Project Manager-Third Party Construction

Job description

BY LANDMARK Hospitality · Restaurants · Boutique Hotels · Event Venues Project Manager – Third-Party Construction Oversight Location: Plainfield, NJ (Home Base) — approximately 50% field travel Reports To: Chief Construction Officer/Director of Development Employment Type: Full-Time To Apply: Submit resume directly to the Principal for review. ABOUT BY LANDMARK By Landmark is a New Jersey-based hospitality company, headquartered in Plainfield, NJ, that owns and operates a portfolio of restaurants, boutique hotels, and event venues. We are defined by an unwavering commitment to quality, craft, and guest experience — values that extend to every project we take on. Unlike most hospitality operators, By Landmark self-performs a significant portion of our construction work through a seasoned in-house team of craftsmen with tenures ranging from 10 to 25 years. For projects that require external partners, we engage third-party construction managers and hold them to the same exacting standards we apply to our own team. At By Landmark, we operate as a family. The people who work here are not just employees — they are long-term partners in what we build, how we build it, and the reputation we carry. We are looking for someone who shares that mindset: a professional who takes ownership, invests in the people around them, and wants to grow with an organization that will invest equally in them. This is a newly created position — part of a deliberate effort to formalize and strengthen how By Landmark manages its construction program as the company grows and enters a new phase of expansion. Where project oversight was previously handled through a combination of ownership involvement and informal coordination, we are now building out a dedicated team structure to match the scale and ambition of our pipeline. The two Project Manager roles being created - this third-party construction oversight position and a parallel role focused on in-house operations — are designed to work in concert, with shared accountability to the Chief Construction Officer and Director of Development, and a common standard of excellence across all project delivery. WHAT MAKES THIS DIFFERENT By Landmark is not a developer that builds to sell, and not a construction manager working on behalf of an outside owner — we are the end user. We purchase the real estate, take it through entitlement and design, build it, open it, and then operate it as part of our own portfolio — often for decades. That distinction matters here: because we live with what we build, our third-party construction managers are held to a standard shaped by day-two operating performance, not just day-one delivery. This role sits at that intersection, protecting By Landmark's interests as owner through every phase from contract award to Certificate of Occupancy, with visibility into the acquisition, design, and operational context that shapes each project. POSITION SUMMARY We are seeking an experienced Project Manager to join the By Landmark family as the primary point of oversight for all third-party construction managers engaged on our projects. This individual will be By Landmark's eyes and ears on externally managed work — ensuring our partners are executing to scope, schedule, budget, and brand standards from contract through Certificate of Occupancy. In addition to the oversight function, this role participates actively in our estimating and bidding process, providing informed input, reviewing third-party numbers, and helping ensure we enter every project with competitive, accurate cost structures. The role is based at our Plainfield, NJ headquarters with approximately 50% of time spent in the field. JOB DESCRIPTION The Third-Party Construction Oversight Project Manager is responsible for managing By Landmark's relationships and accountability structures with external construction managers and general contractors. This person is not a passive observer — they are an active owner's representative who monitors performance, enforces contractual obligations, identifies risk early, and escalates issues before they become problems. Alongside this oversight role, they bring meaningful construction knowledge to our estimating and bidding process, participating in reviews, challenging assumptions, and ensuring our external partners are held to market-appropriate pricing. KEY RESPONSIBILITIES Third-Party Construction Manager Oversight • Serve as By Landmark's primary owner's representative for all projects executed by third-party construction managers and general contractors • Review and negotiate contracts, scopes of work, schedules, and deliverables with external construction partners prior to execution • Conduct regular site visits to monitor progress, verify work quality, and ensure alignment with design intent and brand standards • Track project milestones, schedules, and budgets; proactively identify variances and hold CMs accountable to recovery plans • Review and approve pay applications, change orders, and invoices; challenge scope creep and unsubstantiated cost increases • Manage RFI and submittal review processes in coordination with design and ownership teams • Coordinate third-party CM close-out activities including punch lists, final inspections, and Certificate of Occupancy • Maintain clear documentation of all third-party performance, decisions, and communications Estimating & Bidding Participation • Participate actively in the estimating and bidding process for applicable projects — providing informed review, input, and challenge of third-party submissions • Review bid packages, cost estimates, and quantity takeoffs for completeness, accuracy, and scope alignment • Evaluate bid submissions from contractors and subcontractors; flag anomalies, gaps, or pricing concerns for the Principal • Apply field knowledge and historical project experience to pressure-test numbers and identify value engineering opportunities • Support pre-construction planning by contributing construction knowledge to scope development and budget validation exercises Financial & Contract Management • Monitor project budgets across all third-party managed work; provide regular cost reporting to the Principal • Ensure change order requests are properly substantiated, documented, and approved before work proceeds • Identify and flag contractual risks, schedule delays, and quality issues before they compound • Support procurement of materials and subcontracted services where owner-direct purchasing is appropriate Technology & Reporting • Utilize Procore for project documentation, RFIs, submittals, and reporting across all third-party projects • Use Raken for field observation reports and site documentation • Manage project tracking and task coordination through Microsoft Planner • Leverage AI tools to improve efficiency in reporting, documentation, and communication workflows • Provide the Principal with regular, clear project status updates covering schedule, budget, quality, and open issues QUALIFICATIONS Required • 5+ years of experience in construction project management, owner's representation, or construction management • Demonstrated experience overseeing third-party general contractors and construction managers as an owner's representative • Working knowledge of estimating and bidding processes — ability to read, review, and challenge cost submissions with credibility • Strong understanding of construction contracts, scope management, change order processes, and pay application review • Proficiency with Procore, Raken, and Microsoft Planner • Comfort using AI tools as part of daily workflow • Ability to read and interpret construction drawings, specifications, and schedules • Excellent communication, negotiation, and organizational skills • Valid driver's license and willingness to travel to project sites (~50% of the time) Preferred • Background in hospitality, restaurant, hotel, or event venue construction • Experience managing projects from pre-construction through Certificate of Occupancy on behalf of an owner • Familiarity with estimating software (e.g., Bluebeam, Sage Estimating, or similar) • OSHA 30 certification or equivalent safety training • PMP certification or equivalent WHAT WE OFFER • A genuine seat at the table in a family-oriented company where your contributions are recognized and valued • Competitive compensation commensurate with experience • The opportunity to shape how By Landmark manages its external construction partnerships at a growing portfolio level • A stable, growth-oriented company with a strong track record and long-tenured team • Direct access to ownership and meaningful impact on how projects are planned and delivered • A role that balances strategic oversight with active field engagement To apply, submit your resume directly to the Principal. By Landmark · Plainfield, NJ ·