General Manager, Condo

Job Description

Job Description

Property Overview

Kihei Akahi is a self-managed Association of Apartment Owners (AOAO) consisting of 240 units across four residential buildings, including two six-story concrete buildings with elevators, two pools, tennis courts, office building, maintenance sheds, and landscaped gardens. A significant portion of the property operates as vacation rentals for off-island owners.

Role Summary

The General Manager (GM) serves as the primary operational leader for Kihei Akahi, reporting directly to the Board of Directors. The GM is responsible for the comprehensive management of the property, staff leadership, and community relations. Given the property's significant vacation rental activity and its diverse, often remote ownership group, the GM is responsible for ensuring the long-term preservation of the Association’s collective assets. This role requires a high-level owner-service orientation and commitment to maintaining and enhancing the property through proactive, fiscally responsible stewardship.

Neither the AOAO nor the GM are responsible for vacation rental guests nor management of vacation rental properties, except to the extent the common areas are impacted.

The ideal candidate will have a “working leader” mindset with the skills and ability to undertake minor repairs, maintenance, and upgrades personally while managing the daily work of the onsite staff. Experienced contractors are regularly engaged to complete more complex capital improvement or maintenance work. This is an exempt, salaried position requiring professional flexibility, including on-call availability for property emergencies.

An onsite two-bedroom partially furnished apartment is available. The GM can choose to live off-site but must be available to get to the property within 30 minutes in the event of an emergency.

Primary Responsibilities & Duties

Facilities & Operations

• Perform daily property inspections to proactively identify, document and address maintenance issues.
• Manage building systems, building envelopes, MEP (mechanical, electrical, plumbing), solar infrastructure, and daily pool maintenance to the required standards.
• Personally execute minor repairs, asset modifications, and routine preventative maintenance while auditing staff assignments.
• Provide direct oversight to ensure contractor work meets AOAO requirements, building codes, and health & safety standards.
• Maintain "on-call" availability schedule for after-hours emergencies and manage the property-wide Emergency Management Plan.

Personnel & Leadership

• Ensure the proper quantity and quality of staff with the necessary skills are in place across office, maintenance, and security teams.
• Recruit, hire, supervise, and conduct performance evaluations for all onsite personnel.
• Create a culture of accountability where staff members are motivated and take pride in their work.
• Successfully resolve internal personnel matters prior to Board escalation.
• Maintain professional, courteous communications across all interactions with staff, contractors, and owners.

Financial & Governance

• Monitor monthly operational budget variances and drive execution of the 24-month capital reserve projects.
• Compile semi-monthly payroll data.
• Negotiate, administer, and keep record of all contracts, leases, and agreements.
• Coordinate with the reserve engineer to inform the development of the annual operating budget.
• Facilitate the insurance renewal process by providing accurate property information to the broker.
• Maintain accurate owner contact information and on-island emergency contact logs.

Communication: Board Relations, Owner Relations & Community Experience

• Maintain regular and transparent communication with the Board regarding major projects, alignment of priorities, property issues, actions, critical issues and decisions.
• Coordinate, logistical set up, and participate in regular Board Meetings and the Annual Owners’ Meeting.
• Maintain a high-service orientation ensuring owners feel heard, respected, and well-informed.
• Ensure consistent and fair enforcement of all Bylaws and House Rules for owners and visitors alike.

Qualifications & Skills

• Experience
• • Minimum 7 years in property management is required.
  • A construction background is preferred.
  • Bachelor's degree in a construction-related or business-related field is preferred.
• Technical Knowledge
• • Understanding of building maintenance is required.
  • General knowledge of electrical wiring, circuit loads, plumbing, and pool maintenance is required.
• Legal: Strong understanding of Hawaii Statute 514B and federal/state housing laws.
• Financial: Proficiency in financial management and accounting.
• Technology
• • Proficiency in macOS, FileMaker, Microsoft Office (Excel, Word).
  • Basic knowledge of office LAN and servers.
  • Ability to quickly learn and adopt new software as needed.
• Personal Attributes
• • Excellent interpersonal and communication skills, both written and verbal.
  • Exceptional organizational and time management skills.
  • Strong problem-solving and decision-making abilities.
  • Ability to prioritize and communicate priorities consistently.
  • High-level service orientation.
  • Demonstrate a results-oriented mentality.