Property Manager - Affordable

Position Summary:

The Property Manager – Affordable Housing is responsible for the successful daily operations of one or more affordable housing communities, including all operational, financial, compliance, and resident relation functions. The Property Manager ensures the property adheres to HUD, LIHTC, and other applicable program regulations while creating a safe, supportive, and responsive environment for residents and staff.

This position also plays a key role in coaching and leading site teams, managing budgets, minimizing vacancy loss, and promoting compliance excellence. The Property Manager will develop and train on-site staff, including mentoring the Assistant Property Manager and preparing team members for increased responsibilities.

Key Responsibilities:

Staff Management & Supervision

• Hire, supervise, train, and evaluate all site staff, including Assistant Managers, Leasing Professionals, Maintenance, and Janitorial teams.

• Provide ongoing guidance and developmental support to site staff, fostering cross-training and leadership readiness across key roles.

• Set performance goals and expectations; conduct performance evaluations and disciplinary actions as needed.

• Ensure appropriate staffing levels and scheduling coverage to maintain consistent on-site operations.

• Review and approve employee timesheets; coordinate with payroll as necessary.

Leasing & Resident Management

• Maximize occupancy through timely unit turnover, outreach marketing, and proactive leasing strategies.

• Oversee the tenant selection process in accordance with the approved Resident Selection Plan and Affirmative Fair Housing Marketing Plan.

• Ensure orientation of new residents and support retention through excellent resident communication and engagement.

• Coordinate with Resident Councils where applicable.

• Refer residents to Social Service Coordinators if available for services they may need.

• Respond promptly and professionally to resident concerns, complaints, and suggestions.

Compliance & Regulatory Oversight

• Ensure compliance with all applicable regulations, including HUD 4350.3, LIHTC, ADA, Fair Housing, Federal Credit Reporting Requirements as prescribed by the ERES, and municipal ordinances.

• Maintain complete and accurate resident files; oversee completion of certifications and re-certifications on schedule.

• Submit subsidy requests accurately and on time; follow up on A/R from regulatory agencies.

• Maintain knowledge of regulatory changes and attend training as required to uphold compliance.

Financial Management

• Assist with development of the annual operating budget; monitor expenditures and ensure budget adherence.

• Review monthly financial reports and submit variance explanations as needed.

• Collect rent and other charges promptly; deposit funds daily

• Work with tenants to minimize delinquency and monitor high delinquencies consulting with Supervisor to initiate lease terminations timely.

• Monitor petty cash and submit reconciliations per policy.

Operations & Maintenance

• Schedule and supervise completion of preventive, routine, and emergency maintenance.

• Conduct regular property and unit inspections to ensure quality standards and safety.

• Procure and manage vendor/contractor services; obtain competitive bids as necessary.

• Ensure all required documents—vendor files, COIs, warranties—are organized and up to date.

• Perform periodic market surveys to assess trends and pricing strategies.

• Complete required reporting for ownership, lenders, and regulatory agencies in a timely and professional manner.

• Represent Evergreen Real Estate Group positively with community groups, vendors, and external stakeholders.

Qualifications:

Education & Experience

• High school diploma or GED required; Associate’s or Bachelor’s degree preferred.

• 3+ years in on-site property management with at least 1 year of experience as a Property Manager in affordable housing.

• Prior supervisory experience required.

Licenses & Certifications

• Must possess or obtain an Illinois Leasing Agent License within 120 days of employment if not already licensed for Real Estate in Illinois.

• Valid driver’s license and auto insurance.

• Preferred: Certified Occupancy Specialist (COS), Tax Credit Certification, ARM or CAM.

Technical & Other Requirements

• Proficiency in Microsoft Office Suite (Word, Excel, Outlook, Teams).

• Experience with OneSite or similar property management systems.

• Understanding of compliance documentation and occupancy standards.

• Ability to work evenings, weekends, or emergencies as needed.

• Must be adaptable, collaborative, and service focused.

• Must be flexible to assist with occasional evening or weekend coverage needs.

Physical Demands:

• Regularly required to walk, stand, climb stairs, and inspect units.

• Occasionally must lift or move up to 25 pounds.

• Must be able to access all areas of property including basements, roofs, and mechanical rooms.

• Must have reliable transportation, a valid driver's license, active auto insurance, and a reliable personal vehicle for frequent travel.

Skills:

• Leadership & Team Management – Provides clear direction, motivates and develops staff, and leads by example in all site operations.

• Compliance & Regulatory Knowledge – Applies a strong understanding of affordable housing programs (HUD, LIHTC) and ensures consistent adherence to policies and laws.

• Resident & Customer Focus – Delivers responsive, respectful, and solutions-oriented service to residents and stakeholders.

• Operational Excellence – Balances budgets, oversees maintenance, and manages vendors to ensure safe, efficient, and well-maintained communities.

• Communication & Problem Solving – Communicates effectively in writing and verbally; resolves conflicts and makes decisions with sound judgment.

• Organizational Skills – Prioritizes multiple responsibilities, meets deadlines, and maintains accurate documentation and reporting.

Working Conditions:

• Frequently exposed to outdoor elements during inspections or emergencies.

• Occasionally exposed to fumes or cleaning chemicals.

• Moderate noise level in property office and surrounding areas.