About Reservoir Partners

Reservoir Partners is a Los Angeles–based real estate development and construction company focused on heavy value-add multifamily renovation and ADU development across NELA / Eastside LA (Highland Park, Echo Park, Silver Lake, Glassell Park, Eagle Rock). We are an owner-operator: we acquire, design, build, and manage our own assets.

We are lean, fast-moving, and systems-oriented. We do not operate like a large GC with deep bench support. We operate like a startup that builds buildings. That means everyone on the team wears multiple hats, takes ownership of outcomes, and helps build the systems and processes the company runs on — not just execute inside them.

Compensation

$120,000–$150,000 base, depending on experience, plus performance bonus tied to project milestones.

Role Overview

The Field Project Manager is responsible for managing the full lifecycle of our construction projects — from preconstruction coordination through punch list and closeout. This role sits at the intersection of field execution, subcontractor management, schedule control, and owner communication.

This is not a pure superintendent role and it is not a desk PM role. It requires both. You need to be as comfortable reading structural drawings on a job site as you are writing a subcontractor contract or updating a project schedule. You will be the primary accountability holder for everything that happens in the field.

You will work with a small support team and be expected to delegate paperwork-heavy work accordingly. The expectation is that you spend the majority of your time in the field across our active projects, not behind a desk.

Core Responsibilities

Preconstruction

Lead preconstruction meetings with architect, structural engineer, and key subs before breaking ground
Confirm all plans align with existing site conditions — flag conflicts before construction begins
Maintain a preconstruction checklist covering permits, inspections, certifications, and design-build confirmations
Confirm all subcontractor contracts are executed with clear scope of work before mobilization
Create preliminary schedule and budget with ownership approval
Verify all materials and lead times — confirm nothing has been discontinued or is at risk of delay

Field Execution & Quality Control

Minimum twice-weekly site visits per active project with documented observations
Walk site against approved plans on every visit — verify work is being built per drawings and specs
Stop work immediately when work is non-compliant — document, notify all parties, and drive resolution
Take daily job site photos when work is active — organized by trade and uploaded to CompanyCam or shared folder
Verify all structural, MEP, and framing scope items are complete before work is concealed
Confirm current work does not conflict with future work — prevent change orders before they happen
Manage inspection scheduling, prep, and correction tracking through to close

Subcontractor Management

Manage all subcontractors — set expectations, enforce scope, and hold accountable to schedule and quality
Some legacy subs are guy with a van types who give bids via text message, we need to work with them to walk make contracts for them and make sure they understand what they are signing
Issue written deficiency notices when work is non-compliant — do not manage verbally only
Coordinate next-trade mobilization at least two weeks in advance — confirm materials, access, and readiness
Vet and onboard new subcontractors using a defined qualification process
Reduce dependency on single-source subs — build a reliable, qualified vendor pool

Schedule & Budget Management

Own the project schedule — update weekly and communicate changes proactively
Produce 2-week look-ahead schedules consistently
Track material deliveries and flag procurement risks before they impact the timeline
Monitor budget against actuals — flag variances immediately, not after the fact
Submit RFIs and submittals on time and track responses to resolution

Documentation & Systems

Maintain a complete, organized project file — contracts, plans, RFIs, submittals, inspection reports, photos
Document all site observations, deficiencies, corrections, and decisions in writing
Build and maintain project checklists that can be used by others — not personal notes
Use company-designated tools consistently (Asana required; CompanyCam preferred; Google Drive)
Contribute to building and refining company-wide SOPs for construction operations

Communication & Reporting

Keep ownership informed proactively — no surprises, no late escalations
Daily quick check-in with ownership (text or in-person)
Weekly written project status update covering schedule, budget, open issues, and next two weeks
Bi-weekly walk-through of each active project with ownership
Manage relationships with city inspectors, utility companies, and design consultants

What It Means to Work Here

Reservoir Partners is not a large GC with a project engineer, admin, and superintendent for every job. We are a startup that builds real estate. That means:

You will wear multiple hats — superintendent, PM, and at times coordinator — supported by our offshore project engineer for the paperwork-heavy work
You will help build the systems and checklists you work from — not just follow what already exists
You will need to be comfortable with ambiguity and create structure where it does not yet exist
Your input on how to improve operations is expected and welcomed
As we hire more people and build more systems, your role will become more focused — that is the goal

Required Qualifications

5+ years of experience managing residential construction projects in Los Angeles
Direct experience reading and verifying ADU plans, garage conversions, and small-lot multifamily
Strong plan reading ability — architectural, structural, and MEP drawings
Direct experience managing subcontractors and holding them accountable to scope and schedule
Working knowledge of LA building codes, permit processes, and inspection requirements
Bilingual English/Spanish, or fluent jobsite Spanish — you will be directing Spanish-speaking subs daily
Proficiency in project management and documentation tools (Google Suite, Asana or equivalent, CompanyCam or equivalent)
Strong written communication skills — you will document everything
Ability to work independently and make field decisions without constant direction

Strongly Preferred

Experience with ADU construction — detached, garage conversion, and ED1
Experience in both renovation / remodel and ground-up construction
Experience with LA DBS, LADWP, and LA inspection workflows
Experience building or improving systems and SOPs — not just executing within them
Experience in a lean, owner-operator or startup environment
Familiarity with contract writing and scope of work documentation

Not a Fit If You

Want to manage from behind a desk
Are looking for a large-GC environment with a project engineer, admin, and superintendent supporting you on every job
Are not comfortable being directly accountable for outcomes
Prefer to wait for instructions rather than drive the work

What Success Looks Like — First 90 Days

You have a clear understanding of every active project — schedule, budget, open issues, and next steps
A documented QC checklist exists and is being used consistently on every project
All subcontractors have written scopes of work before mobilizing
Ownership receives a weekly written project status update without having to ask
You have proposed and begun implementing at least one SOP or system improvement based on field observation
Photo documentation is happening daily on active jobs — organized and accessible

How to Apply

To be considered, after submitting your Indeed application, please email info@reservoirla.com with the subject line "Field PM — [Your Name]" and include:

A 60–90 second video introduction. Tell us who you are and why this role, why now.

Written answers to the following four questions:

Walk us through the most complex project you've managed in LA. Budget, timeline, your specific role, and what went wrong (something always does).
How do you hold subs accountable when they fall behind or do work below standard? Give a specific example.
What is your system for QC at trade completion? What do you actually check?
What kind of company and role are you looking for, and why are you leaving your current one?

Applications without the video and answers will not be reviewed.

Pay: $120,000.00 - $150,000.00 per year

Application Question(s):

How many years of experience do you have managing residential construction projects in Los Angeles?
Are you fluent enough in Spanish to direct Spanish-speaking subs on a jobsite? (Yes, fully bilingual / Yes, functional jobsite Spanish / No)
Have you managed projects with budgets over $1M? (yes/no)
What is the largest construction budget you have personally been responsible for?
What was your role at your last company, and what specifically did you do day-to-day?

Experience:

Construction: 3 years (Required)

Work Location: In person

Reservoir Partners

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