General Manager
Harcourts International Real Estate
مجموع سنوات الخبرة :17 years, 5 أشهر
General Purpose
Plan, direct and co-ordinate the operations of a business, division, department and operating unit. Plan and maintain systems and procedures for operating efficiency. Manage staff for optimum performance and ultimate bottom line P&L of the company.
Main Job Tasks and Responsibilities
- Analyse company core business position in market.
- Determine strategy to increase market share, through various marketing platforms including social media, print and visual awareness.
- Determine staffing requirements and training to achieve KPI’s and maximize individual potential
- Apply strategic planning to determine company, department and sales and leasing objectives
- Set property consultants goals and objectives
- Monitor staff performance including performance reviews
- Monitor and assist staff with sales targets and incentives
- Evaluate current business processes and systems
- Plan and implement procedures and systems to maximize operating efficiency
- Establish and maintain controls
- Formulate department/unit policies and practices
- Co-ordinate financial and budget activities for maximum operational efficiency
- Facilitate the preparation and analysis of reports
- Review performance data (financial, sales and activity reports) to monitor and measure productivity, goal progress and activity levels
- Responsible for the achievement of company’s productivity and quality goals
Portfolio Management
- Oversee all sales/leasing functions and property management, as well as assist property consultants in negotiations when necessary. Worked closely with WASL Properties, DP Properties, Banking Institutes and other major Developers i.e. Damac, Azzizi, Emaar, Nakheel, Omniyat etc.
- Grow the existing portfolio by identifying new target growth areas.
- Researching the property market to ascertain competitive intelligence with regard to market rentals in order to use such information for negotiating purposes and informing the Landlord of such market information.
- Maintain company and property visibility to maximise property exposure.
- Work directly with marketing department to ensure that all marketing campaigns CRM, Social Media etc are implemented effectively to be in line with all developers’ latest launches and promotions, as well as, ensure effective promotion of direct properties.
- Liaise with major developers and retailers to determine their requirements in respect to managing/leasing requirements in their new or existing developments.
Manage and direct the daily activities of the leasing operations department in accordance with the organizations policies and standards. Develop and implement policies and procedures to improve efficiency and profitability of the department.
Staff Management
- Facilitate the professional development of the leasing team.
- Source and select the right people for vacant positions within Portfolio.
- Continuous development of staff to address gaps as well as their retail/residential and commercial expertise.
- Structuring of team to achieve maximum output.
- Motivational and directional support.
- Managing of lease administration staff and procedures.
Portfolio Management
- Oversee all leasing functions, assist property consultants in lease negotiations when necessary.
- Ensuring that Property Consultants complete all leasing documentations in accordance to RERA.
- Productivity and budgetary performance of the leasing operations department.
- Grow the existing portfolio by identifying new target growth areas.
- Investigate and implement new initiatives to reduce vacant space in respective portfolios.
- Facilitate and monitor changes in our service delivery to accommodate specific client needs.
- Researching the property market to ascertain competitive intelligence with regard to market rentals in order to use such information for negotiating purposes and informing the Landlord of such market information.
- Maintain company and property visibility to maximise property exposure.
- Participate in marketing campaigns by working with the marketing department to develop and implement effective promotion of properties.
- Liaise with major developers to determine their requirements in respect to managing/leasing requirements in their new or existing developments.
- Prepare and review with the Managing Director weekly leasing status.
Responsible for the West Africa Portfolio comprising of Marina Mall Shopping Centre, Oxford Mall Shopping Centre, Stanbic Heights (RMB Commercial Development) and One Airport Square (Actis Commercial Development). Professionally, effectively, and efficiently manage those aspects of the management of the Property as per the client’s requests.
Staff Management
Source and select the right people for vacant positions within Portfolio.
Performance management according to agreed KPA’s.
Identify development gaps and source solutions.
Continuous development of staff to address gaps as well as their retail expertise.
Motivational and directional support.
Drive the company’s EE Strategy in conjunction with P & PM.
Property Management
Planning and alignment of resources between retail centres.
Facilitate the property management process between functions, i.e. Property Management, Marketing and Facilities.
Evaluate tenant mix, turnovers, trading densities, feet count statistics, etc. of centres under management and make recommendations to improve.
Liaise with national tenants to understand their current and future requirements.
Implement initiates to improve the retail expertise across regions.
Expansion vs. changing current tenant mix and utilization of space etc.
Optimise sustainable net income stream per property.
Monitor performance of properties against targets as set by Client and implement corrective actions where necessary.
Monitor Company expenses on an ongoing basis.
Investigate and implement measures to reduce costs.
Actively participate in the budgeting process to ensure that the Company budget is correct.
Actively manage and monitor actual profit against the budget.
Optimise sustainable net income stream per property.
