About Headwater Projects

Headwater Projects is a growing real estate development and investment company with a diversified portfolio of residential and commercial assets across Western Canada. The business takes a long-term approach to real estate, with involvement across the property lifecycle from development and construction through to the ongoing ownership and management of its assets.

With an integrated approach to development, investment and property management, Headwater provides an opportunity for property management professionals to work closely with ownership and asset management while having a direct impact on the performance, quality and long-term value of the portfolio.

The Chance

Headwater Projects is seeking an experienced Residential Property Manager to join its Vancouver-based team. Reporting to the Director, Asset Management, you will take responsibility for the operational and financial performance of a portfolio of residential properties. This is a broad, hands-on role combining property operations, people leadership, tenant relations, leasing, financial management, compliance, maintenance and capital projects.

You will oversee building managers and property staff, work closely with tenants and contractors, and collaborate with internal teams across Accounting, Tenant Services and Asset Management. A key part of the role will be identifying opportunities to improve operational efficiency, control costs, grow revenue and enhance the overall performance of the portfolio.

This is an excellent opportunity for an experienced residential property manager who wants to move beyond simply managing day-to-day operations and have a genuine influence on the performance of an owner-operated portfolio.

Key Responsibilities:

Portfolio & Property Operations

- Oversee the day-to-day operations of a portfolio of residential properties.
- Monitor portfolio performance, including occupancy, leasing velocity, rental rates, arrears, bad debt, tenant turnover, operating expenses, NOI and capital expenditures.
- Ensure tenant issues are resolved promptly, effectively and cost-efficiently.
- Conduct regular property tours and inspections and ensure high standards of maintenance and presentation are maintained.
- Establish property-specific work plans, inspection schedules, service standards and performance expectations.
- Identify operating risks, revenue opportunities and cost-saving initiatives and provide recommendations to the Director,



Asset Management.

People Leadership

- Recruit, onboard, train, supervise and evaluate property staff.
- Manage and support building managers, including schedules, workloads and performance.
- Provide coaching, feedback and performance management where required.
- Ensure staff receive appropriate health and safety, emergency response and other required training.
- Work effectively with geographically dispersed employees and building teams.

Tenant Relations & Residential Operations

- Build strong relationships with residents and ensure a high standard of communication and customer service.
- Manage tenancy-related issues and correspondence.
- Oversee suite turnovers, move-ins and move-outs.
- Manage tenancy enforcement matters, including arrears, breaches, notices and dispute resolution processes.
- Coordinate Residential Tenancy Branch applications and hearings where required.
- Ensure rent increases, tenant deposits and other tenancy administration comply with the BC Residential Tenancy Act.

Leasing & Marketing

- Develop and implement marketing and advertising strategies to support the leasing of vacant units.
- Monitor vacancies and coordinate leasing activity.
- Qualify prospective tenants and process rental applications.
- Monitor market rental rates and trends across relevant regions.
- Coordinate tenant onboarding and ensure required documentation is completed accurately.

Financial Management

- Manage rental income collection and accounts receivable.
- Review and approve property invoices and monitor operating expenses.
- Prepare monthly management reports, leasing reports, arrears reports and variance explanations.
- Assist with annual operating and capital budgets.
- Maintain rolling forecasts and identify anticipated budget variances, emerging capital requirements and operating risks.
- Support the ongoing financial performance and long-term value of each property.

Maintenance, Contractors & Capital Projects

- Coordinate contractors and service providers and oversee additional repair and maintenance work.




- Manage annual service and trade contracts for residential building vendors.
- Oversee property maintenance and ensure work is completed to the required standard.
- Manage capital projects and emerging building requirements.
- Coordinate property insurance claims, including emergency remediation, contractors, adjusters, cost tracking and tenant communication.
- Ensure required mechanical, fire, elevator and other building inspections and documentation are maintained.

About You

You are an experienced residential property management professional who combines strong operational knowledge with excellent people and relationship management skills. You are hands-on, commercially minded and comfortable taking ownership of issues from identification through to resolution.

You will ideally bring:

- 5 years of residential property management experience, ideally within an owner-operator or third-party property management environment.
- Experience managing and developing building managers and property staff.
- Strong knowledge of the BC Residential Tenancy Act and regulations.
- Experience appearing at Residential Tenancy Branch dispute-resolution hearings.
- Experience managing residential operating budgets, financial reporting and variance analysis.
- Experience with capital projects and insurance claims.
- Strong knowledge of residential property management and accounting software.
- Advanced Excel skills, particularly around budgeting and financial analysis.
- Experience interpreting contracts, leases, invoices and building reports.
- Marketing and residential leasing experience.
- A valid BC Driver's Licence.
- A bachelor's degree, real estate designation or property management certification would be considered an asset.

Why Join Headwater?

This is an opportunity to join an owner-operated real estate business where property management is closely connected to Asset Management, investment and development.

Rather than managing a portfolio in isolation, you will work directly with senior leadership and have visibility into the wider business, with the opportunity to influence operational performance, tenant experience, financial results and long-term asset value.

For an experienced Residential Property Manager looking for greater ownership, responsibility and exposure to the broader real estate investment process, this is an opportunity to make a meaningful impact within a growing portfolio.

📌 Property Manager, Residential (Vancouver)
🏢 Headwater Projects
📍 Vancouver