Senior Property Manager, Transitions

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Regular Full-Time Washington, DC, US

2 days ago Requisition

Salary Range: $ To $ Annually

Horning Management Company has been building, owning, and managing residential communities in the Washington, DC region for decades. Our portfolio spans conventional, rent-controlled, LIHTC, and HUD-assisted communities, and we take seriously the responsibility that comes with managing housing that people depend on.

This is not a standard Property Manager role, and it is not a Regional role either. It sits deliberately in between.

We are hiring a Senior Property Manager, Transitions to take direct operational ownership of a four-property, 432-unit affordable housing portfolio in Northeast DC that is going through transition. You will run these properties day to day, covering occupancy, collections, delinquency, compliance, maintenance, resident experience, and the on-site team, and at the same time you will lead the stabilization work that gets them where they need to be.

You will report directly to our Vice President of Property Management, which means transition-critical issues reach a decision-maker fast. You will represent Horning during ownership transitions, due diligence, lender and investor visits, and regulatory reviews. And you will build the on-site capability that lets these communities run well after the transition work is done.

This is structured as a defined transition assignment. When the initial stabilization work is complete, you will be eligible to move into a subsequent transition assignment or into other leadership opportunities as they open up. We intend this role to become a repeatable model as we continue stabilizing and repositioning properties.

• Own financial performance across all four properties: NOI, expenses, collections, delinquency, leasing velocity, and budget variance.
• Lead annual budgeting and monthly reforecasting; deliver accurate monthly financials and variance narratives.
• Oversee the full resident lifecycle: application, certification, move-in, renewal, transfer, and move-out.
• Oversee unit turns, work orders, preventive maintenance, vendor management, and capital projects with our Facilities team.

• Ensure initial, annual, and interim recertifications are accurate and on time across both LIHTC and HUD properties.
• Own file integrity, income and asset verification, rent calculations, and program documentation.
• Maintain MOR, REAC / NSPIRE, and TRACS readiness at all times; lead inspection prep and corrective action.
• Investigate and resolve EIV discrepancies with our Compliance team, the PBCA, and the HUD field office.
• Correct legacy findings inherited at transition and put processes in place that keep them from coming back.

• Assess each property, prioritize what actually matters, and build a sequenced stabilization plan with owners and dates.
• Drive execution against that plan, remove barriers, and escal
• Serve as Horning's primary operational representative during ownership transitions, due diligence, lender and investor visits, and regulatory reviews.
• Implement standardized operating procedures and centralized initiatives across the portfolio.
• Analyze performance trends and recommend corrective action that improves NOI, resident satisfaction, and compliance posture.

• Serve as manager of record for all on-site roles across the portfolio: property management, leasing, front desk, and maintenance.
• Set clear expectations, monitor progress, and hold people accountable for timely execution.
• Hire, onboard, coach, develop, and manage performance in partnership with HR.
• Mentor on-site team members so these properties are set up to succeed long after the transition ends.

• Work directly with the VP of Property Management, Regional Property Management, Asset Management, Compliance, Facilities, Marketing, HR, and Accounting.
• Provide clear, decision-oriented reporting on stabilization progress, risks, and resource needs.
• Represent Horning credibly to lenders, investors, syndicators, regulators, and agency partners.

• High School Diploma or GED, plus seven or more years of progressive multifamily property management experience, including at least five years as a Property Manager of record.
• At…