Sr. Manager, Real Estate - Workplace

About The Role

The Sr. Real Estate Manager – Workplace Experience is responsible for all transaction management, landlord relations and external broker partnerships for the North America HQ real estate portfolio. This critical role, based in San Francisco, will be responsible for the real estate-related oversight of 10+ HQ properties in multiple states.

What You'Ll Do

●        Transaction/Portfolio Management:

Manage all Facilities Real Estate transactions including leasing, subleasing, purchasing and selling of all “non-store” real estate. (i.e. office, studio, data center, call center, and land/parking).  Transaction/Portfolio Management includes the following:

o    Track and report on, options, rights, and expiration dates

o    Partner with internal business partners to define space needs and understand the uniqueness of the operation

o    Track and evaluate market information for opportunities

o    Manage and maintain a network of brokers and real estate consultants, including interviewing and hiring new brokers and consultants where needed

o    Tour markets and evaluate potential facilities options and all other facets of the site selection process

o    Prepare and/or review financial models

o    Negotiate all business/deal terms

o    Prepare employee residential “heat” map and evaluate transportation issues, when appropriate

o    Prepare approval memos and facilitate obtaining the appropriate approvals

o    Coordinate space planning/fit plans with Facilities Planning

o    Coordinate budget/fit-out/move costs with Facilities Planning

o    Work with Real Estate Law to negotiate the legal terms in the transaction documentation.

O    Hire/Engage Consultants/Inspectors/Surveyors

●        Lease Administration/Finance

o    Conduct quarterly conference calls with key members of the Real Estate administration, tax, and finance groups to review upcoming transactions, dates, processes, and issues

o    Conduct bi-weekly calls with Tax and Logistics teams to discuss upcoming transactions, tax claims, incentive opportunities and various other tax related topics

o    Work with Occupancy Audit to facilitate audits on Operating Expense pass-throughs

o    Work with Lease Incentive Billing team to facilitate obtaining TI allowances and other lease incentives due from landlords

o    Obtain Certificates of Insurance from Risk Management

o    Work with Real Estate Law to get Estoppel Certificates reviewed and signed

o    Prepare 10-K Report information for Corporate Control department

o    Maintain Database of all “non-store” facilities

●        Property/Project Management

o    Maintain landlord contacts and relationships

o    Work with landlords to ensure all lease terms are being adhered to by both Gap and the landlords

o    Work with Workplace Experience teams in resolving escalated issues with the landlords

o    Resolve or escalate facilities issues within leased facilities

o    Assist Project Managers with their projects by taking on tasks, as needed

o    Attend tenant/building owner conference calls and meetings

o    Attend project conference calls/meetings and provide support

●        Legal

o    Interpret lease clauses for team and escalate to RE Law if necessary

o    Work with RE Law to negotiate the legal terms in documents

o    Submit documentation to RE Law for insertion into legal files

o    Meet bi-weekly with RE Law to review projects and outstanding issues

o    Enforce legal documents with landlords and vendors or escalate to RE Law if needed

●        Other/Misc.

o    Field calls/emails and interact with outside entities including governmental agencies, neighboring landlords and tenants, etc.

o    Provide guidance to international business partners with regards to real estate matters

o    Interface and partner with Strategic Sourcing on Contracts and develop tools for tracking.  Work with team on issues

o    Provide daily support on a variety of unique issues that pop up (like POPOS, homeless issues, government easements, neighbor relations)

Who You Are

• 10 years minimum Real Estate transaction and portfolio management-related experience in a top corporate workplace environment
• Must have exceptional communication and presentation skillset to guide, influence, and convince others
• Degree in Real Estate or Business Administration/Management (or equivalent Real Estate experience).  Real Estate license, CoreNet, BOMA, or IFMA certification is a plus
• Thorough understanding of MEP floor plans & blueprints
• Ability to manage multiple tasks, prioritizing and adapting appropriately
• Be self-accountable. Strive always to meet or exceed the performance standard
• Diligence is a must.  Candidate should ensure attention to detail when creating or monitoring processes and requests
• Curiosity is welcome and encouraged. Demonstrates ability to brainstorm with the Workplace Experience leadership team, offering ideas and alternate solutions to improve the overall HQ Hub experience
• Strong technical, organizational, and project management skills, including the ability to manage multiple competing priorities
• Ability to schedule and prioritize workload effectively
• Thorough working knowledge of facilities, construction, and project management
• Expertise with financial accounting and CapEx & OpEx budgeting

• Excellent Problem-Solving Ability

• Expertise with Microsoft Office applications require
• Self-starter with the ability to work independently with little supervision