PROPERTY MANAGER
POSITION SUMMARY
The onsite Property Manager is responsible for the overall operational, financial, leasing,
maintenance, and personnel management of a six-property portfolio in the Menomonie, WI
area. This position is accountable for maintaining high occupancy levels, controlling
expenses, leading onsite staff, preserving property assets, and ensuring excellent tenant
satisfaction. The Property Manager is ultimately responsible for all onsite property
management functions, whether performed personally or delegated to administrative,
caretaking, or maintenance staff.
The Property Manager shall represent the properties and ownership in a professional,
efficient, ethical, and businesslike manner at all times.
PORTFOLIO MANAGEMENT
Manage a portfolio of six properties with the objective of achieving the lowest
practical vacancy rate while maximizing revenue and tenant retention.
Ensure apartments are leased promptly through effective marketing, tenant
retention efforts, and timely unit turnover.
Place and retain reliable tenants through effective screening, communication, and
customer service practices.
Promptly identify operational, maintenance, tenant, safety, or financial issues and
take appropriate corrective action.
Maintain regular property inspections to ensure properties remain attractive, safe,
and well maintained.
Develop and maintain annual property improvement plans identifying major capital
projects and property upgrades needed to preserve and enhance asset value.
Ensure that all employees follow Fairs Housing Laws and follow Wisconsin Statutes
for landlord and tenant relations.
LEASING & TENANT RELATIONS
Provide exceptional customer service to applicants, tenants, vendors, and
ownership.
Respond to calls, emails, maintenance concerns, and tenant inquiries within 24
hours whenever possible.
Show and lease apartments while maintaining compliance with all applicable
housing regulations.
Manage apartment advertising, online listings, social media presence, signage, and
other marketing efforts.
Track advertising effectiveness and leasing performance.
Monitor local market conditions and complete periodic market surveys.
Prepare and distribute lease renewal notices at least 75 days prior to expiration.
Conduct move-in and move-out inspections and complete all required
documentation.
Ensure all tenant files, lease documentation, and property records are maintained
accurately within AppFolio.
RENT COLLECTION & RECEIVABLES
Monitor receivables daily and ensure timely bank deposits.
Review rent rolls regularly for delinquent accounts and collection issues.
Send late notices and follow established collection procedures.
Coordinate with ownership regarding evictions, collections, and other delinquency
matters.
Track tenant payment status and ensure rent collection processes are properly
managed through AppFolio.
LEADERSHIP & STAFF MANAGEMENT
Serve as a self-starter capable of independently managing priorities, solving
problems, and leading operations with minimal supervision.
Directly supervise administrative, caretaking, leasing, and maintenance personnel.
Conduct regular employee meetings, coaching sessions, and performance check ins.
Maintain awareness of employee assignments, workloads, priorities, and daily
activities to ensure resources are focused on the highest-value tasks.
Provide clear direction regarding employee responsibilities, to-do lists, deadlines,
and performance expectations.
Ensure accountability for assigned work and follow through on project completion.
Recruit, train, mentor, and evaluate staff with ownership approval as required.
Review and approve payroll, timesheets, and employee work completion.
MAINTENANCE & PROPERTY OPERATIONS
Review all maintenance work orders and ensure proper prioritization of repairs and
service requests.
Manage maintenance and turnover staff to ensure the most urgent, impactful, and
productive work is completed first.
Coordinate vacant unit turnovers to minimize vacancy loss and maximize readiness
for new tenants.
Monitor maintenance response times and work quality.
Conduct regular property walks to identify maintenance concerns, safety issues,
code violations, and appearance deficiencies.
Coordinate emergency maintenance responses and after-hours issues as
necessary.
Ensure preventative maintenance programs are implemented and followed.
FINANCIAL MANAGEMENT & BUDGETING
Oversee property spending and ensure invoices are entered and processed in a
timely manner.
Review property budgets monthly and investigate any expenses that exceed budget
expectations or appear unusual.
Identify opportunities for cost savings while maintaining property standards and
tenant satisfaction.
Manage receipts, invoices, and bill payment processing through AppFolio.
Assist ownership with annual budgeting, rent analysis, market surveys,
demographic reviews, and financial planning.
Establish quarterly operational and financial goals and track progress toward
achievement.
APPFOLIO MANAGEMENT
The Property Manager shall be proficient in AppFolio and utilize the software as the primary
operational management platform, including:
Prospect inquiry and applicant review management
Prospect, applicant, and tenant communication
Lease administration and document management
Rent collection tracking
Accounts payable and bill processing
Budget monitoring and financial reporting
Maintenance work order management
Apartment advertising and vacancy management
New lease, lease addendum, and lease renewal workflows
Reporting and operational performance tracking
PROFESSIONAL EXPECTATIONS
Represent the properties and ownership professionally at all times.
Demonstrate strong organizational, communication, and leadership skills.
Maintain confidentiality of tenant, employee, and ownership information.
Exercise sound judgment and decision-making in daily operations.
Promote a positive work environment focused on accountability, service, efficiency,
and continuous improvement.
Coordinate and communicate regularly with Facilities Manager, as well as offsite
owners and consultants.
This job description may be reviewed and revised periodically to meet the changing needs
of the organization and its properties.
Pay: $20.00 - $24.00 per hour
Work Location: In person
