Senior Property Manager
Top Benefits
About the role
The Senior Commercial Property Manager is accountable for the overall performance, financial results, and client satisfaction of a portfolio of third-party-owned commercial properties located in the Greater Toronto Area. The portfolio is primarily retail and office with a complementary industrial component. This is a senior, client-facing role that combines strategic asset advisory with hands-on operational leadership. The incumbent serves as the senior point of accountability to institutional and private property owners, leads a team of property managers and support staff, and directs the planning, tendering, and execution of capital projects including building envelope and roofing replacements, window and curtain wall programs, parking lot reconstruction and paving, mechanical and electrical equipment renewals, and tenant and common area renovations. The Senior Commercial Property Manager is expected to bring strategic judgment, financial discipline, technical depth, and mature client management skills to the portfolio.
Key Responsibilities
Client & Owner Relationship Management
Act as the senior relationship lead for assigned property owners, including institutional investors, private owners, and asset management groups. Develop and present annual property business plans, multi-year capital plans, and asset strategy recommendations aligned with each owner's investment objectives. Deliver monthly, quarterly, and annual owner reporting packages with variance analysis, leasing activity, capital project status, market commentary, and risk-and-opportunity items. Lead owner meetings, asset reviews, and site tours; translate owner objectives into operational priorities. Identify and pursue opportunities to expand the management relationship and grow the assignment within existing client portfolios.
Financial Performance & Budgeting
Lead preparation, review, and presentation of annual operating budgets, CAM/TMI recovery models, realty tax estimates, and re-forecasts. Drive NOI performance through revenue optimization, expense management, and recovery accuracy. Review and approve invoices, purchase orders, and contracts within delegated signing authority; oversee adherence to authority limits across the team. Oversee accounts receivable, collections strategy, and bad-debt mitigation in coordination with accounting and legal. Manage CAM/TMI year-end reconciliations, tenant audit responses, and recovery defensibility under net leases. Provide input into property valuations, hold/sell analyses, refinancing requests, and lender reporting where required.
Tenant Relations & Lease Administration
Build and maintain executive-level relationships with national retailers, anchor office tenants, and key industrial occupiers. Oversee administration of complex lease obligations including rent commencement, escalations, percentage rent, recoveries, insurance compliance, exclusivity, co-tenancy, and use clauses. Coordinate with the leasing team on renewals, expansions, tenant mix strategy, and landlord work commitments. Lead resolution of escalated tenant disputes; engage legal counsel where required and manage notices and remedies under the lease.
Operations, Maintenance & Service Delivery
Direct building operations across HVAC, electrical, plumbing, life safety, elevators, roofing, building envelope, landscaping, snow and ice management, security, janitorial, waste, and pest control. Establish preventive and predictive maintenance programs and ensure consistent execution across the portfolio. Lead procurement strategy for major service contracts including scoping, tendering, award recommendations, and vendor performance management. Conduct regular property inspections; review on-site teams' inspection reports and corrective action plans. Oversee emergency response and business continuity programs; act as senior on-call escalation point for major incidents.
Capital Project Management
Lead the full lifecycle of capital projects, including building envelope and roofing replacements, window and curtain wall programs, parking lot reconstruction, asphalt and concrete paving, lobby and common area renovations, washroom modernizations, mechanical and electrical equipment replacements, lighting and energy retrofits, and base building upgrades. Develop multi-year capital plans for each property informed by building condition assessments, reserve studies, and life-cycle analysis. Engage and manage consultants (engineering, architectural, building science, roofing, environmental) and general contractors; review designs, specifications, and tender documents prior to issuance. Govern project budgets, schedules, change orders, deficiency lists, holdbacks, and warranty turnover in accordance with the Ontario Construction Act. Coordinate construction sequencing to minimize tenant disruption and ensure site safety compliance under the Occupational Health and Safety Act. Lead post-completion reviews, lessons-learned, and warranty enforcement.
Compliance, Health & Safety, and Risk
Ensure portfolio-wide compliance with the Occupational Health and Safety Act, Ontario Fire Code, Ontario Building Code, AODA, TSSA requirements (elevators, boilers, fuel handling), Technical Standards and Safety Authority inspections, and applicable municipal by-laws. Maintain documentation for ESA inspections, fire system testing, backflow prevention, anchor point certifications, and other statutory compliance items. Lead insurance claim management and act as primary liaison with adjusters, brokers, and owners. Maintain an active portfolio risk register and present mitigation strategies to owners and senior management.
