Project Manager

About Us Betsill Brother LLC has built on Maui since 1985. We are a licensed general contractor (CT-33683) working across County of Maui and State public works, custom residential, and Lahaina fire rebuilds. We self-perform concrete, sitework, and carpentry, which means our project managers work with our own crews as well as subcontractors — and it means schedule and cost decisions land directly on our own P&L. We are growing, and we are building the management bench to support that growth properly. The Role You will own a portfolio of five or more active projects from award through closeout — the budget, the schedule, the paperwork, and the relationships. Our work runs from $500K custom homes to $3M+ County contracts, so you need to be equally comfortable talking to a homeowner on a Saturday and defending a pay application line item to a County project manager on a Monday. This is a hands-on seat with real autonomy. We are not big enough for a PM who only manages from a desk, and not small enough for a PM who cannot document their work. You will not be micromanaged, which also means nobody is going to catch your mistakes for you. What You'll DoProject Execution Own project schedules, three-week look-aheads, and long-lead procurement across your portfolio Coordinate self-perform crews with our superintendents and field leads Run subcontractor scope, buyout, and performance — including scope gap identification before the sub hits the field Maintain weekly jobsite presence; know your sites by walking them, not by reading reports Cost & Contract Control Own the project budget from buyout through closeout, including monthly cost-to-complete forecasting Prepare and defend monthly pay applications with backup documentation that survives owner and agency scrutiny Identify, price, and negotiate change orders and PCMs; protect the contract on scope creep Manage subcontractor billings, lien releases, and retainage Documentation & Compliance Run the submittal, RFI, and shop drawing process from log to approval Maintain photo documentation standards for progress, pre-existing conditions, and concealed work — on public works, we document before we cover, every time Manage closeout: as-builts, O&M manuals, warranties, and final lien releases Support compliance with prevailing wage (HRS 104), certified payroll, and subcontractor listing (HRS 103D-302) on County and State work Client & Agency Management Serve as primary point of contact for owners, architects, engineers, and County project managers Run or attend weekly owner and OAC meetings; issue and track minutes and open-item logs Escalate early and in writing — surprises are the one thing we do not tolerate Team & Process Direct the work of a project engineer as the group grows Help improve how we run projects: tracking, reporting, and documentation standards. Some of this infrastructure is still being built, and we want your input on it rather than your compliance with it. Support estimating with scope review, sub solicitation, and takeoff verification on bids in your segment What You Bring Required 6+ years managing commercial and/or residential construction projects as a PM Demonstrated ownership of project budgets of $2M+ Working command of construction documents, specifications, and the submittal/RFI process Fluency with cost-to-complete forecasting and job cost reporting Ability to read and quantify from plans; comfort verifying a takeoff rather than accepting one Proficiency in Excel, Bluebeam, and construction scheduling tools Clear, disciplined written communication — email, RFIs, and change order narratives are a core deliverable of this job Valid Hawaiʻi driver's license On-island, or seriously committed to relocating Strongly Preferred Public works experience — County of Maui, State of Hawaiʻi, or federal Familiarity with unit-price contracts and quantity-based payment documentation Sitework, concrete, or CMU background Experience at …

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