Assistant Project Manager

Why O’Neil?

Voted "One of the Best 100 Places to Work" 4 years in a row by The Los Angeles Business Journal.

Are you searching for a construction company that values team work?

Would you like the opportunity to constantly learn, thrive, and be challenged to grow on each new construction project?

Would you like to be part of a company where your work is respected and your contributions appreciated?

If you are ready to bring your “A” game, keep reading…

The primary function of the Assistant Project Manager is to assist the project team with the administration and management of all activities associated with the construction project. An Assistant Project Manager you may also be assigned the overall responsibility for a smaller project where appropriate.

Reports to the Project Manager or other assigned supervisors(s). NOTE: Reports to the Project Executive or Project Director when assigned sole responsibility for a project.

Technical Skills

• Supervising a project with a project budget range of $1M - $10M, under various delivery methods, diversity in market sectors and varying complexities
• Assist with job office set up
• Work closely with the Project Manager and Estimator during the preconstruction phase assisting with the GMP process and input on General Conditions
• Vet assigned scopes of work during the preconstruction phase (Estimating)
• Clearly understands the concept of Budget vs. Cost and how it relates to the project Abstract and the monthly cost reconciliation
• Assist in the documentation of all claims and litigation
• Cash Flow Projections and Forecasting Costs
• Assist the Project Manager or be solely responsible for writing certain scopes of work, preparing exhibits, the preparation of subcontracts and Purchase Orders with PM / PX direction and oversight
• Assist the Project Manager with cost control measures:
• Prepare External Change Order Requests, which get submitted to the Owner
• Manage and audit the Subcontractor Tracking Logs
• Manage Subcontractor Monthly Invoicing
• Prepare Pay Applications for submission
• Prepare Purchase Orders (as needed)
• Negotiate Change Orders with subcontractors
• Assist the Project Manager or be solely responsible for problem resolution pertaining to a specific project issue on the majority of issues
• Assist the Superintendent(s) in implementing the project safety program
• Work closely with the APE, PE or SPE in the initial set up of CMiC, i.e. Submittal Log Registry
• Oversee the APE, PE and SPE to ensure Submittal Logs are current in CMiC and the submittal process is being managed properly with the subcontractors and design team
• Assist the project team with the initial set up of PlanGrid to organize the contract documents for the teams use
• Oversee the APE, PE and SPE to ensure RFI Logs are current in CMiC and distributed to all of the appropriate subcontractors
• Oversee the APE, PE and SPE to ensure RFI’s are properly posted to PlanGrid and maintain the accuracy of the projects as-builts
• Manage the associated PE’s and SPE’s to ensure the projects Material Procurement Log is being properly maintained and that required material deliveries correspond with the projects P6 schedule
• Oversee the contract close out process (O&M manuals, As-Builts, etc.)
• Represent WEO at Owner, Subcontractor and coordination meetings
• Attend project meetings and assist in the preparation / distribution of meeting minutes
• Review meeting minutes for accuracy and content prior to distribution
• Create and organize all closeout binders
• Attend and participate in WEO Quarterly Risk Management (QRM) Trainings
• Participate in WEO networking events
• Participate in all PM Round Tables

Management Skills

• Work closely with the APE(s), PE(s) and SPE(s) that are on your project team and mentor and train where applicable
• Oversee and manage the process to obtain costs from subcontractors for any extra work performed on the project
• Prepare, review and distribute Change Order Requests for all Subcontractors. Ensure that all costs are properly logged on the Subcontractor Tracking Log and appropriately stored on Box.com
• Capable of manage and negotiating all External Change Orders with the Owner, with or without, the Project Managers involvement
• Prepare, review and distribute Change Order Requests for all subcontractors
• On projects where you are playing the role of the Project Manager. Properly forecast all costs (revenue) and projected fee with the Monthly Reconciliation Report
• Assist the Project Manager in providing pertinent information that could affect the Monthly Reconciliation Report accuracy and forecasts on projects where you are not playing the role of the Project Manager
• Ensure the timely delivery to the jobsite of all project equipment and materials (procurement) via properly managing the projects PE’s and SPE’s
• Coordinate with the project team to ensure the date subcontracts must be awarded by are in alignment with the required material on-site dates, per the P6 schedule
• Oversee the entire submittal process with the subcontractors and design team
• Oversee the APE, PE, SPE to ensure the document log is maintained, current and distributed to all subcontractors
• Assist with the preparation and distribution of overall project schedules and 8-week look ahead schedules
• Find conflicts in the contract documents and issue a “Request for Information” (RFI) to the appropriate party / parties
• Work closely with the APE, PE, SPE and Superintendent(s) to find practical solutions to field problems or conflicts found in the contract documents prior to issuing RFI’s, while being mindful of field issues relation back to the project overall schedule and cost impacts
• Oversee the APE, PE, SPE to track outstanding RFIs and expedite return responses to all subcontractors
• As required, assist the Project Superintendent(s) in providing safety orientation to all field workers prior to their start of work on site
• Assist the Project Superintendent(s) with generating and issuing incident reports
• Oversee the APE, PE, SPE to ensure all Injury and Illness Prevention Plans (IIPP) documents have been submitted by all subcontractors
• Oversee the APE, PE, SPE to ensure all Job Hazard Analysis (JHA) plans have been submitted by all subcontractors, as needed
• Work closely with the APE, PE, SPE and Superintendent(s) to create the first draft of the projects Site Specific Quality Plan (SSQP)
• Work with the PE’s, SPE’s and Project Superintendent(s) to schedule all pre-installation meetings
• Attend meetings and oversee the PE or SPE who is leading the weekly Building Information Modeling (BIM) meetings and assist in the development of a coordinated model between the MEPF trades
• Potentially manage the entire BIM coordination process when applicable. The level of engagement / leadership may vary from project to project
• Oversee and manage the design of the project required mock-ups and work closely with the WEO and design team to obtain acceptance of all project required mock-ups
• Develop an Owner training schedule which shows when all applicable subcontractors will provide training to the Owner
• Ensure that all video recording for training has been completed and all training videos have been formally transmitted to the Owner, as part of our close out package
• Oversee and manage the punch list process working closely with the APE, PE, SPE and Superintendent(s) to ensure we are 100% complete with all punch list items within 30-days of projects turnover / C of O
• Participate in initial and / or acceptance walks with the Architect / Owner, as needed

• Four-year degree in Construction Management, Engineering, Architecture or equivalent experience in a related field and a minimum of 4-6 years of relevant project management experience, as an Assistant Project Engineer, Project Engineer, Senior Project Engineer or equivalent
• Proficiency in basic computer skills (MS Word, Outlook, etc.) Advanced understanding of scheduling, CMiC, Excel, etc. applications
• Thorough understanding of construction administration processes, including contracts, construction documents, schedules, RFIs, submittals and material procurement
• Advanced proficiency in P6 and CMiC applications Effective oral and written communication skills Effective negotiation skills
• Effective time management and organization skills
• Proficiency in Microsoft Project or P6 Scheduling Software and Project Management Software, such as Prolog, Viewpoint, CMiC or equivalent applications. With experience, using daily software tools, such as Bluebeam, Plan Grid, Safety Mojo, BIM 360 Glue, etc.
• Demonstrated knowledge and understanding of various construction delivery methods, various market sectors, the construction administration process, building trades, technical aspects of construction including means and methods, materials, building systems, planning, scheduling, estimating, owner and architect relations
• Completion of OSHA 30-Hour Safety Course First Aid and CPR certified

The estimated salary range for this role is $90,000 - $115,000