Evaluation of retail and commercial statistics and implement recommended improvements.
Facilitate and monitor the implementation of space marketing initiatives.
Investigate and implement new initiatives to reduce vacant space in respective portfolios.
Liaise with major developers to determine their requirements in respect to managing their new or existing developments.
Facilitate and monitor changes in our service delivery to accommodate specific client needs.
Ongoing liaison with property owners and asset managers to understand their needs.
Project Management
Revamps and/or expansions to existing shopping centres to improve the long term profitability of the centres.
Develop a Waste Management, Life & Fire Safety Design and Master Plan before the Property is introduced to the public.
Approvals of all fit-out/MEP Plans in accordance with the building’s design and specifications.
Oversee tenant installation processes in accordance with approved plans.
Monitor contractors and professionals on site.
Site approvals and handover in respect to beneficial occupation.
Final snag and approvals of completed fit-out
Cardies trendy social expression retail outlet, successfully has more than 75 retail outlets across South Africa.
Business Development:
- Analyse & understand retail trends & new sales platforms in order to shorten “IDEA TO MARKET” implementation across stores.
- Conduct business analysis in terms of two main fundamentals: Internal Lifecycle Process and Store Customer interaction.
- Initiated new DTC (direct to consumer) strategy initiative, using flagship stores, pop up stores & E-commerce online store.
- Conduct SWOT analysis to determine long-term strategy of owned stores & franchise stores.
- Implement KPA’s across retail portfolio incorporating, SITE IDENTIFICATION, FEASIBILITY, FRANCHISEE, MERCHANDISING and STORE FORMAT.
- Introducing vertical growth strategy Increasing brand parity
- Identify new target growth areas through an established real estate broker & agent network, increasing retail footprint for the “Cardies” brand & franchise entities.
- Source new store premises within new developments and existing centres, utilizing key economic data from SAPOA and LSM studies.
- Analyse risk mitigation for new Retail and Franchise development against ever changing economic and location factors.
- Implement best practice solution for store procurement strategy in order to shorten learning curve delivery performance for each franchised store.
- Through due diligence appoint qualified Franchisee investors.
- Determining existing & new portfolio sustainability, by understanding future Demand, Footfall & Trading Densities (Demand Forecast), in order to optimise rent to sales ratios.
- Optimise current revenue stream & increase by consumer retention programs.
- Introducing a new fresh image, correct LSM placement module, site selection criteria, adding new ‘value add’ products, thus allowing unique sustainable vertical growth, increasing brand parity and gaining back market share.
- Activate new marketing strategy and campaign with “FIRST TO MIND” mythology to
- run in parallel with new store image roll out.
- Working with merchandising department heads to determine best practise for BRAND IMAGE, VISUAL APPEAL, STORE PLANNING, FLOW and SPACE ALLOCATION.
- Understanding product cycle & implementing wholesale strategy in order to extract maximum value from product
- Implement IMPULSE trade & sales by engaging with concourse footfall through clever visual merchandising & shopfront interaction
- Negotiate & finalise leases, tenant installation allowances & administer all leasing operations (new budgets, Capex & Opex applications, Exco. management reports)
- Lease management through property management systems.
- Lease tracking, current & renewal schedule.
- New initiatives & income budget statements.
Lease Negotiation (New And Renewals):
- Negotiating lease terms
- Obtaining Landlords acceptance of lease terms in writing, in line with the budget, preparing offers, auditing of leases & arranging for signatures of same, facilitate payment of relevant fees and costs;
- Dealing with placement of potential franchisees;
- Drafting of Franchise Agreements and sub-leases
- Store feasibility studiesand operating budgets.
Project Management
- Completed the new branding (to all existing 75 retail stores) & business implementation strategy for S.A Greetings Group (Cardies).
- Review of tender documentation, adjudication and negotiation.
- Implement best value solution for fit out strategy by hands on Project management of professional teams (Arch., Eng., Brand man., Ops Man. etc.) as well as main contractors & shopfitters.
- Monitoring the works progress, materials procurement, variations, critical path implementation & adherence.
- Coordinate meetings with Shopping Centre Management and Landlords.
- Specialized equipment procurement
- Review, assess & sign off Contractor progress claims
- Release performance bonds (guarantees’).
Melrose Arch:(South Africa’s premier mixed use development 150, 000m² GLA)
Within the agreed portfolio being Melrose Arch (residential, commercial and retail) to timeously renegotiate leases, to market vacancies, to negotiate new leases and to report on same in such a manner that Portfolio Owner is satisfied with the reporting and negotiation service delivered, while endeavouring to furnish the company with the best possible commission income and to meet the companies agreed leasing income budget.
