Openings Project Manager – Estimating & Project Engineering (Doors, Frames & Hardware)

The Openings Project Manager owns a door, frame and hardware job from bid to closeout. You will estimate Division 08 scopes, build the hardware schedules and submittals, then run the project through install, billing and closeout. Most work is public works, K-12, community college, federal and municipal construction, often prevailing wage.

Estimating

• Review plans, specs, door schedules, hardware sets and addenda for Division 08 scopes (08 11 13, 08 14 16, 08 71 00) and related access control.
• Perform quantity takeoffs of hollow metal frames, doors, wood doors and finish hardware.
• Request, compare and level supplier quotes; build complete bids with labor, material, equipment and markup.
• Price prevailing-wage labor using current DIR determinations, plus PLA/CWA requirements where they apply.
• Write clear proposals with scope inclusions, exclusions, clarifications and alternates.
• Submit bids on time; track the bid log and follow up with GCs on results.
• Price change orders and COR requests during construction.

Project engineering

• Build hardware schedules, door and frame schedules and keying schedules to spec and code.
• Prepare and submit product data, shop drawings, hardware submittals and O&M/closeout packages.
• Verify compliance with CBC, ADA/CBC 11B, NFPA 80 and NFPA 101, fire ratings and DSA requirements.
• Coordinate electrified hardware and access control with electrical and low-voltage trades, including wiring diagrams.
• Write and track RFIs; resolve conflicts between drawings, specs and field conditions.
• Run keying meetings with owners and districts; manage master key systems.
• Release orders to suppliers and track lead times, deliveries and backorders.

Project management

• Serve as the main CAS contact for GCs, owners, architects and inspectors from award to closeout.
• Hold the turnover meeting from estimating; set up budgets, schedules and job files in Knowify.
• Plan crew and subcontractor manpower with the Field Foreman; attend job walks and coordination meetings.
• Track job cost, margin and committed costs against budget; flag overruns early.
• Prepare monthly progress billings, schedules of values, retention and lien releases.
• Manage change orders from field issue to approved, billed change.
• Maintain certified payroll, DIR, insurance and other compliance paperwork with the office team.
• Drive punch lists, final inspections, warranties and closeout to collect retention.

Qualifications

Required

• 3+ years estimating, detailing or managing Division 08 doors, frames and hardware for a distributor or contractor.
• Ability to read architectural drawings, door schedules and hardware specs without supervision.
• Working knowledge of door, frame and hardware codes: CBC, ADA/11B, NFPA 80 and NFPA 101.
• Experience on commercial construction projects, with at least some public works.
• Strong organization, written communication and follow-through across several jobs at once.
• Valid driver's license and clean driving record.

Preferred

• DHI certification (AHC, CDC, EHC or FDAI) or active progress toward one.
• K-12, community college, DSA or federal project experience.
• Prevailing-wage, certified payroll and PLA/CWA experience.
• Electrified hardware and access control experience.
• Familiarity with Schlage, LCN, Von Duprin, Ives, Allegion and ASSA ABLOY product lines.
• Experience with SpecWorks, Comsense, Openings Studio or similar hardware software, and Knowify or similar job management software.

Job Type: Full-time

Pay: $65,000.00 - $105,000.00 per year

Benefits:

• 401(k)
• Health insurance
• Paid time off

Work Location: Hybrid remote in Tustin, CA 92780