Role OverviewAs the Director of Pre-Construction, you will lead all upfront planning, budgeting, estimating, design coordination, scheduling, and risk analysis across a large multifamily development portfolio. You will drive the work-acquisition process, oversee pre-construction strategy from concept through GMP, and serve as a key partner to senior leadership, ownership groups, and cross-functional teams. This role requires exceptional financial acumen, deep technical expertise, strong leadership presence, and the ability to influence project outcomes well before construction begins.
Financial Strategy, Estimating & Budget Leadership
- Lead the entire estimating process-conceptual, schematic, design-development, and pre-GMP-ensuring accuracy, completeness, and alignment with project intent.
- Oversee development, refinement, and maintenance of all pre-construction budgets, including general conditions, allowances, and value-engineering opportunities.
- Build and manage rigorous cost-control systems that ensure transparent, credible, and data-driven budget decisions.
- Develop and present detailed variance reports outlining scope changes, pricing shifts, and cost impacts.
- Provide monthly cost analysis and executive-level financial reporting for all active pre-construction projects.
- Support contract strategy, including bid leveling, scope alignment, procurement recommendations, and early subcontractor engagement.
Executive Communication, Client Interface & Cross-Functional Alignment
- Represent the organization in owner interviews, project pursuits, and acquisition-phase discussions.
- Partner with senior leadership to shape division strategy, organizational standards, and annual business plans.
- Lead communication with Development, Design, Operations, Finance, consultants, and external partners to ensure alignment on scope, schedule, risks, and budget.
- Guide teams through design reviews, constructability analysis, logistics planning, and technical solution development.
- Ensure early identification and escalation of risks related to entitlement, site constraints, design gaps, pricing volatility, or schedule impacts.
Technical Oversight, Design Coordination & Risk Management
- Lead high-level design reviews to ensure constructability, cost alignment, clarity of scope, and compliance with brand, code, and performance standards.
- Manage external consultants-including ADA, envelope, geotechnical, MEP, and other specialists-to ensure quality and technical accuracy.
- Oversee technical due diligence, including site logistics, phasing strategies, geotechnical reports, and utility coordination.
- Provide guidance on early procurement strategies, market pricing conditions, escalation factors, and subcontractor engagement.
- Ensure all pre-construction deliverables-estimates, schedules, narratives, design comments, and risk logs-are complete, accurate, and aligned with project goals.
Qualifications - 7-10+ years of pre-construction and new-construction leadership experience; multifamily or hospitality sector experience strongly preferred.
- Bachelor's degree in Construction Management, Engineering, Architecture, Building Science, Business Management, or related field.
- Advanced expertise in estimating, cost control, scheduling, procurement, design coordination, and conceptual planning.
- Strong knowledge of contract law, project accounting, and development lifecycle.
- Highly proficient in estimating and construction software (e.g., Timberline, On-Screen Takeoff, Bluebeam, Procore, MS Office).
- Strong leadership and interpersonal skills with the ability to collaborate across departments and influence decision-
- Excellent communication skills-written, verbal, and presentation-capable of interfacing directly with owners and senior executives.
- Ability to manage multiple projects simultaneously while maintaining accuracy and strategic focus.
- Willingness to travel as needed.
