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Senior Director of Housing Operations

Omaha Housing Authority
Full-time
On-site
Omaha, Nebraska, United States
$80,000 - $135,000 USD yearly

The Omaha Housing Authority is a Non-Profit Government Agency based in Omaha and established in 1935. Omaha Housing Authority contracts with HUD to provide safe and sanitary housing to low and moderate-income individuals through rent subsidies and administers over 2700 public housing units and up to 4,300 Housing Choice (Section 8) Vouchers. 

OHA is Committed to Equal Opportunity

Omaha Housing Authority is an equal opportunity employer, and all qualified applicants will receive consideration for employment without regard to race, color, religion, age, sex, national origin, disability status, genetics, protected veteran status, sexual orientation, gender identity, or expression, or any other characteristics protected by federal, state or local laws.

Core Values

  • We are Welcoming
  • We Actively Listen
  • We are Diverse, Inclusive & Equitable
  • We are Exceptional
  • We Practice Self Care
  • We Share Power
  • We Practice De-Escalation
  • We are a Team

Benefits

The Omaha Housing Authority offers an exceptional benefits package for full-time employees that includes medical, dental, vision, and life insurance; retirement and 457 compensation; 12 days of vacation that begin on your date of hire; and 17 paid holidays, including your birthday, a floating holiday, and a self-care day. For information on Omaha Housing Authority, including more information on employee benefits and our company culture, visit our website at www.ohauthority.org 

Salary Range

$80,000 - $135,000

Job Function

Highly accountable executive responsible for planning and directing activities related to the management and maintenance of all properties owned and operated by the Omaha Housing Authority (OHA) and its subsidiaries, consisting of more than 2,500 units. The portfolio includes multiple property types and funding, such as public housing, LIHTC, market rate housing, units funded through project-based vouchers and commercial units. This position is responsible for directing staff in a high-paced, challenging housing environment comprised of more than 25 developments with varying degrees of maintenance needs, including involvement in modernization and re-development efforts.

Ensure compliance with all Federal statues and regulations along with State and Local laws, ordinances, and regulations.  Hire, train, and coach a high-performing team of professionals delivering continuous quality improvement focused on tenant access and livability, collaborations to meet service needs, and overall property conditions. 

Assess property portfolio, make repositioning recommendations in alignment with delivering upon the agency’s mission, meet or exceed internal and external performance standards.  This position will provide oversight to capital planning efforts, including capital needs assessment, planning, and project delivery. 

Duties include oversight of day-to-day operations of property management, maintenance, safety, and compliance. This position will establish, monitor, and support best practices in applications / leasing, recertification, unit turnaround procedures, property inspections, in-house trades, safety and security, and related property management best practices. 

Work collaboratively with the chief financial officer/finance department, resident services team, procurement, and others to achieve departmental and agency goals. 

Essential Functions

  • Hire, train, coach, and lead various team members to include, Director of Intake and Quality Control, Assistant Director of Property Management, Facilities Operations Manager, Capital Improvements Manager, Public Safety Manager, and Senior Administrative Assistant. Provide collaborative coaching of department personnel to include Property Managers, Maintenance Managers, Assistant Property Managers, Assistants, Specialists, and Clerks.
  • Identify metrics and establish procedures necessary to gather data, monitor, and report on agency outcomes and Housing and Urban Development (HUD) scoring – Public Housing Assessment System (PHAS) including the Physical Assessment Subsystem (PASS), Financial Assessment Subsystem (FASS), Management Assessment Subsystem (MASS), and Capital Fund Program (CFP) criteria.  
  • Reviews monthly occupancy, tenant accounts receivable, maintenance outcomes and financial statements for each property, analyzes performance and recommends operational changes to meet performance projections, including assisting in the creation of action plans.
  • Present current performance status and trends on relevant metrics at board committees and board meetings.  Relevant metrics to include number of applicants, approved applicants provided with unit offers, time for unit turns, occupancy/vacancy percentage, work order completion, property inspection score, processing time for interim income calculations, percentage of annual recertifications completed on-time, etc.
  • Develop, implement, monitor, and adjust, as needed, policies and procedures for the management of all properties owned and operated by OHA.  Ensure on-site personnel deploy established monitoring and reporting procedures for relevant metrics.  
  • Develop, monitor, and adjust operational and capital fund / replacement reserves budgets for each property and the portfolio.  Make recommendations and operational adjustments based upon budget performance and projections.  
  • Develop and submit annual and 5-year capital funds plans and associated budget, including on-going management and amendments of the capital fund budgets and annual reports.  Ensure that obligation and expenditure deadlines are met on all grants.
  • Responsible for oversight of the intake/waitlist functions; determining eligibility of applicants; move-ins/move-outs; and maintaining a waiting list of new applicants as well as applicants waiting for relocation/transfers. Responsible for annual certification of eligibility for program participants as well as compliance with affordable housing regulations.
  • Ensure preparation for National Standards for the Physical Inspection of Real Estate (NSPIRE) inspections, and schedule/monitor annual inspections. Review results of annual NSPIRE inspections, REAC inspections and Physical Needs Assessments to provide recommendations for priorities and projects.
  • Responsible for oversight of residential crime prevention programs and security activities at OHA properties.  
  • Prepare responses to inquiries from local, state, and federal government officials and resident inquiries.  Ensures timely response to all OHA incoming inquiries and reporting requirements.
  • Assist the chief executive officer and the senior management team with the establishment of strategic goals and implementation of actions plans for the achievement of such goals.  
  • Participate in community and/or resident meetings, committees, etc. to build partnerships, collaborate, and better meet the needs of tenants served by OHA.  
  • May work evening and weekend hours, as necessary.  Respond to emergency situations, as necessary.  
  • Perform other duties and tasks as assigned.

Qualifications

  • Bachelor’s degree in property management, real estate, business management, social or human services, or related field and a minimum of eight (8) years of experience, including at least four (4) years of leadership experience.
  • Knowledge of the principles of real estate and property management, maintenance, and modernization.
  • Exceptional detail orientation and organizational skills.  
  • Ability to lead and coach others to a high level of productivity under a variety of conditions and restraints.
  • Ability to evaluate performance of subordinates accurately, coaching to an appropriate level, and to guide, replace, and assign personnel.
  • Excellent oral, written, analytical and interpersonal skills.  Strong ability to identify and solve problems.  Ability to develop and present training sessions.
  • Possess and maintain a valid motor vehicle operator’s license and excellent driving record.  Insurable under the OHA auto insurance policy.  Transportation available to perform the functions of this position as needed.
  • Ability to establish and maintain effective working relationships with co-workers, consultants, contractors, HUD, local, state, federal officials; ability to build relationships with people from a broad range of backgrounds.

Working Conditions

Work is performed in an office and residential setting amid normal conditions of dust, odors, fumes, and noises and involves considerable public contact.  

Abilities

  • Ability to sit, stand and walk up to 100% of the time; and reach stoop, squat, push, pull and type up to 25% of the time. Must be physically able to inspect public housing dwellings and grounds.
  • The noise level in the work environment is usually moderate.  

Equipment Operation

(Any one position may not use all the tools and equipment listed nor do the listed examples comprise all the tools and equipment that may be used in positions allocated to this classification)

  • Computer
  • Telephone
  • Copier
  • Calculator
  • Facsimile Machine