Property Manager - KRH

Kualoa Ranch Hawaii; Kaneohe (HI); On-site; USD 80,000 - 120,000; Full time

Job summary

Kualoa Ranch Hawaii in Kaneohe, HI, is seeking a hands-on Property Manager to oversee a portfolio of 80+ residential properties for employees and long-term renters. You will manage the full tenant experience, from move-in to move-out, coordinate with HR on housing matters, and ensure homes are safe, well maintained, and compliant with state law.

This role requires strong people skills, good judgment, and a commitment to caring for the 'āina and community.

Qualifications

• 5+ years of hands-on residential property management experience.
• 2+ years of supervisory experience leading maintenance staff.
• Budgeting experience and work order or PM software proficiency.
• Knowledge of Hawaiʻi landlord-tenant law and Fair Housing.
• Strong leadership, organizational, and communication skills.

Responsibilities

• Manage 80+ residential units’ tenant lifecycle from applications to move-outs.
• Oversee contractors and vendors from bid to final inspection.
• Coordinate rents, delinquencies, and security deposits with Finance.
• Ensure compliance with Hawaiʻi codes and Ranch policies.
• Lead facilities team and coordinate cross‑department projects.

Skills

Property management

Supervisory experience

Budgeting

Contractor management

Communication skills

Landlord-tenant law

Job description

Location: On-Site. Must currently live on Oʻahu and be available for in-person interviews and immediate hire.
Relocation Package: None
Schedule: Full-time. Open availability, including weekends and holidays, is required.

POSITION SUMMARY

The Property Manager oversees Kualoa Ranch’s portfolio of 80+ residential properties, which house both Ranch employees and long-term renters. The role handles the full resident experience, from move-in to move-out, and makes sure every home is safe, well maintained, and managed fairly and consistently. They are the main point of contact for residents. They manage contractors and vendors from bid to final walkthrough, collaborates with the facilities and construction teams, and work across departments to protect the Ranch’s homes, land, and reputation. The ideal candidate has proven, hands‑on residential property experience, strong people skills, sound judgment, and a real commitment to caring for the ʻāina and the community that lives on it.

KEY RESPONSIBILITIES

Residential Property & Tenant Management

• Manage the full tenant lifecycle for 80+ residential units, for both employee residents and long-term renters: applications, lease execution, renewals, move-ins, move-outs, and turnovers.
• Partner with HR and Payroll on employee housing matters, such as housing changes tied to hire, transfer, or separation, while keeping employment and tenancy matters confidential and appropriately separate.
• Conduct and document move-in, move-out, and routine unit inspections with photos and condition reports.
• Apply leases and house rules consistently to all residents. Address lease violations, late payments, and noncompliance professionally and promptly.
• Coordinate rent collection and track delinquencies with Finance. Manage security deposit accounting and itemized deductions as required by law.
• Make sure all practices follow the Hawaiʻi Residential Landlord‑Tenant Code (HRS Chapter 521), Fair Housing laws, and Ranch policy. This includes proper notice of entry, required tenant notices, and recordkeeping.
• Keep vacancy days low by coordinating timely unit turnovers, cleaning, and make‑ready repairs.
• Serve as the main point of contact for resident requests, concerns, and emergencies.

CONTRACTOR & VENDOR OVERSIGHT

• Develop clear scopes of work. Solicit and evaluate bids and recommend contractor selection.
• Verify that contractors hold current Hawaiʻi licensing, insurance (COIs), and any required permits before work begins.
• Schedule, supervise, and inspect contractor work on site to ensure quality, safety, and on‑time completion.
• Manage punch lists, final walkthroughs, and sign‑off before invoices are approved for payment.
• Negotiate service agreements and manage relationships with preferred vendors such as plumbing, electrical, roofing, pest control, landscaping, and appliances.
• Hold contractors accountable for workmanship, timelines, budget, and respectful conduct on Ranch property and around residents.

