Senior Property Project Manager

Main Purpose: To deliver high quality, efficient and effective advice, and support on a wide range of commercial property matters.

Direct Responsibilities: Rent reviews, lease renewals, service charge management, leaseholds, freehold acquisitions and disposals, dilapidations, valuations, planning applications, and tenure advice that comes from an extensive and varied portfolio.

Knowledge, Skills and Experience: RICS Qualified, commercially minded, adaptable, customer focused, and with good IT skills to support the task and internal reporting. The successful candidate will have a solid foundation in lease negotiations, commercial real estate operations, and financial analysis, with a focus on aligning property performance to the needs of the business.

Stakeholder Relationships: You will work closely with the Directors, Senior Managers, and Managers, across the business and when required appoint and manage external consultants and contractors to fulfil the services. Also working closely and supporting the wider Property Team providing commercial advice on property projects. Liaison with internal departments such as finance, legal and internal audit is required.

Key Responsibilities

• Lease Renewals and Rent Reviews: Manage the renewal process for all leases, licences, and similar agreements. Conduct rent reviews, market comparisons and lead on commercial negotiations. Also applicable to units that have tenants or sub-tenancy arrangements.
• Landlord and Tenant Relations: Build and maintain strong relationships with landlords and tenants, addressing concerns, resolving issues, and communicating upcoming lease events such as renewals and rent reviews to ensure continuity.
• Arriva Relationships: Build and maintain good working relationships with UK leadership teams, regional teams, depot managers and central office teams. Regularly reporting with insights and recommendations to translate the UK Arriva business objectives into real estate initiatives, also reporting on rent reviews, lease renewals, and market changes. Prepare customised reports summarising changes and proposed activities.
• Portfolio Management: Handle the regular “churn” of lease renewals, turnovers, and occupancy transitions, ensuring seamless operations and minimal vacancy periods.
• Budgeting and Financial Reporting: Prepare and manage property budgets, track expenses, and generate monthly and quarterly financial reports. Report on the key property financial metrics and portfolio performance.
• Lease Compliance and Documentation: Ensure all leases are compliant with legal standards and company policies. Maintain accurate and up-to-date records on lease terms, conditions, and renewals.
• Supplier Management: Identify, engage, and manage external resource to provide advice and support.
• Market Analysis for Rent Strategy: Conduct ongoing market research and competitive analysis to support rent review decisions, tenant improvement negotiations, and lease structuring.
• Property Business Rates: Select and manage external experts to monitor and manage the business rates for all properties in the portfolio, ensuring accuracy, compliance, and the identification of opportunities for appeals or relief applications.

Key Competencies

• Lease Management Expertise: Deliver results in lease renewals, rent reviews, and complex property negotiations.
• Financial Insight: Strong budgeting, financial analysis, and reporting capabilities to optimise portfolio performance.
• Market Knowledge: Deep understanding of UK property markets and trends, with the ability to integrate insights into strategic decisions.
• Client-Focused Communication: Excellent communication skills to manage stakeholder relationships and provide clear, actionable advice.
• Problem Solving and Adaptability: Proactive, resourceful, and confident in handling complex property issues independently.
• Organisational Excellence: Well organised, structured, capable of managing multiple transactions and regular churn, records, and property inquiries effectively.

Qualifications and Experience

• Educated to degree level with full membership of the RICS (General Practice) with a minimum 5 years post qualification experience.
• Proven experience in managing estates, including disposals, leases, licences, rights of way, easements, CPO and acquisitions.
• Strong background in landlord and tenant work, valuations, asset management, service charges and the planning system.
• Competent in preparing property budgets, tracking performance metrics, and generating detailed financial and operational reports.
• IT Proficient.
• Knowledge of UK property business rates, with the ability to select, appoint, and manage external experts to mitigate rates liabilities effectively.
• Skilled in tenant and landlord relationship management, ensuring effective communication and problem resolution.
• Excellent verbal and written communication skills for reporting insights and translating real estate activities into actionable business strategies.
• Capable of appointing and managing external consultants, contractors, and suppliers to deliver high-quality property services.
• Understanding of sustainability practices and their application in commercial property management.