcontractors have insurance, a signed Master Subcontractor Agreement, and a signed PO before their work begins

Billing

o Review, approve for client invoicing and code incoming subcontractor invoices and material receipts

o Twice monthly, review the TF labor report and shift estimate categories as needed prior to approving for client billing

o Review estimate tracking sheet for monthly publication to Client as part of invoice package, editing as-needed to reflect estimate management

o Proofread remainder of invoice package prepared by accounting team for any errors or inconsistencies on invoice, labor report, material cost report, receipts

o Prepare paperwork for construction loans as needed

o Coordinate and manage conditional and unconditional lien releases with subcontractor and vendor payments and release retention held

o As project nears completion, work with Business Manager to review final deposit balance and develop plan for funds to be credited to the client

Project Completion

o Prepare owner’s manuals, manage internal review, and deliver to client

o Ensure the project closeout procedure is followed for all projects

-Warranty documentation
-Storage of extra materials
-Documentation of finishes
-Completion of as-built drawings and compilation of pre-cover photos

o Prepare client for the process of photo-documenting their project and facilitate the photography session

o Conduct an internal post-construction project review meeting, and document lessons learned o Verify that all final lien releases are in place before issuing any final payments or releasing retention

o Act as service liaison after project completion

-Coordinating service work for projects under warranty
-Referring service providers for projects no longer under warranty

*This is an on-site position, candidates must live in the San Juan Islands or greater Anacortes area to be considered.

Job Types: Full-time, Part-time

Pay: $38.00 - $63.00 per hour

Benefits:

• 401(k)
• Dental insurance
• Health insurance
• Paid time off
• Vision insurance

Experience level:

• 1 year
• 2 years
• 3 years

Schedule:

• 8 hour shift
• Monday to Friday

Ability to commute/relocate:

• San Juan Islands, WA: Reliably commute or planning to relocate before starting work (Required)

Work Location: In person

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