Asset Manager

Opportunity Requirements

• 10+ years of experience in the commercial real estate industry with a diverse background covering both leasing Class 'A' office in the region, property operations, and construction.
• Candidate should have operations and asset management experience in Class 'A' office properties on behalf of institutional owners preferred.
• Well organized with attention to detail; follow through with assignments; must possess good verbal and written skills and be able to communicate effectively with employees, tenants, contractors, etc. Must be proficient with financial concepts and applications. Must be self-directed, motivated and creative in problem solving.
• Achieved or be in the process of certification as a Certified Property Manager (CPM) or Real Property Administrator (RPA), a college degree is highly preferable.
• Experience in dealing with municipalities and time spent on public facing committees preferred. Examples include local business improvement district, local chamber of commerce, etc.

Demonstrate expertise in commercial real estate financial management including budgeting, forecasting, variance analysis, accrual review, capital planning, financial reporting, CAM recoveries, lease economics, and portfolio performance analysis.

Summary of Responsibilities

An essential function of this position is regular and predictable attendance. The core responsibilities of this position include, but are not limited to the following:

• Develop a strong property management team, with a focus on team building, individual career growth, and succession planning. Provide training, mentoring and leadership to meet company objectives.
• Responsible for operating and capital budgets, reforecasts, and other reports as required. Review operating budgets for efficiencies and economies of scale, bidding out services as needed with oversight and guidance from SVP, Asset Management and VP, Asset Management.
• Guide Hollywood team to ensure rents are collected in a timely fashion and any delinquencies are addressed appropriately.
• Direct property management team to prepare and analyze recurring variance reports, providing support and guidance as needed.
• Oversee the management teams monitoring of tenant security deposits and letters of credit to ensure lease compliance.
• Ensure reports such as the tenant watchlist, sublease tracking report, Stevenson Plans, stacking plans and others are kept up to date as required.
• Perform regular site inspections and be responsible for immediate resolution of issues to ensure properties are maintained to Class 'A' standards.
• Assist the Regional Director and retail and office leasing teams with leasing efforts including leading prospective tenant tours, reviewing negotiated leases, gathering documentation for lease routing and execution, and execution of market ready improvement projects.
• Monitor options and encumbrances and work with the appropriate leasing team members to communicate with tenants as necessary or deliver the appropriate notices when required.
• Submit lease renewals and new lease deals in VTS for approval. Monitor VTS and collaborate with brokers to ensure that deals are being updated in a timely manner.
• Perform regular site inspections and be responsible for immediate resolution of issues to ensure properties are maintained to Class 'A' standards.
• Maintain excellent relationships with capital partners and participate in investor tours as requested.
• Responsible for tenant retention, including regular visits and communication with key tenant contacts. Guide the property management teams in organizing tenant outreach and events as appropriate to optimize tenant experience at all properties.
• Partner with the Kilroy Construction Department on tenant improvements, alterations, and base building improvements.
• Guide the property management teams to ensure accounts payable are submitted and closed in a timely manner. Provide final review and approval as required.
• Ensure all properties are compliant with applicable code requirements and teams conduct regular inspections, FLS training and drills as required.
• Monitor capital budgets, prepare and submit AFE's as needed and ensure capital projects are completed in a timely and thorough manner.
• Work with the Kilroy Legal Department in the preparation of vendor contracts and tenant leases and license agreements.
• Meet with the Regional Director to review and report progress on all outstanding and ongoing tasks, projects, and property issues. Report issues requiring immediate attention in a timely manner.
• On an as needed basis, work with Kilroy Development team to provide insight, expertise, and support on any Hollywood based development projects or repositioning projects.
• Responsible for oversight of the Los Angeles Regional Security Operations Center (RSOC), which is based at Columbia Square. Act as the liaison between the Asset Management team and the VP of Security and Safety, providing RSOC updates and expanding scope as directed.
• Serve as a member of the Board of Directors for the Columbia Square and On Vine Associations, providing strategic oversight and leadership on matters related to shared facilities, operational budgets, capital projects, and owner obligations. Maintain a comprehensive understanding of Association Bylaws, CC&Rs, and governing documents to ensure proper administration of shared responsibilities between Kilroy and residential tower ownership entities.
• Responsible for attending recurring operations meetings with 3rd party operators, providing guidance on capital and operating expenses as needed, and generally acting as the liaison for Kilroy's Asset Management team.
• Partner with Kilroy parking team to provide periodic updates on general parking operations, revenue performance, and capital improvement projects. Generally responsible for monitoring outside parking revenue opportunities and maximizing parking revenue at each property.
• Participate as directed by the Regional Director in regional Leadership Meetings to develop and/or enhance the region's best practices, operational efficiencies, team building, training and overall regional initiatives.
• Other duties as assigned.

