On-Site Project Manager

About the Company: Founded in 1983, AKAM provides unparalleled knowledge, industry-leading technology, cost-saving initiatives, and the best customer service in the industry to every condominium, cooperative, homeowners association, and investment property we service. From comprehensive financial oversight to operations management, compliance administration, and violation removal, we maximize operational efficiency and value for our clients. Our core values include Innovation, Collaboration, Elevation, Accountability & Hospitality.

What we offer: AKAM is proud to be Great Place to Work-Certified™. Learn more about our company by visiting akam.com. Our benefits include healthcare, dental and vision options, paid time off and paid holidays.

Position Overview:

This is a full-time, project-dedicated on-site position, Monday through Friday for one occupied residential building in Downtown NYC location for 36-month duration. The On-Site Project Manager will maintain field visibility, document observable progress, coordinate apartment access and occupied-building logistics, provide resident-facing follow-through, and promptly escalate field conditions and coordination concerns to the PMG Director and responsible parties. The program includes multiple Capital Improvement Projects in an occupied residential building.

Resident communication and apartment access are central to the role because work may affect all apartments while several areas remain active at the same time. The On-Site Project Manager will work in close coordination with PMG's office and will contribute current field information to the monthly work-progress report and Board decision process.

Reporting and Role Boundaries

The On-Site Project Manager reports to the assigned PMG project lead and works within AKAM-PMG's Owner's Representative team as the primary day-to-day field coordination contact. The retained Architect/Engineer remains responsible for design and code compliance, technical interpretations, RFIs, submittals, shop drawings, testing and inspection requirements, identification of defective work, punch lists, and certification of substantial and final completion.

The On-Site Project Manager observes, documents, coordinates resident access and building logistics, communicates, and escalates; the role does not perform professional design or inspection, determine technical compliance, direct contractor means and methods, control site safety, certify payment, approve changes, accept work, direct a work stoppage, or otherwise bind the Owner.

Key Responsibilities

Daily Site Coverage and Reporting

• Maintain full-time on-site coverage during the established project hours and remain current on scheduled work, active work areas, access limitations, shutdowns, inspections, deliveries, and near-term milestones.
• Prepare detailed daily field reports documenting weather, contractors and trades present, approximate manpower, work locations, activities performed, deliveries, disruptions, observable progress, resident impacts, and significant discussions.
• Maintain organized, date-stamped progress photographs and supporting field records that accurately document conditions and project status.
• Use schedules and look-ahead plans prepared by the responsible parties to anticipate resident notices, access, shutdown, delivery, and logistics needs; promptly report observable delays, inactivity, coordination conflicts, or missed dates without assuming responsibility for schedule preparation or control.
• Maintain PMG's daily action log for resident communication, access, logistics, field documentation, and escalations. Monitor the status of technical items using information provided by the Architect/Engineer without duplicating or assuming ownership of the Architect/Engineer's technical logs.

Field Coordination and Communication

• Serve as PMG's day-to-day field contact among property management, building staff, residents, the retained Architect/Engineer, the general contractor, consultants, vendors, inspectors, and other project participants.
• Attend progress meetings, site walks, coordination meetings, and field discussions; maintain accurate notes and follow up with the responsible parties.
• Coordinate approved access, deliveries, staging, work areas, building services, temporary shutdowns, protection, housekeeping, and restoration with the project team and building staff.
• Support preparation and distribution of resident notices concerning access, schedules, disruptive work, temporary conditions, shutdowns, and changes affecting occupants.
• Document complaints, property damage, incidents, access refusals, and sensitive resident concerns and promptly notify property management and the PMG project lead.
• Maintain professional, consistent communication and avoid issuing directions or commitments beyond delegated authority.

Downtown Coordination Priorities

• Maintain a consolidated daily view of the nine workstreams, approximately four to five active work areas, apartment access needs, shutdowns, inspections, deliveries, and resident impacts.
• Coordinate apartment entry notices, appointment confirmations, completed access, attempted access, refusals, missed work, complaints, restoration, and follow-up with property management and the project team.
• Coordinate simultaneous exterior, roof, plaza, mechanical, electrical, life-safety, window, storefront, abatement, lobby, and in-apartment work so overlapping impacts are identified early.
• Prepare resident-facing information in clear language and promptly escalate recurring access problems, resident-protection concerns, loss of essential service, active water intrusion, or material changes to sequencing.
• Support the office Project Manager with concise daily information for PMG action tracking, monthly work-progress reporting, Board and resident meetings, access coordination, occupied-building logistics, and escalation to the responsible parties.

Scope Quality and Condition Observation

• Record readily observable site conditions, incomplete or damaged areas, protection concerns, and resident impacts, and promptly transmit factual documentation to the Architect/Engineer and PMG project lead without determining defect, compliance, or technical acceptability.
• Refer RFIs, submittals, shop drawings, technical questions, design revisions, code issues, and questions concerning work quality to the Architect/Engineer; do not independently interpret, approve, reject, redesign, or certify technical work.
• Facilitate access and site logistics for professional inspections, testing, mockups, probes, environmental monitoring, and consultant visits directed by the responsible professionals. The Architect/Engineer determines technical requirements and maintains the related testing and inspection records.
• Monitor and report the status of corrective and punch-list items identified by the Architect/Engineer solely for access, resident communication, logistics, and follow-up. Do not prepare punch lists or verify technical completion.
• Immediately notify the contractor, property management, Architect/Engineer, and PMG project lead of observed emergencies, active leaks, loss of essential service, damage, or potential threats to residents or property in accordance with project escalation procedures. PMG does not control contractor means, methods, or site safety.

Schedule Logistics and Resident Impact

• Use contractor look-ahead schedules and daily activity plans solely to coordinate resident notices, apartment access, deliveries, shutdowns, and building operations and to flag apparent coordination conflicts.
• Document observable issues involving approved work hours, building rules, resident protection, housekeeping, noise, dust, or restoration and promptly refer them to the responsible contractor, Architect/Engineer, property management, and PMG project lead.
• Coordinate occupied-building logistics to minimize avoidable disruption while maintaining the approved construction sequence and access plan.
• Document observable schedule slippage, inactivity, access conflicts, and missed dates and escalate them to the PMG project lead and responsible parties. PMG does not prepare, maintain, approve, or direct the integrated schedule or contractor recovery plans.
• Maintain current information on resident access and affected areas and promptly elevate conditions that could delay the work or disrupt building operations.

Field Documentation and Administrative Support

• Document apparent potential extra work, unforeseen conditions, time-and-material activities, field tickets, and claimed impacts and transmit the information to the Architect/Engineer and Management without validating entitlement, price, time, or authorization.
• Provide factual field reports, photographs, and observable work-status information when requested by the Architect/Engineer or Management. PMG does not independently review, approve, or certify payment applications.
• Monitor the administrative status of change requests and pending decisions using information and logs maintained by the Architect/Engineer or Management. PMG does not own or maintain the program budget, cash-flow forecast, contingency report, or change-order log.
• Report apparent work outside the approved scope or without documented authorization and provide factual field information to the authorized parties without directing the work or making cost, schedule, or contractual determinations.