Real Estate Project Manager, Americas

Overview
Join Waters Corporation and help shape the future of our global real estate portfolio. This is a unique opportunity to lead transformative projects at the intersection of real estate strategy and complex M&A integration. As Real Estate Project Manager for the Americas, you will drive the planning, execution, and delivery of high-impact projects across laboratories, GMP facilities, R&D environments, and office spaces within a dynamic life sciences organization. A key focus of this role is managing M&A integration activities—ranging from site consolidations and expansions to decommissioning, due diligence, and transition planning for acquired or divested locations. You will collaborate closely with cross-functional partners including EHS, Facilities, IT, Security, Workplace Strategy, Finance, and Corporate Integration teams to ensure seamless transitions, regulatory compliance, and day-one readiness. This role is ideal for a results-oriented professional who thrives in fast-paced environments and is passionate about delivering strategic real estate solutions that enable business growth.

Responsibilities
M&A Integration & Transition Management

• Lead real estate workstreams for acquisitions, divestitures, and mergers, including site assessments, transition planning, disposition, and consolidation opportunities.
• Conduct real estate due diligence for acquired portfolios (lease review, building condition, capital needs, compliance gaps, laboratory infrastructure readiness).
• Develop integration roadmaps, project plans, critical-path schedules, and resource requirements.
• Oversee relocation of employees, equipment, labs, and regulated materials across multiple sites with minimal disruption to business continuity.

Portfolio Strategy & Planning

• Collaboratively partner with senior management leaders to align and support their business objectives. Be a thought leader and provide forward-thinking corporate real estate market intelligence.
• Support strategic portfolio decisions across offices, labs, warehouses, and manufacturing spaces resulting from M&A activity.
• Perform space forecasting, utilization analysis, and scenario modeling to evaluate footprint optimization and consolidation strategies.
• Prepare business cases with CapEx/OpEx estimates, ROI analysis, and recommendations for executive approval.

Transactions & Lease Management

• Partner with brokers and internal stakeholders to execute site searches, RFPs, LOIs, and lease negotiation support for both integration-driven and routine projects.
• Assess lease risks and obligations for newly acquired sites and advise on renewals, terminations, subleases, and consolidations.
• Responsible for real estate transaction management as an end-to-end process.

Construction & Project Delivery

• Lead programming and requirements gathering with scientific, manufacturing, and operational end users.
• Partner with the workplace strategy team on workplace design trends and development of standards by region
• Guide architects and engineers through programming, conceptual design, laboratory planning, and engineering reviews.
• Ensure compliance with life science-specific code requirements, including BSL standards, environmental permits, and hazardous materials storage.
• Oversee construction activities, including schedule, budget, quality, safety, commissioning, and change management.
• Direct general contractors, consultants, and technical vendors during project execution.
• Partner with global procurement to optimize vender management
• Partner with the environmental health and safety team to ensure we are in compliance with all local government regulations and that we are providing a safe and healthy work environment for all occupants within our space portfolio.

Budgeting & Financial Management

• Develop and manage project budgets, cash flows, and forecasts across multiple concurrent projects.
• Provide regular financial updates, variance analysis, and scenario models to Finance and leadership

Qualifications

• Bachelor's degree required
• 10+ years of experience desired in real estate project management with a strong track record in life sciences projects.
• Experience managing end-to-end design and construction projects across multiple sites.
• Strong understanding of life sciences building systems.
• Strong project management skills
• Ability to manage multiple concurrent projects in fast-paced environments
• Strong customer relationship management skills
• Travel - 30% of the time.
• Ability to work with international teams, in different time zones
• Experience in working with wide variety of complex operational and commercial challenges
• Proven ability to prioritize tasks and to initiate follow-through with meticulous attention to detail and high level of accuracy.
• Knowledge of risk management with the ability to identify activities
• Resolve and/or escalate issues in a professional and timely manner

Company Description
Waters Corporation (NYSE:WAT) is a global leader in analytical instruments, separations technologies, and software, serving the life, materials, food, and environmental sciences for over 65 years. Our Company helps ensure the efficacy of medicines, the safety of food and the purity of water, and the quality and sustainability of products used every day. In over 100 countries, our 7,600+ passionate employees collaborate with customers in laboratories, manufacturing sites, and hospitals to accelerate the benefits of pioneering science .

Diversity and inclusion are fundamental to our core values at Waters Corporation. It benefits our employees, our products, our customers and our community. Waters complies with all applicable federal, state, and local laws. Qualified applicants are considered without regard to sex, race, color, ancestry, national origin, citizenship status, religion, age, marital status (including civil unions), military service, veteran status, pregnancy (including childbirth and related medical conditions), genetic information, sexual orientation, gender identity, legally recognized disability, domestic violence victim status, or any other characteristic protected by law. Waters is proud to be an equal opportunity workplace and is an affirmative action employer. All hiring decisions are based solely on qualifications, merit, and business needs at the time.