POSITION SUMMARY
The Pre-Construction Director / Sr. Estimator is responsible for leading and executing estimating and pre-construction activities for modular and multifamily construction projects from conceptual design through GMP and contract execution. This role develops and validates project budgets, evaluates cost and project risks, leads value engineering efforts, manages subcontractor and vendor pricing, and provides strategic cost guidance throughout the pre-construction process.

KEY RESPONSIBILITIES
• Lead estimating and pre-construction activities from conceptual design through GMP, contract execution, and project handoff.
• Prepare and/or oversee conceptual, schematic, design development, GMP, and final construction estimates.
• Analyze drawings, specifications, BIM models, logistics plans, and production requirements to develop complete project budgets.
• Lead quantity takeoffs and pricing for manufacturing, transportation, crane operations, site work, and field installation.
• Develop scopes of work and bid packages for subcontractors, vendors, and suppliers.
• Solicit, evaluate, level, and negotiate subcontractor and vendor proposals.
• Review and validate estimates, assumptions, allowances, contingencies, and project scopes for accuracy and completeness.
• Lead value engineering and identify cost-saving opportunities while maintaining quality, constructability, schedule, and design intent.
• Evaluate project risks including escalation, labor availability, material pricing, logistics, procurement, and schedule impacts.
• Prepare cost analyses, cash flow projections, budget updates, and cost reports throughout design progression.
• Lead and improve estimating standards, processes, cost databases, and historical benchmarking tools.
• Coordinate closely with Development, Architecture, Engineering, Manufacturing, Procurement, and Construction teams throughout pre-construction.
• Participate in and lead owner design coordination, constructability, and executive project review meetings.
• Assist with contract negotiations, procurement strategies, subcontractor buyout, and project transition to construction.
• Provide technical guidance and mentorship to estimating and project team members.
• Support business development efforts through conceptual budgets, feasibility analysis, pricing narratives, and proposal support.

CORE COMPETENCIES
• Cost Management
• Pre-Construction Leadership
• Strategic Thinking
• Value Engineering
• Cost Modeling
• Risk Assessment
• Negotiation Skills
• Collaboration
• Problem Solving
• Leadership & Mentoring
• Communication
• Attention to Detail

QUALIFICATIONS

Experience
• 10+ years of progressive estimating and/or pre-construction experience.
• Significant experience with multifamily residential construction; podium and/or Type III/Type V construction strongly preferred.
• Experience preparing conceptual, schematic, design development, and GMP estimates required.
• Experience managing subcontractor bidding, scope development, bid leveling, and negotiations.
• Experience with value engineering, constructability reviews, cost forecasting, and project risk assessment.
• Previous Senior Estimator, Pre-Construction Manager, Director of Pre-Construction, or comparable leadership experience preferred.
• Modular, prefabricated, or off-site construction experience preferred.

Required Skills
• Strong understanding of construction means, methods, sequencing, and constructability.
• Advanced quantity takeoff, estimating, and cost modeling capabilities.
• Ability to interpret architectural, structural, civil, MEP, and shop drawings.
• Strong knowledge of subcontractor scopes, bid packages, bid leveling, and procurement.
• Strong Excel and construction cost analysis skills.
• Ability to identify scope gaps, cost risks, and project exposures.
• Strong communication, negotiation, leadership, and presentation skills.
• Ability to manage multiple projects, estimates, and deadlines simultaneously.

Preferred Knowledge
• Multifamily and podium construction
• Modular and off-site construction processes
• Conceptual and GMP estimating
• Value engineering and constructability
• Construction scheduling
• Cost benchmarking and historical cost analysis

Technical Knowledge & Software
• Proficiency in Microsoft Excel and Microsoft Office Suite.
• Proficiency with Bluebeam and BuildingConnected.
• Familiarity with estimating and construction software such as Sage Estimating, Procore, OST, PlanSwift, MS Project, Primavera, or similar.
• AutoCAD, Revit, and/or BIM exposure preferred.

EDUCATION
• Bachelor's degree in Construction Management, Engineering, Architecture, or related field preferred.
• Equivalent combination of relevant construction, estimating, and pre-construction experience will be considered.

WORK AUTHORIZATION

All prospective Impact Housing employees need to demonstrate eligibility to work in the U.S.

COMPENSATION

• $170k to $200k - Based on experience
• Health benefits: Medical, Dental, Vision, FSA, HSA
• Vacation
• Sick time
• Holiday pay
• Ownership of company equity
• 401K Retirement Plan

PHYSICAL REQUIREMENTS

• Ability to sit and work at a computer for extended periods
• Occasional visits to manufacturing facilities and construction sites
• Ability to review large drawing sets and construction documents

NOTE
This job description in no way states or implies that these are the only duties to be performed by the employee(s) of this position. Employees will be required to follow any other job-related instructions and to perform any other job-related duties requested by any person authorized to give instructions or assignments. All duties and responsibilities are essential functions and requirements and are subject to possible modification to reasonably accommodate individuals with disabilities.

For more information about Impact Housing, visit ihousing.us.