Director - Property Management (IOS)

The Director, Property Management (IOS) will lead property management operations for Alterra's national Industrial Outdoor Storage ("IOS") portfolio, consisting of 400+ properties across 39 states. The Director will be responsible for ensuring consistent, efficient, and high-quality execution of property management functions across the portfolio. This is a hands-on "player-coach" role, responsible for overseeing multiple Regional Managers and junior team members while remaining directly engaged in day-to-day operational execution, property-level problem solving, tenant/vendor matters, budgeting, reporting, process improvement, and portfolio-wide initiatives., * Lead property management operations across Alterra's national IOS portfolio, ensuring consistent execution of company standards, operating procedures, tenant service expectations, and reporting protocols.

• Serve as the senior property management lead for a 400+ property IOS portfolio, proactively identifying operational risks, portfolio-level trends, regional performance issues, and opportunities for improved efficiency.
• Partner closely with Asset Management, Accounting, Development, Facilities, Lease Administration, Marketing, and senior leadership to ensure property management activities support business plans, financial objectives, tenant retention, and long-term value creation.
• Develop, implement, and continuously improve standardized property management processes, tools, reporting, vendor protocols, inspection programs, and escalation procedures across the IOS platform.
• Manage, coach, and develop a team of Regional Managers and junior resources, while remaining actively involved in day-to-day operational matters and property-level issue resolution.
• Oversee property-level budgeting, expense management, capital expenditure planning, vendor performance, tenant relations, service request management, collections coordination, and operational execution across multiple regions., * Provide leadership and direct oversight to Regional Managers responsible for day-to-day property management execution across assigned markets.
• Act as a hands-on resource for complex property management matters, including tenant escalations, vendor disputes, access issues, maintenance concerns, insurance-related matters, municipal issues, property inspections, and operational emergencies.
• Monitor property-level operations to ensure adherence to Alterra standards, proactively developing mechanisms to identify, escalate, and resolve property and portfolio-level issues.
• Partner with internal stakeholders to lead the preparation, review, and execution of property operating budgets, reforecasts, and capital expenditure plans.
• Support business plan creation and execution by providing continuous property-level insight, operational recommendations, cost assumptions, vendor input, and market-level feedback.
• Drive consistent tenant service and communication standards across the portfolio, ensuring tenant inquiries, service requests, delinquencies, and recurring issues are tracked and addressed in a timely manner.
• Coordinate portfolio-wide property inspection programs and work with Facilities to oversee vendor management practices, including vendor selection, contract administration, performance monitoring, cost control, service quality, and timely renewals.
• Partner with Lease Administration and Accounting to support rent commencement, billing accuracy, tenant delinquency tracking, collections coordination, reconciliations, and post-closing integration efforts.
• Collaborate cross-functionally to document, refine, and streamline operational workflows, while leading special projects that improve efficiency, scalability, tenant experience, expense control, and portfolio performance.
• Support integration of newly acquired properties into Alterra's operating platform and prepare clear, actionable reporting and recommendations for senior management.

• 15+ years of proven property management experience, preferably across commercial real estate, industrial, IOS, or related property types, with increasing levels of responsibility and demonstrated success in leadership positions overseeing property management operations.
• Seasoned experience in all facets of commercial property management, including daily operations, capital expenditure planning, business plan execution, vendor management, tenant relations, and customer service.
• Demonstrated ability to lead, coach, and develop property management teams, including manager-level resources and above.
• Strong "player-coach" mentality with the willingness and ability to operate strategically while also directly engaging in tactical execution and problem solving.
• Highly effective leader with the ability to build strong relationships with prospective and existing clients/partners, direct reports, coworkers, tenants, vendors, and owners of industrial real estate.
• Excellent written and oral communication skills.
• Strong analytical skills, including problem analysis, project budget modeling, project scheduling, variance analysis, and the ability to see the big picture while maintaining command of property-level details.
• Proficient in the use of computer software including Yardi, Excel, and Microsoft Office.
• Bachelor's degree in business, accounting, finance, economics, real estate, or a related discipline required. M.B.A. or graduate degree in a complementary discipline is a plus.

Pulled from the full job description

• Paid parental leave
• Parental leave
• 401(k)
• Health insurance
• Vision insurance, * Competitive salary, based on experience
• Medical, dental, and vision coverage
• 401(k) plan
• Career development programs
• Paid parental leave

Alterra IOS is a Philadelphia-based investment firm focused exclusively on Industrial Outdoor Storage (IOS) properties across the United States. Alterra IOS has acquired more than 450 properties across 39 states, through multiple investment funds. The company is vertically integrated, with over 40 experienced professionals and in-house capabilities including acquisitions, asset management, leasing, operations, and development.