Director of Construction & Maintenance Services

LMS Investment Management; Birmingham (AL); On-site; USD 180,000 - 250,000; Full time

Job summary

LMS Real Estate Investment Management is seeking a Director of Construction & Maintenance Services to lead capital planning, asset strategy, and major project execution for a growing multifamily portfolio across Alabama, Georgia, and Tennessee.

In this senior role, you will shepherd multi-year CapEx plans, manage budgets, and coordinate with cross-functional teams to protect long-term asset value while minimizing resident disruption.

Qualifications

• 10+ years of progressive experience in multifamily, Build-to-Rent, commercial facilities, construction, or related property-services environment.
• Experience managing capital projects and budgets across multiple properties or a regional/portfolio platform.
• Strong knowledge of construction management, building systems, major repairs, budgeting, project scoping, bidding, and vendor negotiation.

Responsibilities

• Lead capital planning and asset strategy across LMS's portfolio.
• Direct major capital and construction projects from scope to closeout, including renovations, roofing, HVAC, and insulations.
• Oversee warranties, claims, and vendor management to optimize costs and reliability.
• Develop and manage vendor relationships, negotiate master service agreements, and drive cost improvements.
• Own maintenance and capital reporting, KPIs, and performance analytics for leadership.

Skills

Capital planning

Budgeting

Vendor negotiation

Construction management

Leadership

Strategic planning

Financial analysis

Education

Bachelor's degree

PMP certification

Job description

Director of Construction & Maintenance Services

Reports to: Vice President, Operations
Full-Time | Exempt | Regional Travel Required

Build. Improve. Protect. Lead.

LMS Real Estate Investment Management is seeking an experienced Director, Construction & Maintenance Services to lead the capital, construction, and technical strategy for our growing multifamily portfolio.

With approximately 16 communities across Alabama, Georgia, and Tennessee, our portfolio includes conventional multifamily, Build-to-Rent (BTR), and mixed-use assets. This leadership role will have a direct impact on how we plan capital investments, execute major projects, manage vendor partnerships, evaluate physical assets, and protect the long-term value of our communities.

This is not a traditional day-to-day maintenance operations role. The Director will serve as LMS's senior technical leader for the physical portfolio, with primary responsibility for capital planning, construction and major project execution, vendor strategy, asset-level analytics, and technical due diligence.

The Director will work closely with the Vice President of Operations, National Maintenance Manager, Regional and Community Operations teams, Investments, and Asset Management to ensure capital dollars are deployed thoughtfully and projects are executed successfully.

What You'll Own

Capital Planning & Asset Strategy

• Develop, manage, and continuously refine LMS's multi-year capital expenditure (CapEx) plan across the portfolio.
• Lead annual capital budgeting, forecasting, project prioritization, and long-range planning.
• Evaluate asset conditions and identify current and future capital needs.
• Develop clear project scopes, budgets, timelines, and recommendations for leadership, ownership, and asset management.
• Monitor capital spending against approved budgets and forecasts and proactively identify potential variances.

Construction & Capital Project Management

• Lead major capital and construction projects from initial scope through completion, including:
  • Renovations and repositioning projects
  • Roofing and building envelope projects
  • HVAC and major mechanical replacements
  • Exterior improvements
  • Amenity and common-area renovations
  • Major infrastructure and property repair projects
• Manage the complete project lifecycle, including scope development, bidding, contractor selection, contract award, scheduling, change orders, quality control, budget management, and closeout.
• Coordinate projects to minimize disruption to residents and community operations.
• Establish consistent construction and project-management standards across the LMS portfolio.

Major Repairs, Warranty & Claims

• Provide leadership and technical direction during significant property repair events.
• Identify and pursue applicable builder, manufacturer, contractor, and equipment warranties.
• Partner with internal teams, carriers, adjusters, contractors, and other stakeholders on property insurance claims.
• Drive repair and claim matters through final resolution while protecting the company's financial and operational interests.

Vendor Strategy & Procurement

• Develop and manage strategic vendor relationships across the portfolio.
• Negotiate master service agreements, national or regional accounts, preferred pricing, service standards, and scopes of work.
• Evaluate vendor performance, pricing, responsiveness, and quality.
• Establish consistent standards that allow field teams to engage approved vendors efficiently and confidently.
• Identify opportunities to leverage portfolio purchasing power and improve overall cost and service performance.

Analytics, Reporting & Performance

• Own the maintenance and capital reporting framework for the portfolio.
• Develop meaningful benchmarks, KPIs, forecasts, and portfolio-level reporting that provide leadership with a clear picture of asset condition, capital exposure, project performance, and spending.
• Analyze maintenance and capital data to identify trends, recurring issues, cost-saving opportunities, and future investment needs.
• Translate complex property and project information into clear, actionable recommendations for Operations, Investments, Asset Management, and executive leadership.

Acquisitions, Dispositions & Due Diligence

• Serve as the primary maintenance and construction partner for acquisitions, dispositions, and new development turnover.
• Participate in property inspections and physical due diligence.
• Evaluate building systems, deferred maintenance, immediate repair needs, and future capital requirements.
• Develop and validate capital estimates used in acquisition underwriting and business planning.
• Assist in evaluating construction quality and outstanding warranty or turnover items for newly developed assets.

Leadership & Collaboration

• Provide leadership, coaching, and strategic direction to the National Maintenance Manager while maintaining clear accountability between capital/project responsibilities and day-to-day service operations.
• Build and develop additional construction project management and analytical resources as the portfolio grows.
• Partner closely with Operations leadership to ensure capital strategy supports property performance and the resident experience.
• Represent Construction & Maintenance Services in leadership meetings, budgeting discussions, acquisition reviews, and other executive forums.
• Help establish scalable systems, processes, and standards that support LMS's continued growth.

What We're Looking For

• 10+ years of progressive experience in multifamily, Build-to-Rent, commercial facilities, construction, or a related property-services environment.
• Demonstrated experience managing capital projects and capital budgets across multiple properties or a regional/portfolio platform.
• Strong knowledge of construction management, building systems, major repairs, budgeting, project scoping, bidding, and vendor negotiation.
• Experience developing and managing a multi-million-dollar capital plan.
• Strong financial and analytical capabilities, including the ability to build, evaluate, explain, and defend budgets, forecasts, benchmarks, and project recommendations.
• Proven ability to manage multiple complex projects simultaneously while maintaining accountability for cost, quality, and schedule.
• Experience working with investment, asset-management, or ownership teams on acquisitions, due diligence, underwriting, or capital planning strongly preferred.
• Strong leadership, communication, negotiation, and relationship-management skills.
• Bachelor's degree or equivalent combination of education and relevant experience.
• PMP, construction management, trade, engineering, or related professional credentials are a plus.
• Ability and willingness to travel throughout LMS's portfolio in Alabama, Georgia, and Tennessee.

Why LMS?

At LMS, we believe strong property performance starts with taking exceptional care of the physical assets entrusted to us. This role offers the opportunity to shape how a growing organization approaches capital planning, construction, maintenance strategy, and asset stewardship across a diverse portfolio.

TheDirector, Construction & Maintenance Services will have the visibility and authority to make a meaningful impact, improving our communities today while helping LMS make smarter decisions about where and how we invest for the future.

If you are a strategic construction and facilities leader who can move comfortably between the job site, the budget, and the executive table, we'd like to hear from you.