Planning strategy for tenant mix and allocations, enhancing long term projected sustainability and low vacancy rates;
Researching the property market to ascertain competitive intelligence with regard to market rentals in order to use such information for negotiating purposes and informing the Landlord of such market information;
Active marketing and broker networking for new Residential launches, keeping vacancy level at 0% after handover.
Coordinating and implementing owners and tenant’s queries and requests, filtering actions to relevant maintenance departments.
Lease Negotiation (New And Renewals):
Negotiating lease terms at maximum possible rental rate and lowest landlord cost;
Obtaining Landlords acceptance of lease terms in writing, preparing offers/proposals, lease related documentation and arranging for the Tenant to sign such documentation and pay relevant fees and costs;
Ensuring that prospective tenants or brokers are informed of vacancies verbally and through written communication;
Dealing with queries of potential tenants and brokers, arranging and attending premises viewing;
Attending to walk in clients and brokers seeking premises.
Lease Administration;
Reporting/Budgeting:
Preparing monthly leasing reports (vacancy rates, rentals achieved, Manco Reports);
Assisting in preparing Landlord income budgets;
Ensuring building plans (indicating tenants positioning) are updated as and when tenant changes take place.
Performance Measurements:
Offers, proposals and leases prepared to be accurate and binding, should the Landlord ever need to rely on any documentation to take the tenant to court;
In the case of renewal, concluding negotiations no less than 3 months prior to the expiry of the lease unless otherwise agreed;
Landlord’s written consent to be obtained or verbal consent confirmed in writing;
Achieving lease terms equal to or better than agreed budget;
Leases to be drawn error free;
Informing relevant departments of new tenants leasing space or existing tenants renewing their tenure;
Vacancy schedules to be correct and in line with SAPOA.(South African Property Owners Association
Leasing Function-
Planning strategy for tenant mix and allocations, enhancing long term projected sustainability and low vacancy rates;
Researching the property market to ascertain competitive intelligence with regard to market rentals in order to use such information for negotiating purposes and informing the Landlord of such market information;
Managing and scheduling of lease renewals prior to their existing lease expiry:
Managing of lease administration staff and procedures;
Drawing up of leases, offers, addendums and proposals;
Preparing/arranging all necessary internal documentation including cessions, offers, addendums, proposals and special conditions;
Liaising with relevant Administrative Departments regarding internal paperwork process;
Ensuring copies of lease, rental split and space management details forwarded to Admin Department;
Implementing lease and data archiving (soft and hard copies) procedures;
Ensuring parking leases are processed and copied to Facilities and Admin Department;
Vetting leases.
Procurement Function-
Identify new growth areas and source new store premises, mall and commercial sites.
Determining new Retail sustainability, by understanding the Demographic and future Demand for specific catchment area.
Analyse risk mitigation for new Retail, F&B Franchise and Commercial developments against ever changing economic and location factors through LSM studies (Living Standards Measure), including cultural mix, social status, income earning groups, disposable income, age dispersion, brand and purchase trends and age groups.
Implement best practice solution for fit out strategy in order to shorten learning curve delivery performance for each store installation.
Through due diligence, implement a holistic procurement supply chain vendor policy, identifying reliable consultants, vendors and manufacturers at competitive prices.
Monitor specialist equipment performance and warranties.
Produced lease documentation and agreements;
Generated and compiled lease agreements in accordance with lease input forms;
Distributed and monitored for authorized signatures of lease agreements;
Administered and checked bank guarantees;
Stamped lease agreements accurately;
Compiled and finalized lease agreement documentation package;
Drafted renewal options;
Distributed lease agreements for tenant and Property Manager signatures;
Compiled monthly reports in respect of outstanding lease reports, stamp duty stock and other reports necessary;
Distributed standard group lease documentation to all Property Managers nationally;
Liaised with Lease Administrators, Letting Agents and Brokers with regard to tenant requirements and annexure;
Accurately audited all signed leases including commission claims, FICA verification to ensure that the legal department criteria have been met and implemented;
Performed credit checks on tenants;
Ensured that commission claims by letting agents were correct;
Maintained up-to-date lease register;
Compiled lease audit quarterly;
General administration in conjunction with legal department.
Drafted and prepared lease agreements, cession of leases, and addenda to lease agreement;
Prepared stamp duty calculations on excel;
Prepared bank guarantees, deed of suretyship’s and resolutions;
Controlled legal documentation;
Drafted renewal options;
Cancelled lease agreements;
Finalized various legal documentation i.e. (leases, addenda, variations etc.);
Updated status report and monthly vacancy report;
Finalized administration;
Stamped duty, lease fees and reports;
Advised necessary departments of deposit paid;
Paid Brokers commission;
Prepared invoices;
General;
Tenant liaison;
Checked work on a daily basis processed by co-workers;
Other duties related to the loading of processing of lease agreements;
Retrieved drawings on cad viewer