Project Manager

Job DescriptionJob Description

Project Manager

The Project Manager (PM) has bottom line responsibility and accountability for the financial and technical success of the project(s) assigned. The PM plans, organizes, coordinates and controls projects in accordance with the established policies, procedures, and systems of the company. The PM is responsible for coordinating and managing all necessary resources throughout the project. The PM shall ensure that both the Owner’s/Thornton’s expectations and budgetary guidelines are met or exceeded. The PM manages the project from beginning to end including: pre-construction, budget, costs, schedule, costs, risk management, insurances, general work performance and quality, and overall progress against the plan.

Overall Focus

1. Accomplish project plans on time, meeting or exceeding project margin goal as well as meeting all specified quality standards.
2. Responsible for continuously monitoring project progress with respect to the status of the plan and the budget and providing a weekly status report to Senior Management.
3. Lead and communicate with all team members, subcontractors and vendors to assist them in working to maintain the project schedule.
4. Develop and improve upon assigned client relationships.
5. Build effective working relationships with clients, architects, subcontractors, vendors and Thornton team members.
6. Administer financial aspects of the Owner contract, subcontracts, and purchase orders.

Pre-Job Planning

1. Assist estimating in developing and selecting vendors qualified to bid on project.
2. Review architectural drawings, specifications, and contract documents to determine project scope.
3. Assess and prequalify vendors in order to determine if they are qualified to perform the work.
4. Ensure that all general requirements of the contract are addressed during the estimating phase.
5. Provide constructability assistance, by checking for conflicts and deviations, and inform Owner/AE of any conflicts in contract documents and offer recommendations when applicable.
6. Review and procure all vendor proposals and ensure scope coverage.
7. Create project baseline schedule and validate with all team members.

Project Management

1. Review the general contract documents, estimate and prepare the startup budget and project milestones.
2. Create a schedule of values and project logs, plan safety and mobilization, including review and validation with team members.
3. Purchase/buyout all vendors within the guidelines of the budget setup goals established by senior management.
4. Write scope of work, exhibits and all riders to our subcontract agreement.
5. Ensure that all owner contract requirements are incorporated in all subcontract agreements.
6. Manage and maintain project logs: change management, buyout log, project files, purchase and delivery schedules, construction schedule, change order processes, RFIs, submittals, shop drawings, as-builts, owner/architect correspondence and all other document control logs.
7. Communicate any issues proactively and provide solutions in the best interest of Thornton to these issues.
8. Attend all schedule and management meetings necessary to monitor the project, chairing as appropriate.
9. Raise and discuss relevant issues at the jobsite meetings and issue minutes of all site meetings.
10. Manage all team members associated with the project and ensure their strict compliance to Thornton’s policies.
11. Expedite all shop drawings and approvals.
12. Monitor and maintain the project construction schedule on a weekly basis.
13. Inform the Client of any errors, discrepancies or omissions contained within the design drawings.
14. Monitor site safety and ensure that the requirements of the Occupational Health and Safety Act are enforced.
15. Ensure completion of and track all independent testing and inspections as required.
16. Maintain and enforce good construction standards and quality control.

Financial Management

1. Manage all requisitions and payments, including lien releases and project payroll, and maintain best possible cash flow throughout the project.
2. Issue monthly progress draws and invoicing to client, including final retainage.
3. Generate accurate monthly Cost to Complete forecasts, including thorough analyses of subcontract and purchase order audits, budget updates and change order logs.
4. Review each Subcontractor’s initial Schedule of Values to prevent overpayment.
5. Review Sub/Vendor requisitions to prevent payment of unsigned or unfunded Change Orders.

Change Order Management

1. Utilize project management software to track all Proposed Change Order (PCO) items, including in-scope and out-of-scope.
2. Maintain and report change order status on a timely basis.
3. Generate monthly Owner Change Orders (OCO) to prevent aging of PCO issues and allow timely closure of changes with subcontractors.
4. Work to recover all legitimate general condition costs relating to Owner changes.
5. Track the status of all allowances and submit Change Order Requests (COR) when an overrun is likely.
6. Track all field directives and back-charges for timely processing.

Project Closeout

1. Prepare all required documentation as required by Thornton’s Project Management Manual and Owner contract.
2. Deliver all necessary manuals to the client and consolidate project documentation and files.
3. Manage subcontractor closeout, transfer of utilities, owner training, and punch list processes.
4. Deliver all warranties, as-builts and training to the client.

Risk Management

1. Write timely notices to Owners and Subcontractors.
2. Secure Change Order authorizations before proceeding with Changes.
3. Take immediate action when a non-performing Subcontractor is likely to cause impact to the Project.
4. Ensure that submittal/shop drawings are reviewed and approved within the timeframe required by the contract document.
5. Ensure the safe execution of the jobs to achieve zero accidents.

Qualifications

1. Bachelor’s degree in Construction, Engineering or applicable discipline plus a minimum of 3 years of related experience or an equivalent combination of education training and/or experience.
2. Proficiency with computer applications, including Microsoft Office suite.
3. Must have understanding of construction terms, estimating, purchasing, scheduling and planning concepts.
4. Ability to read, understand and interpret contract documents, drawings, specifications, scopes of work and project schedule.
5. Proven written and verbal communication abilities.

Necessary Attributes

1. Candidate must possess Thornton’s Core Values: Results Driven, Proactive, Safety Conscious, People Focused, Customer Oriented, and Team Oriented.
2. Excellent business judgment demonstrated by consistently achieving profitability objectives and strong project closeouts with client and subcontractor relationships in good standing.
3. Excellent organizational skills and attention to detail evidenced by strong command of all applicable and legal provisions.
4. Ability to consistently analyze and execute financial tradeoffs that frequently involve dealing with incomplete data and ambiguity.
5. Ability to constantly multitask and handle competing priorities between business needs, organizational issues and sound customer relations.
6. Possess judgment to know when to appropriately escalate issues up the chain of command.
7. Strong sense of urgency and initiative. Able to quickly study and react to complex issues.
8. Excellent problem solving skills and ability to confidently and decisively take action.
9. Team leader with excellent diplomatic and communication skills, able to handle and resolve conflicts effectively in a firm but fair manner.

---