Facilities Oversight & Maintenance

• Inspect all residential and property assets regularly and find and fix issues before they escalates.
• Run a work order system that prioritizes, tracks, and closes maintenance requests on time.
• Develop and carry out preventive maintenance schedules for roofs, plumbing, electrical, HVAC, water systems, and grounds.
• Ensure compliance with building codes, safety regulations, and company standards.
• Respond to urgent property issues and emergencies, including storms, flooding, and outages, outside regular business hours as needed.

Team Leadership & Coordination

• Supervise, schedule, and support facilities and maintenance staff.
• Provide training and development focused on safety, accountability, customer service, and quality work.
• Assign projects, monitor progress, and ensure work is completed within established timelines.
• Build strong collaboration with Finance, HR, Operations, and Security to meet resident, operational, and event needs.

Project Management & Capital Planning

• Coordinate renovations, unit upgrades, and capital improvement projects from planning through completion.
• Track project costs, labor, and materials to keep work within budget.
• Contribute to long‑term planning for the residential portfolio and related infrastructure.

Administration & Reporting

• Keep accurate, organized records of leases, tenant files, inspections, work orders, contractor documents, and completed work.
• Prepare regular reports on occupancy, turnover, maintenance activity, delinquencies, and budget performance.
• Track inventory of tools, supplies, and materials, and coordinate timely ordering.
• Help prepare the annual property budget and track expenses.

Interpersonal & Professional Competencies

• Resident relations: Builds trust and respectful long‑term relationships with residents. Leads with aloha while holding firm, fair boundaries.
• Coworkers as residents: Handles the dual relationship with employee residents professionally, treating them as both colleagues and tenants with fairness, consistency, and discretion.
• Conflict resolution: Calmly de‑escalates and resolves disputes between residents, neighbors, contractors, and staff.
• Communication: Communicates clearly, promptly, and professionally in person, by phone, and in writing, including difficult conversations and formal notices.
• Discretion: Handles confidential resident and employee information with integrity.
• Judgment: Balances resident needs, Ranch priorities, legal requirements, and budget realities when making decisions.
• Community mindset: Understands that these homes are part of a living community and a place with deep cultural and historical significance.

MINIMUM REQUIRED QUALIFICATIONS

• 5+ years of hands‑on residential property management experience, including direct responsibility for a multi‑unit portfolio.
• Proven track record managing the full tenant lifecycle, including leasing, renewals, inspections, delinquencies, and move‑outs.
• Demonstrated experience overseeing contractors and vendors from bid through final inspection.
• 2+ years of supervisory experience leading maintenance or facilities staff, strongly preferred.
• Working knowledge of landlord‑tenant law and Fair Housing requirements.
• Experience with budgeting and with work order or property management software.
• Excellent leadership, organizational, interpersonal, and communication skills.
• Ability to troubleshoot and solve problems under pressure.
• Valid Hawaiʻi driver’s license with a clean driving record.

PREFERRED QUALIFICATIONS

• Property management experience in Hawaiʻi and familiarity with HRS Chapter 521.
• Experience managing employee or workforce housing.
• Hands‑on trade knowledge, such as general maintenance, construction, or building systems.
• Experience managing rural, agricultural, or multi‑site residential properties.
• Familiarity with Hawaiian culture and values, and a respect for land stewardship.
• Industry certifications such as CPM, ARM, or CAM are a plus but not required. Proven experience counts more than formal credentials.

PHYSICAL REQUIREMENTS

• Ability to lift and carry up to 50 lbs.
• Comfortable working on ladders, scaffolding, and at heights when needed.
• Stamina for hands‑on work and inspections in outdoor and indoor settings, including uneven terrain and varied weather.
• Must be able to respond to urgent property issues outside regular business hours as needed.

This job description is not meant to be a complete list of all duties, responsibilities, or qualifications for this position. Duties may change based on the needs of the department and the Ranch.