#035 - Building Manager

A Michigan Jobs & Career Portal service.

Building Managers (or Building Superintendents) direct the operation and maintenance of buildings. They provide necessary services to people or businesses renting within the building.

   JOB DUTIES

Building Managers may:

• Hire, train, and supervise such personnel as guards and maintenance workers
• Inspect property
• Meet with building owners, homeowners' associations, or boards of directors
• Supervise building repair and maintenance work
• Buy building supplies, machinery, equipment, and furniture
• Contract and arrange bids for services
• Plan and administer the building budget
• Organize tenant activities
• Fill vacancies in buildings according to rules and regulations
• Discuss and execute tenant leases
• Supervise manager trainees
• Maintain building security
• Prepare long-range schedules of major repairs on buildings and grounds
• Prepare construction plans or specifications
• Maintain compliance with building codes and standards
• Understand legislation like handicapper laws and civil rights

The tools and equipment used may include:

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   OCCUPATIONAL SPECIALTIES

Building Managers may specialize in these areas:

186.167-018 APARTMENT HOUSE MANAGERS manage large apartment buildings or apartment complexes. They often live in the building they manage. They are responsible for collecting rent, issuing receipts, handling tenant complaints, and supervising maintenance staff.

186.167-030 HOUSING PROJECT MANAGERS direct the operations of housing projects to provide housing for low-income or military families, welfare recipients, or other eligible people.

186.167-046 PROPERTY MANAGERS manage residential, commercial, or industrial investment properties for their clients. They prepare leases, arrange for maintenance of property, and hire personnel to provide services.

186.167-062 CONDOMINIUM MANAGERS direct the operations of a condominium complex according to a contract with the homeowners' association. They collect monthly assessments from homeowners, direct the maintenance and repair of the complex property, and prepare the annual budget and activity reports.

187.167-190 BUILDING SUPERINTENDENTS direct the operation and maintenance of buildings, such as apartment houses or office buildings.

COMMUNITY ASSOCIATION MANAGERS manage the common property and services of condominiums, cooperatives, and planned communities through their homeowners' or community associations.

In addition to learning about these specialties, you may also find it helpful to explore the following MOIScripts:

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   WORKING CONDITIONS AND REQUIREMENTS

Building Managers work with little direct supervision. In large buildings, they may be in charge of several employees. In smaller buildings, Managers may supervise few employees or may even work alone.

Building Managers in large buildings generally work in large, attractive offices. In smaller buildings, resident apartment managers may use their own apartments for office purposes and have no separate office. Managers of small apartment buildings may perform outside maintenance work. Generally, most Managers work inside in a clean and comfortable setting.

Managers of office or residential buildings may be able to schedule regular hours. Managers of all types of buildings may be called during emergencies and may have to work longer hours during peak periods.

Frequent out-of-town travel may be required of the Manager who is also expected to attract convention groups or who must meet with tenants who will fill vacancies in an office building or shopping center. Building Managers may belong to associations such as the Building Owners and Managers Association International. Members must pay periodic dues.

You Should Prefer:

• Doing work which involves business contact with people

• Making decisions and solving problems

• Performing a variety of duties which may change often

You Should Be Able To:

• Reason clearly and logically

• Make decisions based on information which can be checked

• Perform arithmetical operations accurately

• See details and find errors in numbers, spelling, or punctuation

• Communicate well, orally and in writing

• Deal with people in job duties beyond giving/receiving instructions

• Direct, control, and plan activities of others

Math Problem You Should Be Able to Solve:

• An apartment building has a net operating income of $36,000. Investors expect a yield on their investments or capitalization rate of 10%. What is the property value?

Reading Example You Should Be Able to Read and Comprehend:

• A useful budget is the monthly cash flow budget, which lets the property manager know just how much money will be available each month. The budget therefore permits the planning of large fuel or other seasonal bills, real estate taxes, and capital expenses. This budget usually reflects expenditures in the month that payment is made -- not in the month the charge was incurred.

