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
