Regional Capital Projects Manager, Multifamily, California, Nevada and Arizona

Regional Capital Projects Manager, Multifamily

Home Base:
San Diego, California

Portfolio Territory:
California, Nevada, and Arizona

Travel:
Frequent regional travel, including overnight travel

Base Salary: $140,000

Annual Bonus:
Annual discretionary performance bonus of up to 10% of base salary, based on overall performance, including attention to detail, success sourcing qualified vendors, documented cost savings and value engineering, and effective project management and field supervision.

Gaines Investment Trust is a family-owned, vertically integrated real estate investment company with more than 60 years of operating history. We own and manage a long-term portfolio across six states, including more than 8,000 apartment homes. Because we invest our own capital and manage our properties for long-term performance, we value disciplined decision-making, quality execution, and people who take personal responsibility for results.

This is an owner-side regional capital projects role for someone who does more than collect bids. You will take responsibility for the physical needs of an assigned portfolio, inspect properties with a critical eye, identify and prioritize capital needs, develop complete scopes of work, source and qualify contractors, run competitive RFP processes, negotiate the best overall solution, present clear recommendations directly to the President and executive leadership, and oversee approved projects through final completion and closeout.

The position is based in San Diego, California and is responsible for properties throughout California, Nevada, and Arizona. The successful candidate must reside in the San Diego area and be able to travel regularly throughout the region.

• Take ownership of capital planning and project execution for an assigned regional portfolio of multifamily communities.

• Conduct regular property inspections and identify developing conditions, deferred maintenance, asset-preservation needs, resident-impact issues, and opportunities to improve property performance.

• Evaluate whether conditions call for repair, replacement, redesign, or continued monitoring, then prioritize recommendations based on risk, urgency, useful life, resident impact, operational disruption, and long-term value.

• Develop clear, complete, and contractor-ready scopes of work and RFPs that define GIT's specifications, project requirements, alternates, schedule expectations, warranties, insurance requirements, payment terms, and closeout obligations.

• Resourcefully identify, recruit, and qualify capable local and regional contractors rather than relying on a limited or familiar vendor list.

• Obtain multiple competitive bids, level them on an apples-to-apples basis, identify exclusions and gaps, challenge assumptions, and rebid projects when proposals do not adequately address the required scope.

• Negotiate pricing, scope, schedule, payment structure, warranties, and other commercial terms to achieve the best overall outcome for GIT, not simply the lowest initial bid.

• Prepare concise project recommendations for the President and executive leadership that explain the condition, alternatives considered, bid comparison, risks, budget impact, recommended contractor, and reasons for the recommendation.

• Move approved projects through contract preparation and approval, then coordinate preconstruction planning with property operations and the selected contractor.

• Oversee projects in the field from mobilization through final completion, including schedule, quality, safety coordination, resident and property impact, change-order review, progress documentation, and issue resolution.

• Perform site inspections before approving progress payments, confirm installed work matches the contract documents, and verify appropriate lien releases, warranties, permits, inspections, and closeout materials are received.

• Maintain accurate project trackers, budgets, forecasts, photographs, contracts, bid records, payment status, and executive reporting across multiple simultaneous projects.

• Build a dependable bench of contractors and consultants across the assigned region and…