Capital Projects Manager

Gaines Investment Trust; Dallas (TX); Sur place; USD 90 000 - 140 000; Plein temps

Résumé du poste

Gaines Investment Trust is seeking a Capital Projects Manager to oversee significant capital improvements across our multifamily portfolio in Texas, Oklahoma, and Kansas. You will identify capital needs, develop scopes of work, source and negotiate with contractors, evaluate bids, and manage projects from planning through closeout.

This role requires strong construction knowledge, sound business judgment, exceptional organization, and the ability to manage multiple projects while protecting the

Qualifications

• 7+ years managing capital improvements or major renovations.
• Multifamily renovation experience strongly preferred; other occupied properties acceptable.
• Experience independently managing projects from inspection through closeout.
• Strong knowledge of construction methods, building systems, and capital planning.
• Experience developing scopes, estimating costs, evaluating bids, negotiating contracts, and managing change orders.
• Ability to interpret plans, specifications, contracts, schedules, and construction documents.
• Strong vendor sourcing and negotiation skills.
• Excellent organization and attention to detail across multiple projects.
• Strong written and verbal communication with executive leadership.
• Advanced proficiency with Excel, Word, Outlook, and project tracking systems.
• Bachelor's degree in related field; travel frequently in Texas, Oklahoma, and Kansas.

Responsabilités

• Inspect apartment communities and identify deferred maintenance and capital improvement needs.
• Evaluate repair, replacement, redesign, and long-term solutions.
• Develop detailed scopes of work and contractor-ready RFPs.
• Source, qualify, and build relationships with regional contractors and vendors.
• Obtain, compare, and analyze competitive bids.
• Negotiate pricing, scope, schedules, warranties, and contract terms.
• Present project recommendations, budgets, and solutions to executive leadership.
• Manage projects from planning through completion, including budgets, schedules, contractors, quality control, and issue resolution.
• Review field progress before approving payments.
• Verify permits, inspections, warranties, lien releases, and closeout documentation.
• Maintain accurate budgets, forecasts, contracts, bid records, photographs, project trackers, and executive reporting.

Connaissances

Project management

Vendor sourcing

Contract negotiation

Budgeting & forecasting

Communication

Excel

Formation

Bachelor's degree in Construction Management, Engineering, Architecture, Real Estate, or related field

Outils

MS Project

Project tracking systems

Description du poste

Travel:

Frequent regional and overnight travel

Bonus:

Discretionary annual bonus opportunity of up to 10% of base salary, based on attention to detail, vendor sourcing, documented cost savings and value engineering, and successful project execution

Candidates must reside in the Dallas-Fort Worth Metroplex.

Complete Your Video Interview

Your video interview gives our leadership team an opportunity to learn more about your project management experience, construction knowledge, communication style, and approach to managing capital projects.

The Opportunity

Gaines Investment Trust is seeking an experienced Capital Projects Manager to oversee significant capital improvements across our multifamily portfolio in Texas, Oklahoma, and Kansas.

You'll work directly with executive leadership to identify capital needs, develop scopes of work, source and negotiate with contractors, evaluate bids, make recommendations, and manage projects from initial planning through final closeout.

This role requires strong construction knowledge, sound business judgment, exceptional organization, and the ability to manage multiple projects while protecting the long-term value of the properties we own.

What You'll Do

• Inspect apartment communities and proactively identify deferred maintenance and capital improvement needs
• Evaluate repair, replacement, redesign, and long-term solutions
• Develop detailed scopes of work and contractor-ready RFPs
• Source, qualify, and build relationships with regional contractors and vendors
• Obtain, compare, and analyze competitive bids
• Negotiate pricing, scope, schedules, warranties, and contract terms
• Present project recommendations, budgets, and solutions to executive leadership
• Manage projects from planning through completion, including budgets, schedules, contractors, quality control, and issue resolution
• Review field progress before approving payments
• Verify permits, inspections, warranties, lien releases, and closeout documentation
• Maintain accurate budgets, forecasts, contracts, bid records, photographs, project trackers, and executive reporting

Types of Projects

Projects may include roofing and waterproofing; exterior painting, siding, stucco, and wood replacement; asphalt, concrete, parking lots, and site improvements; drainage and grading; structural and building envelope repairs; mechanical, electrical, plumbing, fire and life-safety systems; utility infrastructure; pools and amenities; clubhouses, leasing offices, and common-area renovations.

What We're Looking For

• 7+ years of progressive experience managing capital improvements, construction projects, major renovations, or facilities projects
• Multifamily renovation experience strongly preferred; hospitality, senior housing, commercial real estate, or other occupied-property experience considered
• Experience independently managing projects from inspection and scoping through final closeout
• Strong knowledge of construction methods, building systems, and capital planning
• Experience developing scopes and RFPs, estimating costs, evaluating bids, negotiating contracts, and managing change orders
• Ability to interpret plans, specifications, contracts, schedules, and construction documents
• Strong vendor sourcing and negotiation skills
• Excellent organization and attention to detail across multiple simultaneous projects
• Strong written and verbal communication skills with the ability to present recommendations to executive leadership
• Advanced proficiency with Excel, Word, Outlook, and project tracking systems
• Bachelor's degree in Construction Management, Engineering, Architecture, Real Estate, or a related field preferred; equivalent experience considered
• Valid driver's license and ability to travel frequently throughout Texas, Oklahoma, and Kansas, including overnight travel

What Success Looks Like

Capital needs are identified before they become costly emergencies. Scopes are complete and bids are comparable. Recommendations are well-researched and clearly presented. Projects are completed safely, on schedule, within budget, and to our quality standards. Progress payments and project closeouts are supported by accurate field verification and documentation.

Why Gaines Investment Trust?

We own what we manage and we're here for the long term. Since 1966, Gaines Investment Trust has built a growing real estate portfolio by investing in our properties and holding them for the long term.

As a family-owned owner-operator, we don't manage projects for outside ownership groups. You'll work directly with the people who own the properties and make the investment decisions, giving you the opportunity to take ownership of projects and see the long-term impact of your work.

For our employees, that means stability, continued growth, and the opportunity to make meaningful improvements to properties we intend to own for decades.

Benefits include: Medical, Dental, and Vision Insurance, 401(k) with company match, PTO, paid holidays, life insurance, and additional voluntary benefits.

Ready to lead projects that make a lasting impact? We'd like to hear from you.