The OpportunityThis is not a standard Property Manager role, and it is not a Regional role either. It sits deliberately in between.
We are hiring a Senior Property Manager, Transitions to take direct operational ownership of a four-property, 432-unit affordable housing portfolio in Northeast DC that is going through transition. You will run these properties day to day, covering occupancy, collections, delinquency, compliance, maintenance, resident experience, and the on-site team, and at the same time you will lead the stabilization work that gets them where they need to be.
You will report directly to our Vice President of Property Management, which means transition-critical issues reach a decision-maker fast. You will represent Horning during ownership transitions, due diligence, lender and investor visits, and regulatory reviews. And you will build the on-site capability that lets these communities run well after the transition work is done.
This is structured as a defined transition assignment. When the initial stabilization work is complete, you will be eligible to move into a subsequent transition assignment or into other leadership opportunities as they open up. We intend this role to become a repeatable model as we continue stabilizing and repositioning properties.
What You Will DoRun the portfolio- Own financial performance across all four properties: NOI, expenses, collections, delinquency, leasing velocity, and budget variance.
- Lead annual budgeting and monthly reforecasting; deliver accurate monthly financials and variance narratives.
- Oversee the full resident lifecycle: application, certification, move-in, renewal, transfer, and move-out.
- Oversee unit turns, work orders, preventive maintenance, vendor management, and capital projects with our Facilities team.
Own compliance- Ensure initial, annual, and interim recertifications are accurate and on time across both LIHTC and HUD properties.
- Own file integrity, income and asset verification, rent calculations, and program documentation.
- Maintain MOR, REAC / NSPIRE, and TRACS readiness at all times; lead inspection prep and corrective action.
- Investigate and resolve EIV discrepancies with our Compliance team, the PBCA, and the HUD field office.
- Correct legacy findings inherited at transition and put processes in place that keep them from coming back.
Lead the transition- Assess each property, prioritize what actually matters, and build a sequenced stabilization plan with owners and dates.
- Drive execution against that plan, remove barriers, and escalate early when you need executive support.
- Serve as Horning's primary operational representative during ownership transitions, due diligence, lender and investor visits, and regulatory reviews.
- Implement standardized operating procedures and centralized initiatives across the portfolio.
- Analyze performance trends and recommend corrective action that improves NOI, resident satisfaction, and compliance posture.
Build the team- Serve as manager of record for all on-site roles across the portfolio: property management, leasing, front desk, and maintenance.
- Set clear expectations, monitor progress, and hold people accountable for timely execution.
- Hire, onboard, coach, develop, and manage performance in partnership with HR.
- Mentor on-site team members so these properties are set up to succeed long after the transition ends.
Partner across the organization- Work directly with the VP of Property Management, Regional Property Management, Asset Management, Compliance, Facilities, Marketing, HR, and Accounting.
- Provide clear, decision-oriented reporting on stabilization progress, risks, and resource needs.
- Represent Horning credibly to lenders, investors, syndicators, regulators, and agency partners.
What You BringRequired- High School Diploma or GED, plus seven or more years of progressive multifamily property management experience, including at least five years as a Property Manager of record.
- At least three years managing affordable / regulated multifamily properties, with direct hands-on experience in both HUD Project-Based Section 8 and LIHTC / Tax Credit.
- Demonstrated experience leading a property or portfolio through a turnaround, lease-up, ownership transition, management transition, or comparable stabilization effort.
- Working knowledge of HUD Handbook 4350.3, Section 42 LIHTC compliance, recertification cycles, EIV, TRACS, MOR, and REAC / NSPIRE.
- A track record of strong financial performance: NOI ownership, budgeting, reforecasting, and expense management at the property level.
- Proven experience leading on-site teams, including hiring, coaching, and performance management.
- Working knowledge of Fair Housing, Section 504, ADA, VAWA, DC-specific requirements, and lease administration.
- Strong working knowledge of Yardi Voyager or comparable software, and Microsoft Office.
- Ability to travel daily among the assigned properties. Valid driver's license and reliable transportation.
Preferred- Certified Occupancy Specialist (COS) plus a LIHTC credential: TCS, HCCP, SHCM, or BOS.
- CPM, ARM, CAM, or NAHP / NAHP-e.
- Bachelor's degree in Business, Real Estate, Public Administration, or a related field; equivalent experience considered.
- A strong REAC / NSPIRE and MOR inspection track record.
- Experience supporting due diligence, acquisitions, dispositions, refinancing, or recapitalization.
- Prior experience with regulated multifamily properties in Washington, DC, including DCHA, DHCD, and TOPA familiarity.
- Experience rolling out standardized operating procedures across multiple sites.
- Bilingual (English / Spanish).
