Associate Director - Property Management, Kelowna

Reports To:

Vice President, Property Management

About the Role The Associate Director, Property Management is responsible for strengthening portfolio performance, leadership depth, and operational discipline across the residential platform. The Associate Director combines strategic thinking with practical execution, lead by credibility and influence, create sustainable systems, maintain stability during transitions, raise standards without complicating processes, and achieve measurable outcomes.

This role provides direct oversight to Regional Property Managers and District Managers while acting as an execution partner to the Vice President, Property Management. The Associate Director ensures consistent portfolio performance, leadership continuity, and scalable operating systems as the organization continues to grow.

Our Resident Commitments Customer Care We are committed to a culture where property management is about caring for and serving residents first.

Quality We focus on the details and continuously improve the resident experience.

Connectedness We create communities where residents feel a true sense of belonging.

Our Company Values Teamwork

– We make a difference together

Respect

– We honour each person’s talent, contribution, and dignity

Attitude

– We are coachable, positive, and accountable

Initiative

– We anticipate needs and take action

Never Give Up

– We embrace grit and perseverance

Excellence

– We hold ourselves to a higher standard

Core Competencies Strategic Foresight Ability to anticipate market trends and align operational execution with long-term portfolio growth.

Performance Management Sets clear expectations, reinforces high performance standards, and addresses underperformance decisively.

Change Leadership Leads transformation with clarity and stability across a growing multi-province portfolio.

Talent Excellence and Bench Strength Recruits, develops, and retains high-performing leaders while building leadership depth and succession readiness.

Organizational Discipline and Planning Translates strategy into structured execution through strong planning, prioritization, and accountability.

Key Performance Indicators

Portfolio occupancy and NOI performance

Employee engagement and retention

Implementation of documented process improvements

Resident engagement and retention

Forecast accuracy and reporting consistency

Key Responsibilities Portfolio Leadership&Performance

Provide leadership oversight to Regional Property Managers and District Managers.

Monitor portfolio performance across occupancy, NOI, arrears, renewals, and expense control.

Conduct portfolio financial reviews and forecasting.

Support corrective action plans for underperforming assets.

Ensure legislative compliance and risk mitigation across provinces.

Operational Stability&Continuity

Maintain operational stability during leadership transitions and growth periods.

Provide acting operational leadership coverage for District Manager portfolios when required.

Ensure uninterrupted performance across leasing, financial operations, and resident services.

Leadership Development

Coach and develop District Managers and strengthen Regional Property Manager capability.

Build succession readiness and leadership depth across the portfolio.

Support performance management and leadership calibration with the Vice President.

Operational Excellence

Identify opportunities to improve property management processes and workflows.

Standardize reporting, forecasting, and KPI tracking across communities.

Improve coordination between operations, finance, HR, and marketing teams.

Lead operational improvement initiatives and special projects.

Technology&Systems Improvement

Identify opportunities to implement automation, AI, and technology to improve efficiency.

Reduce administrative workload across site and district teams.

Implement reporting automation and real-time portfolio dashboards.

Lead system adoption and change management initiatives.

Strategic Growth Support

Support portfolio planning and structural recommendations as the platform grows.

Evaluate staffing ratios and operational structures.

Assist with acquisitions and onboarding of new assets.

Support organizational alignment during growth, acquisitions, or structural change.

Decision Authority

Authorized to make operational decisions within approved budget thresholds.

Authorized to provide interim leadership direction during District Manager absence.

Strategic, capital, and structural decisions escalate to the Vice President.

Qualifications and Experience Required

7–10 years progressive experience in residential property management

Experience overseeing multi-asset portfolios

Demonstrated success developing leaders

Strong financial literacy, including budgeting and forecasting

Proven experience implementing process improvements at scale

Experience driving technology adoption or systems improvement

Strong understanding of tenancy legislation and regulatory compliance

Experience leading through organizational growth or structural transition

Preferred

Post-secondary education in business, real estate, or management

Experience within a scaling organization

Essential Job Functions and Occupational Requirements Accessing and inspecting apartment units and construction areas is an essential function of this position and requires the ability to walk between buildings, climb stairs, and navigate active construction environments. This position requires regular overnight travel across Western Canada for site visits, inspections, and operational support. Travel may occasionally be required on short notice to respond to urgent situations.A valid driver’s licence and reliable transportation are required.

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