Director of Construction & Maintenance Services

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.

• Develop, manage, and continuously refine LMS's multi-year capital expenditure (Cap Ex) 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.

• 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.

• 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.

• 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.

• 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.

• 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.

• 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…