Project Manager Management
Resume:
CONSTANTINO D. ARROYO
West New York, NJ 07093
***********.*.******@*****.***
EDUCATION
**** **** ************* – SMA – In progress
**** **** ************* – RPA / FMA Designations / LEED GA Compliance / OSHA Certification
2004New York University, New York, NY, Certificate in Commercial Leases
2001New Jersey City University, Jersey City, NJ, Bachelors Degree in Finance
COMPUTER SKILLS Word, Excel(pivot tables, macros and lookups), Power Point 2010, Microsoft Outlook, Access, Lotus Notes, REMS, Prompt Leasing System, Oracle, Lawson, MRI, Yardi, Aware Purchasing System, Workspeed Tenant System, and Total Bid (used for bidding out construction projects).
EXPERIENCE
February 2016 to Empire State Realty Trust Manhattan, NY
Present ASSISTANT PROPERTY MANAGER
1400 BROADWAY
Provide excellent tenant service. Respond to tenant problems in a timely manner by using the
Workspeed tenant system to handle tenant requests. Arrange 24 hour emergency coverage for the
properties at all times.
Oversee all vendors and personnel working at the property to maintain a high standard of performance in accordance
Assure all building work permits are filled out accurately by contractors. Also review vendor COI to make sure levels of insurance are at the limits required by the owner.
Conduct periodic inspections of the property and tenant spaces to ensure compliance with leases, compliance with life safety policies and the proper upkeep of the property.
Assist the leasing team in maximizing efforts to market the property to prospective tenants, including preparing vacant spaces to show and enhance common areas.
Act as Project Manager overseeing the bidding and implementation of tenant improvement and capital improvement projects on the properties.
Read and abstract all new leases, and amendments to ensure that property and lease files are maintained properly.
Review monthly accruals and budget variance reports to track how many expenses the building was undergoing.
Review and evaluate fire safety system permits to ensure compliance with applicable codes.
April 2010 to Cohen Brothers Realty Manhattan, NY
February 2016 DIRECTOR OF BUILDING UTILITES / ENERGY CONSERVATION
Buildings Management Department
Responsible for Overseeing all Utility Consumption and expenses across the entire NYC portfolio with the objective of controlling the $25 million per year utility expenses.
Responsible for reviewing Con Ed Bills (Electric, Gas & Steam) as well as the ESCO Bills.
Responsible for reviewing NYC Dep. Of Water Billings for Sewer & Water as well as Cooing Tower Discounts.
Setup variance reports for all Electric, Gas, Steam, and Water Accounts
Supervise Annual Building Curtailments through NYISO & Con Edison
Process PO requests for NYC Properties from inception to the final approval stage.
Review flow of work orders coming from tenants for the entire NYC building portfolio.
Review ESCO Contracts and Participate in Procurement Renewals.
Review Consent Letters for any construction or additions the tenant would like to add to the lease.
Fulfill annual Local Law 84 & 87 requirements through annual bench marketing.
Ensure annual compliance of NYC “Right To Know” mandate is done accurately.
Prepare Annual Utility Budgets for all NYC properties.
Liaison with Property Managers on a daily basis to ensure all tenants are compliant according to the
lease language.
Responsible for reviewing Certificate of Insurance from vendors and making sure of appropriate requirements.
Responsible for determining that all utility meters are installed in accordance with lease terms and
are being properly read and billed.
Perform Lease Audits and Field Audits to determine that tenants are properly paying for Utilities,
and whether they are to be Direct Metered, Sub-Metered, or Rent Inclusion.
Review FDNY Permits for existing equipment in our portfolio of buildings.
Review Tenant HVAC Plans to see the quantity of Supplemental Water Units they have in premises.
Perform Lease Audits and Field Audits on Tenant Air Cooled and Condenser Water Supplemental
units.
Review tenant billing on MRI to insure cost per tonnage and tap in fee is accurate per the lease.
Perform Lease Audits to make sure Electric Sub-Metered Tenants are paying the appropriate
markup and the correct electric costs for there demised premises.
Advise Senior Management on projects that are eligible for NYSERDA rebates and on projects that
can make our buildings more energy efficient.
Weekly Management Agenda Preparation.
Perform building walk through to see what in house touch ups can be done to keep our NYC buildings looking like Class A Buildings.
Supervise in house company Painters, Lampers, and Woodworkers as well as the projects being done in order to keep our NYC Buildings looking up to par.
January 2008 to Urban Brands Secaucus, NJ
April 2010 SENIOR REAL ESTATE ACCOUNTANT / LEASE ANALYST,
Real Estate Finance Department
Responsible for Lease Accounting for all Store locations and Corporate Office.
Prepare monthly and annual sales reports for Landlords.
Prepare schedules and invoices for monthly % rent payments and accruals.
Prepare and maintain straight-line rent and tenant allowance amortization schedules.
Annual CAM Reporting or True-up reconciliation for actual and estimates received from Landlord.
Prepare Monthly Occupancy Analysis Report (CAM, RET, Insurance, Elect., Water & Sewer) for
variance analysis and adjustments to accrual account.
Prepare Annual Occupancy Budgets.
Perform desktop audits of all Occupancy Expenses including CAM, Insurance, RET, and % Rent.
Analyze Occupancy Accounts and prepare the necessary adjusting entries.
Perform compliance audits to ensure lease payments are in line with lease.
Prepare Store Pro-Forma for new and existing locations
Report Daily sales, gross margin and mark-downs
Provide Monthly Store P&L Report for upper management and Profitability Report.
Provide Monthly Departmental P&L’s for management review.
August 2006 to Toys “R” Us Wayne, NJ
January 2008 SENIOR REAL ESTATE ACCOUNTANT
Real Estate Finance Department
Responsible for managing multiple Commercial buildings (Southern & Midwest region) Corporate buildings & District Center lease agreements which include: Reviewing lease documentation for accuracy, understanding of financial obligations, preparing monthly payments for rent expense and auditing the billing information as it pertains to those agreements.
Review annual reconciliation statements and calculations issued by landlord to ensure lease compliance.
Annual CAM Reporting or True-up reconciliation for actual and estimates received from Landlord.
Prepare monthly reconciliation of Accrual Escalations Report, Variance Report and Level Rent Report.
Prepared monthly % Rent Report based on Sales for Landlord Payment
Setup straight line for new locations and manage monthly straight-line reports.
Setup quarterly Prepaid Rent Analysis & Construction Period Rent Allocation Accrual
Process monthly Journal Entries for Prepaid Rent, Accruals, Deferred Rent, TA, Base Rent, % Rent
& any misc. adjustments
Process quarterly Journal Entries for Prepaid Cam, Rent, or CPRA adjustments.
Perform evaluations on new leases according to FASB 13 to determine if Capital or Operating lease.
Handle daily interaction between Landlord and Management Company to resolve issues and disputes.
Review & Abstract New leases, Renewals and Amendments for region.
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