Asset Manager - Sandton at Sanlam Group

The main job purpose is: 

• Assist in the strategic planning and management of the total property portfolio by providing input into the short- and medium-term objectives, in order to achieve the ideal portfolio structure, composition, size and performance.
• Implement, execute and monitor the approved investment strategy of SACREIL, as delegated by the Board with the ultimate goal of creating value for SACREIL shareholders.
• The effective management of the assets by, amongst others, providing support, guidance and direction to the management teams, colleagues, and the property manager in driving the implementation of strategies and principles to achieve the key performance indicators.
• Contribute and assist in the computation of quarterly valuations related to the direct property portfolio.

What will you do?

Key responsibilities:

• identifying and delivering growth opportunities; 
• developing an investment pipeline;
• delivering asset performance in line with budget; 
• enhancement through refurbishment, alteration or redevelopment; 
• taking the lead and driving asset management activities; 
• delivery of key leasing strategies (reducing vacancies, upward rent reversions, timeous lease renewals), improving collections; and 
• ensuring that the properties under management are optimised to ensure maximum value on disposal.

Main responsibilities: 

Investment strategy

• Assist in the formulation of SACREIL’s investment and diversification strategy through reference to market trends, investor appetite and niche
• Conduct ongoing research into general property market and listed environment trends and major happenings
• Formulate a business strategy for each of the assets and execute accordingly. 
• Ensure the assets are relevant and meet the needs of their customers/clients within their respective economic nodes.    

Acquisitions

• Source acquisition opportunities in line with the approved investment strategy.
• Submit and present these investment opportunities to the SAREA Investment Committee and any other internal management structure that has to evaluate/approve these proposed transactions.
• Engage with property industry experts whilst conducting financial, legal and technical due diligences and sourcing external valuations during acquisitions, disposals, portfolio reviews and evaluation of investment opportunities.
• Champion acquisition process (on specific deals allocated) from sourcing deals to legal transfer and handover, including, but limited to:
  • Acquisition modelling and feasibility
  • Due diligence process
  • Deal structuring, Transfer & handover

Disposals

• Analyse existing portfolio and utilise the approved investment strategy and metrics to identify properties for disposal. 
• Prepare motivation and business case for disposals present proposals to Investment Committee.
• Champion disposal process (on specific deals allocated) from sourcing deal / receiving offer to legal transfer and handover, including, but limited to:
  • Acquisition modelling and feasibility
  • Due diligence process
  • Deal structuring. Transfer & handover

Leasing

• Formulate a strategic leasing strategy for the portfolio, maximizing the income for the fund. 
• Work closely with leasing teams to develop, implement and deliver the leasing strategy.
• Negotiate and conclude leasing deals where necessary.
• Manage the GLA of the portfolio for optimal occupation and minimal vacancies.
• Ensure timeous renewal of lease agreements well before expiry 
• Ensure rental concessions are documented in a legal agreement / addendum in a in a manner that limits or prevents tax leakage.
• Ensure no more than 2% of lease documentation is outstanding. 
• Drive the process of minimizing vacancies.

What will you do Cont.

Budgets and forecasts

• Compile and implement portfolio and asset budgets and income growth in line with company objectives and within the timeframes of the asset management agreements.
• Property life-cycle modelling and monitoring, as well as the implementation of the annual repairs and maintenance budgets within the approval framework, in order to ensure a balanced, high-performance fund over time
• Drive the process of meeting or exceeding budgeted income for the Company and the assets.

Arrears

• Manage debtors monthly and ensure the legal processes are followed where necessary in line with Company policy.
• Drive efforts to improve debtors’ management and improve debtors’ collections.

Cost management

• Manage expenses and capex within budget, delegation of authority and the business strategy. 
• Ensure accuracy of payments by the property management personnel.

CAPEX and Re-developments / Conversions

• Analyse existing portfolio to search for value-adding CAPEX and re-development / conversion opportunities.
• Prepare motivation and business case for capex projects.
• Provide support for CAPEX projects in terms of:
• Feasibility studies and financial modelling
• Liaising with finance department with regards to financing for projects.

Management meetings

• Co-ordinate monthly property management meetings and chair the meetings.

Administration

• Ensure efficient administration of the property in line with delegation of authority.
• Ensure that virtual data rooms for potential sales of assets are populated with the relevant information as and when required for a potential buyer.

Reporting

• Compile board packs for use by all relevant boards reporting to.
• Compile management reporting documents for internal purposes and use by shareholders. 
• Redesign the reporting to be compliant with at least the shareholders’ requirements.
• Automate operational reporting and dashboards. 
• Performance measurement of portfolio and regular client reporting.

Contractual

• Ensure all property management and asset management agreements are signed and valid.
• Ensure compliance with property management agreements and asset management agreements. 

Property management

• Ensure effective management of the property manager (internal or external).
• Revise KPIs for the property manager and include in an addendum to the property management agreement, as and when the annual KPI change.

Risk management and compliance

• Ensure maintenance of property Masterfile.
• Ensure maintenance of tenant KYC information.
• Ensure all assets are adequately insured.

Portfolio Valuation & Analysis:

Semi-Annual Portfolio Reporting:

• Liaise with Property Management teams to obtain portfolio data (ie: tenancy schedules) to be incorporated in overall portfolio schedules for analysis
• Prepare all required analyses for semi-annual portfolio reports, including but not limited to:
• Lease expiry profile
• Sector segmental analysis
• Average rentals

Valuation of Portfolio

• Assist in valuations process by supplying valuation data to valuers and valuing properties
• Report on and maintain valuations of portfolio for:
• Acquisitions
• Disposals
• Financiers, rating agencies and analysts
• Financial reporting purposes

Ad-hoc Analytics

• Perform ad-hoc analytics on portfolio for multiple end-users and purposes
• Provide support to and ensure the timeous completion of any ad-hoc reports and other tasks requested by the SAREA Head/CEO

What will make you successful in this role?

Academic qulaifications

• Bachelor’s degree in Accounting or a Postgraduate qualification in Finance, Property Valuations or  or LLB or similar;    
• REITS best practice industry norms

Experience required

• Principles and practices of asset management
• Up to date with latest property and listed sector regulations
• Proficient in full MS Office suite, particularly MS Excel
• Proficiency in real estate software management packages, eg JDE Real Estate or MRI would be an advantage
• Minimum of 5 years’ relevant experience in property asset management
• Extensive experience with disposals, capex and conversion projects.
• REIT experience would be advantageous.