Writing Example You Should Be Able to Produce:

• Prepare lease papers for new tenants.

Thinking Skill You Should Be Able to Demonstrate:

• Should be able to demonstrate organizational skills and be detail oriented in directing the operation and maintenance of a building.

   EDUCATION AND PREPARATION OPPORTUNITIES

NOTE: A Certificate (program of up to one year of study beyond high school) or an Associate Degree (two years of study beyond high school) or a Bachelor's Degree (four years of study beyond high school) may qualify a person for this occupation.

The following education and preparation opportunities are helpful in preparing for occupations in the MOIScript:

SCHOOL SUBJECTS

BUILDING TRADES , BUSINESS , CAREERS , COMMUNICATIONS , MATH , METALS , SOCIAL STUDIES , STUDY & WORK OPTIONS , TECHNOLOGY , WOODS

CAREER AND TECHNICAL EDUCATION

There are no Career and Technical Education Programs related to this MOIScript

POSTSECONDARY PROGRAM

069 GENERAL BUSINESS

Programs in General Business provide opportunities to gain the knowledge and skills necessary for employment in a large variety of leadership positions in business and commerce. This program is of special interest to those who wish a broad sampling of courses in business. Students planning to manage their own businesses, enter corporations which maintain their own training programs, or who are uncertain of their career plans in business may select this program. Individuals who teach Business at the secondary school level must have a Michigan Teaching Certificate.

Courses will vary from school to school but may include:

 Search for a College and/or Instructional Program

 APPRENTICESHIP OPPORTUNITIES

There are no Apprenticeships related to this MOIScript

MILITARY TRAINING OPPORTUNITIES

There are no Military Programs related to this MOIScript

 E-Learning Courses and Programs   

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   OPPORTUNITIES FOR EXPERIENCE AND METHODS OF ENTRY

The Institute of Real Estate Management offers courses in Building or Property Management. Individuals who complete a program could receive the Certified Property Manager (CPM) designation or the Accredited Resident Manager recognition for on-site Managers. Some positions may require a real estate license from the Real Estate Division of the Michigan Department Consumer and Industry Services.

School-to-Work opportunities include:

• informal apprenticeships

• mentorships

• job shadowing experiences

• touring a local Building Manager employer

• internships

• volunteer work with a Building Manager employer

• community service work with an agency

Some ways to explore this field include summer jobs in resort hotels; part-time jobs in building maintenance; and course work in hotel administration, management, and related fields. Employment as a leasing agent can provide useful experience without requiring a great deal of formal training. Postsecondary programs in general business might offer opportunities for experience as well.

To enter this occupation, apply directly to employers or contact a local office of Michigan Works!. Newspaper want ads may list job openings. Building Superintendents may find jobs through civil service offices of the city, county, state, or federal government. In addition, you should access and search the Internet's on-line employment services sites such as:

Michigan Talent Bank (http://www.michworks.org/mtb/user/MTB_EMPL.EntryMainPage)

Institute of Real Estate Management's Job Bulletin (http://www.irem.org)

MONSTER.COM (http://www.monster.com)

Yahoo! Careers (http://careers.yahoo.com/)

Classifieds Employment (http://www.classifieds2000.com)

JobOptions (http://www1.joboptions.com/jo_main/index.jsp)

You should also enter an electronic resume on these on-line services.

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   EARNINGS AND ADVANCEMENT

Earnings vary greatly depending on the employer, the size and type of the building managed, geographic location, and the individual's experience and education. Managers of small apartment buildings and very small hotels and motels often receive a free apartment or residence. In large establishments, salaries vary with the size of the building and the duties performed.

Nationally, in late 2001, earnings of recent college graduates with a Bachelor's degree in real estate programs averaged $37,063 per year. Many Corporate Building Managers earned between $52,700 and $76,600 per year in 2001. In 2001, the median annual salary of all Property and Real Estate Managers was $36,504.  The median yearly earnings of "all" workers in the U.S. were $31,044 in 2001.

