Capital Projects Manager
California, Nevada & Arizona
Home Base: San Diego, California
Territory: California, Nevada & Arizona
Travel: Frequent regional travel, including overnight travel
Base Salary: $130,000
Bonus: Discretionary annual bonus of up to 10% of base salary, based on attention to detail, vendor sourcing, documented cost savings and value engineering, and successful project execution.
Stand Out Before We Review Resumes
Take the next step today by completing your Spark Hire video interview.
At Gaines Investment Trust, we know a resume only tells part of your story. Your Spark Hire interview gives you the opportunity to demonstrate your project management approach, communication style, leadership, and strategic thinking—the qualities that are essential for success in this role.
Candidates who complete their Spark Hire interview receive priority consideration, allowing our leadership team to review qualified applicants more quickly and move them through the hiring process faster.
Estimated Time: 10–15 minutes
Start your interview here:
https://hire.li/h-9H3y6Is9nOMw5G9cD4V
Complete your interview today and take the next step toward joining Gaines Investment Trust.
About Gaines Investment Trust
Founded in 1966, Gaines Investment Trust is a 100% family-owned real estate investment and management company headquartered in La Jolla, California.
Unlike many real estate companies, we own everything we manage and manage nothing we don't own. We have no outside investors, no third-party ownership groups, and no management contracts. Every capital improvement you oversee directly impacts assets we intend to own for decades.
Today our portfolio includes:
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More than 8,000 apartment homes across California, Arizona, Nevada, Texas, Oklahoma, and Kansas
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Over 460,000 square feet of commercial office space
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More than 1.6 million square feet of industrial properties
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Approximately 10,000 acres of developable land
Because we are long-term owners, our decisions are driven by what's best for the asset—not by preparing properties for sale.
The Opportunity
This is more than a traditional construction project management role.
As our Capital Projects Manager, you'll work directly with executive leadership to protect and improve a portfolio of multifamily assets throughout California, Nevada, and Arizona.
You'll identify capital needs before they become major problems, develop comprehensive scopes of work, source and negotiate with contractors, present recommendations directly to company leadership, and oversee projects from concept through final closeout.
This role requires someone who combines strong construction knowledge with sound business judgment, exceptional organization, and the ability to make informed recommendations that maximize long-term value.
Candidates must reside in the San Diego area and be able to travel extensively throughout the assigned territory.
What You Will Own
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Inspect apartment communities and proactively identify deferred maintenance and capital improvement opportunities
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Evaluate conditions and determine whether repair, replacement, redesign, or continued monitoring is the most appropriate solution
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Develop detailed scopes of work and contractor-ready Requests for Proposal (RFPs)
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Source, qualify, and develop relationships with high-quality regional contractors
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Obtain, compare, and analyze competitive bids to ensure true apples-to-apples evaluations
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Negotiate pricing, scope, schedules, warranties, and contract terms to achieve the best long-term value
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Present recommendations directly to the President and executive leadership
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Manage projects from planning through closeout, including budgeting, scheduling, contractor coordination, quality control, and issue resolution
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Review field progress before approving payments and verify permits, inspections, warranties, lien releases, and project documentation
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Maintain accurate budgets, project trackers, forecasts, contracts, bid records, photographs, and executive reporting across multiple simultaneous projects
Types of Projects
Projects may include:
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Roofing and waterproofing
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Exterior painting, siding, stucco, and wood replacement
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Parking lots, asphalt, concrete, and site improvements
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Drainage, grading, retaining walls, and erosion control
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Structural repairs and building envelope improvements
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Mechanical, electrical, plumbing, fire and life-safety systems
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Utility infrastructure
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Pools, clubhouses, amenity upgrades, leasing offices, and common area renovations
What Success Looks Like
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Capital needs are identified before they become costly emergencies
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Contractors bid complete and consistent scopes, minimizing change orders
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Executive recommendations are concise, accurate, and well-supported
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Projects are completed safely, on schedule, within budget, and to GIT's quality standards
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Progress payments are supported by verified field inspections and complete documentation
What You Will Bring
The ideal candidate will possess:
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Seven or more years of progressive experience managing capital improvements, construction projects, major renovations, or facilities projects
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Multifamily renovation experience strongly preferred; hospitality, senior housing, commercial real estate, or occupied-property experience also considered
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Demonstrated experience managing projects independently from inspection through closeout
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Strong knowledge of construction methods, building systems, and capital planning
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Experience writing scopes of work, developing RFPs, estimating costs, evaluating bids, negotiating contracts, and managing change orders
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Ability to interpret plans, specifications, contracts, schedules, and construction documents
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Excellent written and verbal communication skills with experience presenting recommendations to executive leadership
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Strong organizational skills with exceptional attention to detail
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Advanced proficiency in Excel, Word, Outlook, and project tracking systems
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Bachelor's degree in Construction Management, Engineering, Architecture, Real Estate, or related field preferred (equivalent experience considered)
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Valid driver's license and ability to travel frequently, including overnight travel
Why This Role Is Different
At Gaines Investment Trust, you won't be managing projects for outside ownership groups.
You'll work directly with the people who own the buildings and make investment decisions.
That means:
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Direct access to executive leadership, including the President
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Ownership of projects from initial identification through final closeout
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The opportunity to make meaningful, long-term improvements to assets we intend to own for decades
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A stable, privately held company with more than 60 years of successful ownership and operations
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A culture that values accountability, resourcefulness, sound judgment, and quality craftsmanship
Why You'll Love GIT
At Gaines Investment Trust, we believe our people are our greatest investment. As a 100% family-owned and operated company with more than 60 years of ownership and management experience, we've built a culture centered on stability, collaboration, and long-term career growth.
Unlike third-party management companies, we own and operate every property in our portfolio, giving our employees the opportunity to make lasting improvements that truly matter.
Benefits
We offer a comprehensive benefits package, including:
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Medical, Dental, and Vision Insurance
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401(k) with Company Match
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Paid Vacation and Paid Holidays
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Health Savings Account (HSA)
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Flexible Spending Account (FSA)
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Company-paid Life Insurance
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Optional Short-Term Disability, Long-Term Disability, AD&D, Accident, and Critical Illness Insurance
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Employee Assistance Program (EAP)
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Pet Insurance
Build Something That Lasts
If you're looking for an opportunity to make meaningful decisions, lead significant capital improvement projects, and directly influence the long-term success of a privately held real estate portfolio, we'd like to meet you.
Complete your Spark Hire interview today and receive priority consideration for this exciting opportunity with Gaines Investment Trust.