Leadership & People Management
Directly manage property managers, assistant property managers, property administrators, and on-site operations staff assigned to the portfolio. Provide coaching, mentoring, performance management, and professional development for direct and indirect reports. Champion best practices, standard operating procedures, and consistency across the team. Contribute to departmental initiatives including technology adoption, ESG/sustainability programs, and process improvement.
Qualifications
Education & Designations
Post-secondary degree or diploma in business, real estate, property management, engineering, finance, or a related discipline. Industry designation required or actively in progress: RPA (BOMI), FMA (BOMI), CPM (IREM), or CSM (ICSC) for candidates with significant retail exposure. Ontario Real Estate Council (RECO) registration is an asset where leasing activity falls within scope.
Experience
Minimum 8–10 years of progressive commercial property management experience, with at least 3 years at a senior or portfolio level. Demonstrated experience managing third-party portfolios on behalf of institutional or private owners. Proven track record leading capital projects ranging from several hundred thousand to multi-million dollars from concept through close-out. Direct experience across retail, office, and industrial asset classes within the Greater Toronto Area. Strong working knowledge of CAM/TMI reconciliations, net lease structures, and recoverable vs. non-recoverable expense treatment. Experience managing and developing a team of property management professionals. Technical Skills Advanced proficiency with property management and accounting platforms (Yardi Voyager, MRI, or equivalent). Strong skills in Excel (including financial modelling), Word, Outlook, and project scheduling tools. Ability to read and interpret construction drawings, specifications, engineering reports, and building condition assessments.
Core Competencies
Strong financial acumen, analytical capability, and commercial judgment. Executive presence and the ability to represent the management company credibly with ownership groups. Excellent written and verbal communication skills. Negotiation, problem-solving, and conflict-resolution capability. Highly organized; able to manage multiple priorities and competing deadlines across a multi-property portfolio. Customer-service orientation balanced with commercial discipline and risk awareness. Demonstrated leadership, mentorship, and team-building skills.
Compensation
Annual base salary is $100,000 - $120,000 Annual Discretionary Bonus Monthly Car Allowance between $300 - $500 per month Benefits Education Reimbursement 3 Weeks' Vacation 12 Personal/Sick days
Similar Jobs
Senior Property Manager
Top Benefits
About the role
The Senior Commercial Property Manager is accountable for the overall performance, financial results, and client satisfaction of a portfolio of third-party-owned commercial properties located in the Greater Toronto Area. The portfolio is primarily retail and office with a complementary industrial component. This is a senior, client-facing role that combines strategic asset advisory with hands-on operational leadership. The incumbent serves as the senior point of accountability to institutional and private property owners, leads a team of property managers and support staff, and directs the planning, tendering, and execution of capital projects including building envelope and roofing replacements, window and curtain wall programs, parking lot reconstruction and paving, mechanical and electrical equipment renewals, and tenant and common area renovations. The Senior Commercial Property Manager is expected to bring strategic judgment, financial discipline, technical depth, and mature client management skills to the portfolio.
Key Responsibilities
Client & Owner Relationship Management
Act as the senior relationship lead for assigned property owners, including institutional investors, private owners, and asset management groups. Develop and present annual property business plans, multi-year capital plans, and asset strategy recommendations aligned with each owner's investment objectives. Deliver monthly, quarterly, and annual owner reporting packages with variance analysis, leasing activity, capital project status, market commentary, and risk-and-opportunity items. Lead owner meetings, asset reviews, and site tours; translate owner objectives into operational priorities. Identify and pursue opportunities to expand the management relationship and grow the assignment within existing client portfolios.
Financial Performance & Budgeting
Lead preparation, review, and presentation of annual operating budgets, CAM/TMI recovery models, realty tax estimates, and re-forecasts. Drive NOI performance through revenue optimization, expense management, and recovery accuracy. Review and approve invoices, purchase orders, and contracts within delegated signing authority; oversee adherence to authority limits across the team. Oversee accounts receivable, collections strategy, and bad-debt mitigation in coordination with accounting and legal. Manage CAM/TMI year-end reconciliations, tenant audit responses, and recovery defensibility under net leases. Provide input into property valuations, hold/sell analyses, refinancing requests, and lender reporting where required.
