Construction Manager – Development
Company: 7B Building and Development
Department: Development Team
Employment Type: Full-Time, Salaried
Travel: Regional Travel Required
Position Summary
The Construction Manager – Development serves as the Development Team’s field representative throughout the construction, turnover, closeout, and warranty phases of assigned commercial real estate projects.
This position is responsible for protecting project schedule, budget, quality, risk, and client commitments by independently monitoring field progress, coordinating with general contractors and project stakeholders, identifying potential problems early, and ensuring that corrective actions are assigned and completed.
The Construction Manager will work closely with Development Project Managers, general contractors, superintendents, architects, engineers, consultants, clients, tenants, inspectors, utility providers, and internal leadership. The position requires strong commercial construction knowledge, disciplined follow-up, sound judgment, and the ability to communicate difficult project conditions accurately and promptly.
This is not primarily a superintendent or trade-supervision position. The Construction Manager represents the Development Team’s interests and holds project participants accountable for delivering the approved scope safely, on schedule, within budget, and to the required quality standards.
Essential Responsibilities
Construction Handoff and Readiness
- Participate in preconstruction and construction-handoff meetings.
- Review the approved plans, specifications, project schedule, budget, client requirements, and turnover obligations.
- Participate in construction document plan reviews associated with EDGE meetings, providing constructability-focused comments and plan markups to identify scope gaps, coordination conflicts, sequencing concerns, and field execution risks before construction.
- Confirm that permits, long-lead materials, utilities, site access, temporary facilities, inspections, and other construction prerequisites are being properly coordinated.
- Identify constructability, sequencing, scope-gap, and turnover risks before they affect field progress.
Schedule Management
- Review and monitor baseline schedules, critical-path activities, milestone dates, and rolling lookahead schedules.
- Compare reported progress against actual field conditions.
- Identify delays, missing predecessors, long-lead concerns, trade coordination issues, and other schedule threats.
- Require and evaluate written recovery plans when project milestones are at risk.
- Coordinate with Development Project Managers regarding client delivery dates, lease obligations, fixturing, opening requirements, and other critical commitments.
- Escalate material schedule risks promptly and provide a recommended course of action.
Field Observation and Quality
- Conduct regular site visits based on project phase, risk, and established reporting requirements.
- Observe work for general conformance with approved plans, specifications, submittals, prototype standards, and client expectations.
- Document progress and deficiencies through clear written reports and photographs.
- Track corrective work through completion.
- Coordinate pre-punch, punch-list, turnover, and final-completion activities.
- Help ensure that quality concerns are identified while they remain reasonably correctable.
Budget and Change Management
- Review proposed change orders for scope, necessity, quantities, pricing support, schedule effect, and contractual responsibility.
- Review and verify contractor pay applications against actual field progress, the approved schedule of values, stored materials, approved change orders, retainage, and applicable contract requirements before recommending payment.
- Confirm whether proposed work is included in existing plans, specifications, contracts, allowances, or general conditions.
- Maintain visibility into pending changes, potential claims, contingency exposure, and unresolved cost issues.
- Identify practical value-engineering and cost-avoidance opportunities without compromising quality or operations.
- Provide written recommendations to the Development Project Manager and leadership.
- Do not authorize additional cost or scope without appropriate approval.
Risk and Issue Management
- Maintain current project risk, constraint, issue, and decision logs.
- Identify risks involving design, civil work, utilities, permits, inspections, procurement, weather, labor, materials, site conditions, quality, and turnover.
- Assign or confirm an owner and due date for significant corrective actions.
- Escalate critical risks immediately and clearly explain the potential schedule, cost, quality, or client impact.
- Focus on preventing surprises by reporting developing conditions before they become project failures.
Communication and Reporting
- Provide accurate and timely weekly construction reports.
- Lead or participate in construction progress meetings and document decisions, responsibilities, and deadlines.
- Communicate professionally with clients, contractors, consultants, inspectors, and internal team members.
- Present facts objectively, including when the general contractor is an affiliated 7B entity.
- Maintain complete, organized, and retrievable project documentation.
- Ensure Smartsheet and other designated project-management systems remain current and credible.
Turnover, Closeout, and Warranty
- Coordinate turnover-readiness reviews with the Development Project Manager, contractor, client, and operations representatives.
- Track inspections, certificates of occupancy, punch items, training, attic stock, spare materials, warranties, O&M manuals, as-built documents, lien releases, and other closeout requirements.
- Monitor punch-list and final-completion progress.
- Support warranty handoff and track unresolved warranty matters to completion.
- Identify recurring quality or warranty issues and recommend corrective process changes.
Safety and Compliance
- Observe whether required contractor safety programs and site controls appear to be actively implemented.
- Immediately report serious safety, regulatory, environmental, or code concerns through the appropriate escalation process.
- Support compliance with applicable project requirements, permits, codes, and company standards.
- The Construction Manager does not replace the contractor’s responsibility for construction means and methods, subcontractor supervision, or jobsite safety unless expressly assigned through written contract authority.
Continuous Improvement
- Participate in project closeout and lessons-learned reviews.
- Identify recurring causes of schedule delay, cost growth, quality deficiencies, and warranty work.
- Recommend improvements to prototypes, scopes, checklists, reporting systems, contracting practices, and construction processes.
- Share practical field knowledge with Development Project Managers and other team members.
Performance Expectations
Performance will be evaluated primarily in the following areas:
- Schedule: Milestone reliability, early identification of delays, recovery planning, turnover protection, and accurate schedule reporting.
- Risk: Early issue identification, disciplined escalation, effective mitigation, and prevention of avoidable project surprises.
- Budget: Change-order and pay-application discipline, verification of billed progress, cost forecasting, contingency protection, cost avoidance, and prevention of unauthorized commitments.
- Quality: Constructability-focused plan review and EDGE markups, plan and specification compliance, deficiency follow-through, punch-list performance, turnover readiness, closeout, and warranty results.
Baseline successful performance means the Construction Manager consistently and independently fulfills the role’s normal responsibilities. Exceptional performance requires measurable value creation, such as recovering a threatened milestone, avoiding material cost, preventing a significant quality failure, improving client outcomes, or implementing a repeatable process improvement.
Minimum Qualifications
- Five or more years of commercial construction experience with progressively increasing responsibility.
- Demonstrated experience with ground-up commercial, retail, restaurant, industrial, or comparable projects.
- Experience coordinating multiple active projects or a geographically dispersed construction portfolio.
- Strong understanding of civil/sitework, structural, building-envelope, MEP, finish, inspection, utility, turnover, and warranty activities.
- Ability to read, interpret, review, and mark up construction drawings and to evaluate specifications, schedules, contracts, submittals, RFIs, pay applications, and change-order documentation.
- Demonstrated ability to identify schedule, cost, quality, and field risks and communicate them clearly.
- Strong written, verbal, organizational, and problem-solving skills.
- Ability and willingness to travel extensively.
- Valid driver’s license and ability to meet company travel requirements.
Preferred Qualifications
- Bachelor’s degree in construction management, Engineering, Architecture, Business, or a related discipline.
- Experience serving an owner, developer, retailer, tenant, or owner’s representative.
- Experience with prototype or repeat-program construction.
- OSHA 30 certification.
- CCM, PMP, or comparable professional certification.
- Experience using Smartsheet, Bluebeam, scheduling software, and construction document-management platforms.
Pay: $100,000.00 - $140,000.00 per year
Benefits:
- 401(k)
- Dental insurance
- Health insurance
- Paid time off
- Vision insurance
Ability to Relocate:
- Lubbock, TX 79424: Relocate before starting work (Required)
Work Location: In person
