About Headwater Projects

Headwater Projects is a Vancouver-based real estate investment and development company with a diversified portfolio spanning residential and commercial assets across British Columbia. Since its establishment in 2008, Headwater has built its business through strategic investment, proactive property management and a long-term approach to real estate. The company is involved across the property lifecycle, from acquisition and development through to the ongoing management and optimization of its assets.

With a growing portfolio and an integrated approach to ownership, development and asset management, Headwater provides an chance for property management professionals to work closely with ownership and senior leadership while having a meaningful impact on the performance and long-term value of its properties.

The Opportunity

Headwater Projects is seeking an experienced Commercial Property Manager to join its Vancouver-based team.

Reporting to the Director, Asset Management, you will take ownership of the day-to-day management and performance of a portfolio of commercial properties. This is a broad, hands-on role covering tenant relations, building operations, lease administration, financial management, capital projects, contractor management and tenant retention.

You will work closely with tenants, contractors, consultants and internal teams across Accounting, Leasing and Asset Management to ensure properties are operating effectively, financial targets are achieved and tenant relationships are well managed.

This is an excellent opportunity for a commercially minded Property Manager who enjoys taking ownership, solving problems and being closely involved in the performance of the assets they manage.

Key Responsibilities:

Property Operations & Tenant Relations

- Oversee the day-to-day operation and management of assigned commercial properties.
- Build and maintain strong, professional relationships with tenants.
- Act as a key point of contact for significant tenant and property management matters.
- Coordinate tenant move-ins and move-outs and ensure requirements are completed efficiently.




- Conduct regular property inspections and ensure deficiencies are addressed promptly.
- Work closely with internal teams to resolve operational and tenant-related issues.

Building Operations & Capital Projects

- Oversee routine maintenance, repairs and building services.
- Coordinate contractors and service providers, including obtaining competitive bids.
- Identify building deficiencies, deferred maintenance and potential capital requirements.
- Oversee approved capital improvement projects and tenant improvements, ensuring they are delivered on time and within budget.
- Coordinate effectively between tenants, contractors, on-site personnel and internal stakeholders.

Lease Administration

- Administer commercial leases in accordance with lease terms and company policies.
- Manage key lease dates, renewals, amendments, assignments, subleases and terminations.
- Prepare lease documentation for review and approval.
- Maintain accurate lease records and ensure documentation progresses efficiently through approval and execution.

Financial Management

- Develop and manage annual operating and capital budgets.
- Monitor property financial performance and provide monthly reporting and variance explanations.
- Monitor accounts receivable and coordinate rental income collection.
- Review property expenditures and ensure spending remains within approved budgets.
- Coordinate CAM reconciliations, rental statements, chargebacks and other property-related financial requirements.

Leasing & Tenant Retention

- Support leasing activities and prepare lease documentation.
- Monitor commercial market rents and relevant market conditions.
- Conduct market and tenant analysis to support property and leasing decisions.




- Develop tenant retention strategies in collaboration with Asset Management and Leasing.
- Support tenant engagement initiatives designed to enhance the tenant experience.

About You:

You are an experienced commercial property management professional who combines strong operational knowledge with a commercial and customer-focused mindset. You are comfortable managing competing priorities, working independently and taking ownership of issues from start to finish.

You will ideally bring:

- 5+ years of commercial property management experience.
- Proven experience managing commercial properties and landlord/tenant relationships.
- Strong knowledge of commercial lease administration and documentation.
- Knowledge of BC commercial tenancy legislation, building codes and regulatory requirements.
- Strong understanding of building operations, maintenance, construction and contractor management.
- Strong financial and analytical skills, including budgeting, reporting and variance analysis.
- Experience with property management software such as Yardi.
- Strong communication, interpersonal and relationship-building skills.
- Excellent organization, time management and problem-solving abilities.
- A proactive approach and the confidence to make decisions and resolve issues.
- A valid BC Driver's Licence.
- A CPM or RPA designation would be considered an asset.

*No property management licence is required for this position, as the role is performed on behalf of the owner/operator.

Why Join Headwater?

This is an opportunity to move beyond traditional third-party property management and work directly within an ownership and asset management environment. You will have visibility across the broader real estate business and the opportunity to influence how assets are operated, improved and ultimately perform.

For the right individual, this is a role where property management, asset management and real estate investment intersect, offering the opportunity to work with an experienced team and contribute directly to the long-term value of a growing portfolio.

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