In 2002, Property Managers employed by the State of Michigan earned between $31,612 and $52,054 per year. Property management executives earned from $40,382 to $78,133 per year. In early 2002, Public Housing Managers employed by the City of Detroit earned between $30,800 and $51,500. The superintendent of housing operations earned between $55,700 and $60,000. Building or Property Managers may receive additional income by doing consulting work or teaching property management courses.

Many Building Managers receive paid vacations and holidays; life, accident, disability, and hospitalization insurance; retirement plans; and sick pay. They may also receive a rent-free residence. Some are provided an expense account and an automobile. Some companies have a savings and stock investment plan for salaried employees. These benefits are usually paid for, at least in part, by the employers.

Advancement usually consists of expanded responsibilities or transfer to a larger, more valuable building. Working experience, education, and the ability to supervise are factors in determining the advancement of building managers.

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   EMPLOYMENT AND OUTLOOK

Nationally, about 141,300 Building Managers were employed in 2000. Employment in this occupation is expected to increase faster than the average for all occupations through the year 2010. About 36.8% of them were self-employed. The industry distribution for Building Managers looked like this: 

Growth in the demand for property managers will be evident in several areas. In commercial real estate, the demand for managers is expected to coincide with projected expansion in wholesale and retail trade; finance, insurance and real estate; and services. Some additional employment growth will come from adding on to existing buildings.

An increase in the Nation's stock of apartments and houses also should require more property managers. Developments of new homes are increasingly being organized with community or homeowner associations that provide professional management. To help properties become more profitable, more commercial and multi-unit residential property owners are expected to place their investments in the hands of professional managers.

Growth in demand should also arise as a result of the changing demographic composition of the population. The number of older people will increase during the projection period, creating a need for various types of suitable housing, such as assisted living arrangements and retirement communities. Accordingly, there will be a need for property managers to operate these facilities, especially for those that have a background in the operation and administrative aspects of running a health unit.

There are about 6,800 Building Managers employed in Michigan. Most of them worked in urban areas. Building Managers worked for maintenance companies, real estate agencies, and other firms engaged in building management. 

Employment of Building Managers is expected to increase about as fast as the average for all occupations through the year 2008. An average of 150 annual openings is expected, with 60 due to growth and 90 due to replacement of those who retire or leave the labor force for other reasons. Additional openings will occur as workers transfer to other jobs or occupations.

In Michigan, the construction of new office buildings, shopping centers, condominiums, and industrial parks will result in the need for Building or Property Managers to direct the efficient operation and maintenance of these buildings. This will happen especially in the rebuilding of downtown areas in large cities as well as in rapidly growing out of state communities, such as Traverse City. 

Michigan's Employment Outlook to 2008   

  EMPLOYMENT                  NUMBER        PERCENT    PROJECTED YEARLY

  REGION                              EMPLOYED    GROWTH    JOB OPENINGS

   Ann Arbor Area                  475                   12.7              12

  Battle Creek Area                 170                     0.0               2

  Benton Harbor Area              240                    6.6               5

  Central Michigan                   100                    -1.0              1  

  Detroit MSA                         3,010                 7.4               62

  East Central Michigan            80                     13.6              2

  Flint Area                              295                   -7.8               4

  Grand Rapids Area                410                  16.7               12

  Jackson Area                        290                    3.8                5

  Kalamazoo Area                   295                  11.2                7

  Lansing MSA                       215                    7.8                 5

  Muskegon Area                     90                    1.1                 1

  Northeast Lower Peninsula   100                  30.3                  4

  Northwest Lower Peninsula  235                  24.5                  9

  Saginaw MSA                      290                  13.1                  8

  Thumb Area                         140                  13.0                  4

  Upper Peninsula                   145                  17.9                  5

  West Central Michigan         110                   5.4                  3

MSA designates a Metropolitan Statistical Area

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   SOURCES OF ADDITIONAL INFORMATION

Printed occupational information is available upon written request from the sources marked below: 

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Copyright © 2003 Michigan Department of Career Development