Financial Leadership and Asset Performance

• Own the annual operating budget and capital planning process for all properties within the portfolio
• Lead budget development with the property teams to ensure budgets align with portfolio objectives, leasing assumptions, and ownership expectations.
• Review monthly financial statements, variance reports, reforecasts, accruals, and supporting schedules to ensure accurate, completeness, and compliance with accounting policies.
• Partner with Property Accounting and Operations teams to identify risks, opportunities, and corrective actions impacting financial performance.
• Drive accountability across property teams to achieve budgeted NOI, operating expense targets, and capital expenditure objectives.
• Review and approve significant expenditures, contracts, purchase orders, invoices, and capital requests.
• Monitor and evaluate operating expense recoveries, CAM reconciliations, tax recoveries, utility recoveries, and other tenant reimbursements to maximize income and ensure lease compliance.
• Analyze portfolio performance metrics and identify opportunities to increase revenue, reduce expenses, and improve asset value.
• Present financial performance, budget assumptions, forecasts, and strategic recommendations to senior leadership as required.
• Oversee accounts receivable performance, bad debt exposure, tenant collections, and credit risk mitigation efforts,
• Ensure timely and accurate completion of monthly, quarterly, and annual reporting requirements.
• Monitor capital project budgets, committed costs, forecasts, and project ROI to ensure effective capital deployment.
• Partner with leasing teams to evaluate financial impacts associated with renewals, restructures, expansions, contractions, and lease transactions.

Leadership and Team Development

• Develop and maintain a high-performing property management team through coaching, mentoring, training, and accountability.
• Create individualized development plans for direct reports focused on career growth and succession planning.
• Identify high-potential talent and actively prepare team members for advancement opportunities within the organization.
• Foster a culture of ownership, collaboration, customer service, continuous improvement, and operational excellence.
• Conduct regular performance discussions and provide constructive feedback to support employee development.
• Lead by example while promoting company values, policies, and best practices.
• Facilitate cross-functional collaboration between Property Management, Leasing, Construction, Engineering, Security, Parking, and Accounting teams.
• Ensure teams maintain consistent operating procedures, reporting standards, financial controls, and compliance practices throughout the portfolio.
• Build bench strength within the organization to support future organizational growth and succession needs.

Tenant Relations and Retention

• Develop and execute tenant retention strategies designed to maximize occupancy and lease renewal probability.
• Maintain strong relationships with key tenant decision markers and conduct regular business review meetings.
• Partner with property management teams to proactively identify and resolve tenant concerns before they impact tenant satisfaction or renewal decisions.
• Lead resolution of complex tenant disputes, operational challenges, service concerns, and escalated issues.
• Monitor tenant satisfaction and implement initiatives to enhance the tenant experience across the portfolio.
• Work closely with Leasing and Construction teams to execute renewal transactions, expansions, contractions, relocations, and tenant improvement projects.
• Other duties, as assigned.

What we offer

At Kilroy, base pay is one part of our total compensation package and is determined within a range. This provides the opportunity to progress as you grow and develop within the role. The base pay range for this role is between $141,400 and $187,000 and your base pay will depend on your skills, experience and training, knowledge, licensure and certifications, and other business and organizational needs.  It is not typical for an individual to be hired at or near the top of the range for their role and compensation decisions are dependent on the facts and circumstances of each case.  This role is eligible for an annual discretionary bonus as well.

Our comprehensive group health benefits program is built around your total health and provides employees and their families with care and coverage designed to help you thrive.  Our health and wellness program offerings include medical, dental, vision, with FSA, HSA options, Group Life & Disability, LTD coverage and much more.  Ancillary programs include a retirement savings plan with a competitive employer match, employee support programs like our parental leave coaching program, wellness, and commuter benefits, just to name a few.  We invite you to visit our website at www.kilroyrealty.com to learn more.