Property Manager, Residential

Headwater Projects is a growing real estate development and investment company with a diversified portfolio of residential and commercial assets across Western Canada. The business takes a long-term approach to real estate, with involvement across the property lifecycle from development and construction through to the ongoing ownership and management of its assets.

With an integrated approach to development, investment and property management, Headwater provides an opportunity for property management professionals to work closely with ownership and asset management while having a direct impact on the performance, quality and long-term value of the portfolio.

Headwater Projects is seeking an experienced Residential Property Manager to join its Vancouver-based team. Reporting to the Director, Asset Management, you will take responsibility for the operational and financial performance of a portfolio of residential properties. This is a broad, hands-on role combining property operations, people leadership, tenant relations, leasing, financial management, compliance, maintenance and capital projects.

You will oversee building managers and property staff, work closely with tenants and contractors, and collaborate with internal teams across Accounting, Tenant Services and Asset Management. A key part of the role will be identifying opportunities to improve operational efficiency, control costs, grow revenue and enhance the overall performance of the portfolio.

This is an excellent opportunity for an experienced residential property manager who wants to move beyond simply managing day-to-day operations and have a genuine influence on the performance of an owner-operated portfolio.

• Oversee the day-to-day operations of a portfolio of residential properties.
• Monitor portfolio performance, including occupancy, leasing velocity, rental rates, arrears, bad debt, tenant turnover, operating expenses, NOI and capital expenditures.
• Ensure tenant issues are resolved promptly, effectively and cost-efficiently.
• Conduct regular property tours and inspections and ensure high standards of maintenance and presentation are maintained.
• Establish property-specific work plans, inspection schedules, service standards and performance expectations.
• Identify operating risks, revenue opportunities and cost-saving initiatives and provide recommendations to the Director, Asset Management.
• Recruit, onboard, train, supervise and evaluate property staff.
• Manage and support building managers, including schedules, workloads and performance.
• Provide coaching, feedback and performance management where required.
• Ensure staff receive appropriate health and safety, emergency response and other required training.
• Work effectively with geographically dispersed employees and building teams.

• Build strong relationships with residents and ensure a high standard of communication and customer service.
• Manage tenancy-related issues and correspondence.
• Oversee suite turnovers, move-ins and move-outs.
• Manage tenancy enforcement matters, including arrears, breaches, notices and dispute resolution processes.
• Coordinate Residential Tenancy Branch applications and hearings where required.
• Ensure rent increases, tenant deposits and other tenancy administration comply with the BC Residential Tenancy Act.

• Develop and implement marketing and advertising strategies to support the leasing of vacant units.
• Monitor vacancies and coordinate leasing activity.
• Qualify prospective tenants and process rental applications.
• Monitor market rental rates and trends across relevant regions.
• Coordinate tenant onboarding and ensure required documentation is completed accurately.
• Manage rental income collection and accounts receivable.
• Review and approve property invoices and monitor operating expenses.
• Prepare monthly management reports, leasing reports, arrears reports and variance explanations.
• Assist with annual operating and capital budgets.
• Maintain rolling forecasts and identify anticipated budget variances, emerging capital requirements and operating risks.
• Support the ongoing financial performance and long-term value of each property.

• Coordinate contractors and service providers and oversee additional repair and maintenance work.
• Manage annual service and trade contracts for residential building vendors.
• Oversee property maintenance and ensure work is…