Tenant Relations & Lease Administration
Build and maintain executive-level relationships with national retailers, anchor office tenants, and key industrial occupiers. Oversee administration of complex lease obligations including rent commencement, escalations, percentage rent, recoveries, insurance compliance, exclusivity, co-tenancy, and use clauses. Coordinate with the leasing team on renewals, expansions, tenant mix strategy, and landlord work commitments. Lead resolution of escalated tenant disputes; engage legal counsel where required and manage notices and remedies under the lease.
Operations, Maintenance & Service Delivery
Direct building operations across HVAC, electrical, plumbing, life safety, elevators, roofing, building envelope, landscaping, snow and ice management, security, janitorial, waste, and pest control. Establish preventive and predictive maintenance programs and ensure consistent execution across the portfolio. Lead procurement strategy for major service contracts including scoping, tendering, award recommendations, and vendor performance management. Conduct regular property inspections; review on-site teams' inspection reports and corrective action plans. Oversee emergency response and business continuity programs; act as senior on-call escalation point for major incidents.
Capital Project Management
Lead the full lifecycle of capital projects, including building envelope and roofing replacements, window and curtain wall programs, parking lot reconstruction, asphalt and concrete paving, lobby and common area renovations, washroom modernizations, mechanical and electrical equipment replacements, lighting and energy retrofits, and base building upgrades. Develop multi-year capital plans for each property informed by building condition assessments, reserve studies, and life-cycle analysis. Engage and manage consultants (engineering, architectural, building science, roofing, environmental) and general contractors; review designs, specifications, and tender documents prior to issuance. Govern project budgets, schedules, change orders, deficiency lists, holdbacks, and warranty turnover in accordance with the Ontario Construction Act. Coordinate construction sequencing to minimize tenant disruption and ensure site safety compliance under the Occupational Health and Safety Act. Lead post-completion reviews, lessons-learned, and warranty enforcement.
Compliance, Health & Safety, and Risk
Ensure portfolio-wide compliance with the Occupational Health and Safety Act, Ontario Fire Code, Ontario Building Code, AODA, TSSA requirements (elevators, boilers, fuel handling), Technical Standards and Safety Authority inspections, and applicable municipal by-laws. Maintain documentation for ESA inspections, fire system testing, backflow prevention, anchor point certifications, and other statutory compliance items. Lead insurance claim management and act as primary liaison with adjusters, brokers, and owners. Maintain an active portfolio risk register and present mitigation strategies to owners and senior management.
Leadership & People Management
Directly manage property managers, assistant property managers, property administrators, and on-site operations staff assigned to the portfolio. Provide coaching, mentoring, performance management, and professional development for direct and indirect reports. Champion best practices, standard operating procedures, and consistency across the team. Contribute to departmental initiatives including technology adoption, ESG/sustainability programs, and process improvement.
Qualifications
Education & Designations
Post-secondary degree or diploma in business, real estate, property management, engineering, finance, or a related discipline. Industry designation required or actively in progress: RPA (BOMI), FMA (BOMI), CPM (IREM), or CSM (ICSC) for candidates with significant retail exposure. Ontario Real Estate Council (RECO) registration is an asset where leasing activity falls within scope.
Experience
Minimum 8–10 years of progressive commercial property management experience, with at least 3 years at a senior or portfolio level. Demonstrated experience managing third-party portfolios on behalf of institutional or private owners. Proven track record leading capital projects ranging from several hundred thousand to multi-million dollars from concept through close-out. Direct experience across retail, office, and industrial asset classes within the Greater Toronto Area. Strong working knowledge of CAM/TMI reconciliations, net lease structures, and recoverable vs. non-recoverable expense treatment. Experience managing and developing a team of property management professionals. Technical Skills Advanced proficiency with property management and accounting platforms (Yardi Voyager, MRI, or equivalent). Strong skills in Excel (including financial modelling), Word, Outlook, and project scheduling tools. Ability to read and interpret construction drawings, specifications, engineering reports, and building condition assessments.
Core Competencies
Strong financial acumen, analytical capability, and commercial judgment. Executive presence and the ability to represent the management company credibly with ownership groups. Excellent written and verbal communication skills. Negotiation, problem-solving, and conflict-resolution capability. Highly organized; able to manage multiple priorities and competing deadlines across a multi-property portfolio. Customer-service orientation balanced with commercial discipline and risk awareness. Demonstrated leadership, mentorship, and team-building skills.
Compensation
Annual base salary is $100,000 - $120,000 Annual Discretionary Bonus Monthly Car Allowance between $300 - $500 per month Benefits Education Reimbursement 3 Weeks' Vacation 12 Personal/Sick days