Residential Property Manager

At Goodwill of South Central Wisconsin, great work starts with great people. We foster a positive workplace where employees are valued, empowered to grow, and connected to a mission that strengthens our communities.

General Summary:

The Property Manager is responsible for the effective, compliant, and financially responsible operation of Goodwill of South Central Wisconsin’s affordable housing portfolio, consisting of approximately 74 scatter-site HUD-supported units serving individuals with chronic mental illness and low-income seniors. This position provides hands-on leadership for all aspects of property operations, including HUD compliance, occupancy, resident certifications, lease administration, property maintenance, financial performance, inspections, vendor management and supervision of on-site Property Supervisors.

Supervisory Functions:

• Provide regular performance evaluations, training, and professional development opportunities for Property Supervisors.
• Partner with HR to recruit, interview and hire staff.

Principal Duties & Responsibilities:

HUD Compliance and Occupancy

• Maintain compliance with applicable HUD requirements, regulatory agreements, housing assistance contracts, fair housing requirements, and Goodwill policies.
• Manage applicant eligibility, waiting lists, move-ins, annual and interim recertifications, rent calculations, and move-outs.
• Maintain accurate and complete resident and property records and ensure required documentation is completed within established timelines.
• Manage applicable HUD systems and reporting requirements, including EIV and other required occupancy and compliance processes.
• Coordinate HUD, WHEDA, NSPIRE, management, and other regulatory inspections and ensure deficiencies are corrected timely.
• Maintain readiness for regulatory reviews, audits, and monitoring visits.
• Administer reasonable accommodation and modification requests in accordance with applicable requirements.

Property and Resident Management

• Serve as the primary management contact for residents regarding leases, rent, property conditions, policies, notices, and tenancy-related concerns.
• Administer leases consistently and address lease violations, delinquent rent, housekeeping concerns, unauthorized occupants, and other tenancy matters.
• Prepare and issue required resident notices and maintain appropriate documentation.
• Promote respectful, professional relationships with residents while maintaining appropriate landlord/resident boundaries.
• Coordinate with external case managers or service providers when appropriate and authorized when an issue affects successful tenancy.
• Follow established procedures for resident emergencies, safety concerns, and crisis situations.

Property Operations and Maintenance

• Ensure properties are maintained in safe, clean, functional, and habitable condition.
• Coordinate and prioritize maintenance requests, preventive maintenance, unit turns, inspections, and corrective work.
• Supervise or coordinate maintenance staff and outside contractors.
• Obtain bids and manage vendors for specialized repairs, maintenance, and property services.
• Monitor property conditions and identify short- and long-term capital needs.
• Maintain appropriate documentation of work orders, inspections, repairs, and preventive maintenance.
• Coordinate emergency and after-hours maintenance response.

On-Site Property Supervisor Oversight

• Recruit, orient, train, and supervise on-site Property Supervisors.
• Establish clear expectations regarding the role and responsibilities of Property Supervisors.
• Ensure Property Supervisors appropriately identify, document, and report maintenance, safety, resident, and property concerns.
• Maintain clear boundaries between duties performed by Property Supervisors and decisions reserved for the Property Manager.
• Conduct regular communication and follow-up performance with Property Supervisors.

Financial and Administrative Management

• Develop and monitor annual property operating budgets in collaboration with Finance and organizational leadership.
• Review property revenues, expenses, rent collections, vacancies, maintenance costs, and budget variances.
• Approve and appropriately code property invoices and expenditures.
• Coordinate with Finance regarding accounts receivable, accounts payable, deposits, reconciliations, financial reporting, reserves, and audits.
• Monitor delinquent accounts and implement appropriate collection procedures.
• Support planning and administration of replacement reserves, capital improvements, grants, and other property funding.
• Identify opportunities to improve operating efficiency and control costs while maintaining property standards and regulatory compliance.

Risk Management and Continuous Improvement

• Maintain compliance with Fair Housing, Section 504, ADA, privacy, safety, and other applicable requirements.
• Identify operational, compliance, safety, and financial risks and elevate significant concerns to leadership.
• Maintain appropriate confidentiality of resident information.
• Develop and maintain consistent property-management procedures across the housing portfolio.
• Track key performance indicators and recommend operational improvements.
• Participate in organizational planning, budgeting, compliance, and quality-improvement activities related to the housing portfolio.