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Project Manager

About us

As a firm in business since 2004, Dellbrook |JKS has a long history of recognizing our employees as our most vital asset. With two offices and more than 160 employees, out dedication to servicing the needs of our clients has been the linchpin for our unprecedented success for over 30 years. Our sustained growth and solid reputation makes us a reliable employer with opportunities for employees to excel and grow into leadership roles. Our culture encouraged personal growth by investing in resources that allow employees to learn and develop skills that they are passionate about. Visible growth opportunities within Dellbrook | JKS give our employees and potential career seekers purpose to create tangible long term goals. With one of our core values being Family Values, this allows us to work with our employees to achieve a life work balance. We value our employee’s time outside of the office walls as much as we do inside them. Our employees enjoy the positive, team building and family oriented culture.

Position Summary

 The Project Manager is responsible for coordinating and managing all necessary resources throughout the entire project, from start-up through closeout.  The PM shall ensure that the Owner’s/ Company’s expectations and budgetary guidelines are met or exceeded.  The PM manages the project from beginning to end including: budget, costs, schedule, risk management, insurances, general work performance and quality, and overall progress against the plan.   

Responsibilities

  • Lead and Communicate with Field Supervision, Subcontractors and Vendors to assist them in working to the Project Schedule.
  • Represent Company with Owner(s), Architects, Consultants, Government Authorities, Vendors and Subcontractors
  • Administer all financial aspects of the Owner’s contract, subcontracts, and purchase orders  Build effective working relationships with clients and the project team members.
  • Manage multiple projects depending on size, complexity, and type.
  • Perform all duties of the Assistant Project Manager should project size, budget, or staffing limitations exist.
  • Evaluate APM performance and identify training needs.  Conduct training of others.  Foster team approach internally.
  • Follow the Company SOPs.

Preconstruction

  • Work with selected team on proposal and presentation.
  • Provide constructability reviews of drawings and budget updates as necessary and coordinate input from Superintendent.
  • Become an integral part of the preconstruction team.
  • Review Subcontractor bidders list and amend as required.
  • Review and discuss any onerous client RFP requirements with Project Executive and / or Sr. Project Manager. 

Project Start-Up

  • Obtain all necessary permits.
  • Review drawings and specifications to become completely familiar with the project. 
  • Review prime contract with Project Executive and Superintendent.  Ensure any specific contractual conditions are included in Subcontract documents.
  • Prepare Original Budget Summary and review with Superintendent prior to submitting to Accounting.
  • Develop contract schedule with Superintendent.  Identify and track any special requirements (such as owner furnished items, DPH sign offs, 3rd party accreditations, etc).
  • Develop RFI, COR, and submittal requirements, process and review with Superintendent and APM.
  • Review RFI, COR, and submittal procedures with Owner/ Architect/ Superintendent/ APM.
  • Review field mobilization and site access plan with Superintendent (ICRA, ILSM, Campus rules, etc). Obtain approvals from Owner, Town and/or City.
  • Identify all utility requirements and assign responsible party and track/assist progress. 
  • Prepare Subcontractor start-up package and chair Subcontractor kick-off meeting.  Include Owner/Architect as appropriate.
  • Procure critical subcontractors immediately and complete buyouts to meet project schedule requirements.  Not to exceed 60 days.
  • Include Superintendent input when creating Subcontractor Exhibit B Scope Sheets.

Ongoing Projects

  • Attend weekly project and subcontractor meetings, manage preparation and distribution of meeting minutes well in advance of next meeting and maintain close client, architect and engineering relations; chair as appropriate.
  • Manage maintenance of project logs (RFIs, Submittals, CORs) and review with Superintendent/Owner/Architect/APM on a weekly basis.
  • Conduct weekly project team meeting / conference call with PX/APM/PA/Superintendent. Review job status, logs, cost forecast, schedule, etc.
  • Monitor executed subcontracts and insurance certificates.  Verify subcontracts and insurance are in place prior to a Subcontractor working in the field.  Track subcontractor bonds as required.
  • Price out PCOs in a timely manner and submit monthly owner change orders as required.
  • Update & distribute project master schedule with input from Superintendent on no less than a monthly basis.
  • Manage on monthly basis cost report, projected cost forecast, and make budget adjustments in preparation for job cost review. Ensure that all potential exposures are forecasted and reviewed monthly.
  • Walk jobsite on no less than a weekly basis.  Review quality of work installed with Superintendent to assure as minimal a punchlist as possible.
  • Assist Superintendent in resolution of all critical issues, RFIs, etc. that could affect quality, cost, or schedule.  Provide documentation as necessary.
  • Maintain close relations with subcontractors, including early notification of submittal & material delivery schedule expectations.

Project Closeout

  • Complete and implement project closeout checklist. 
  • Manage issuance and completion of punchlist to Subcontractors and identify date that punchlist work needs to be complete and verified in writing of completion by Subcontractor.
  • Prepare final Owner billings in a timely manner and submit final billings, including retention within 30 days of obtaining C of O.
  • Identify project completion date with Owner and obtain Certificate of Substantial Completion if appropriate.
  • Issue final subcontract change orders and update final cost report within 60 days of obtaining C of O.
  • Manage close out documentation assembly for submission to Owner.
  • Manage timing of archiving files   

Relationship Development

  • Develop and maintain close communication with Owner and Architect and understand their expectations.  Foster collaborative and team oriented approach.
  • Maintain close subcontractor relations with communication, fairness, issuing timely change orders and timely payment.
  • Maintain good relations with Government agencies.
  • Get to know all parties involved with the project, including Owner’s vendors and consultants.
  • Lead by example.
  • Mentor Assistant Project Managers and Project Administrators assigned to the team.
  • Maintain open communication with President, Project Executive, Sr. Project Managers, Superintendents and project team.
  • Market/communicate with Client, Owner and Architect on other potential projects they are working on that the Company could assist.

Financial Management

  • Approve Subcontractor and material invoices in accordance with published schedule from Accounting. Ensure timely completion to keep requisition process on schedule.
  • Manage all requisitions and payments including lien releases and project payroll.  Maintain best possible cash flow throughout the project and address/communicate issues proactively & promptly.
  • Review all requisitions prior to distribution to owner/architect for accuracy and completeness.

Necessary Attributes

  • Possess company Core Values: honesty, integrity, family values.
  • Be driven by the leading corporate vision of a client focused company.
  • Excellent business judgment demonstrated by consistently achieving project objectives while developing/maintaining outstanding relationships with Owner, Architect & Subcontractors.
  • Excellent organizational skills and attention to detail evidenced by a strong command of all applicable contract provisions.
  • Ability to consistently analyze and execute financial trade-offs which frequently involve dealing with incomplete data and ambiguity
  • Ability to constantly multi-task and handle competing priorities between company business needs, organizational issues, and sound customer relations.
  • Possess judgment to know when to appropriately escalate issues up the chain of command.
  • A strong sense of urgency and self-initiative.  Able to quickly analyze and react to complex issues.
  • Excellent problem-solving skills and the ability to confidently and decisively take action
  • Team leader with excellent diplomatic and communication skills, able to handle and resolve conflicts effectively in a firm but fair manner.
  • Train, Develop, and Mentor staff.
  • Always understand the clients’ needs and do whatever it takes to help them achieve their goals.
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