Project Manager - Custom Residential ADUs

Key Responsibilities: Review architectural, structural, mechanical, electrical, plumbing, and finish documents. Translate drawings, specifications, and selections into detailed trade-specific scopes of work. Prepare complete and clearly defined bid packages for subcontractors and vendors. Solicit bids, establish bid deadlines, and manage subcontractor follow-up. Compare proposals on an apples-to-apples basis and identify exclusions, allowances, scope gaps, and pricing discrepancies. Compile awarded bids into detailed project budgets. Identify, recruit, and build relationships with qualified subcontractors in markets or trades requiring additional coverage. Vet prospective subcontractors for licensing, insurance, reputation, capability, and relevant project experience. Manage subcontractor onboarding, agreements, certificates of insurance, and pricing documentation. Build and maintain realistic construction schedules that account for trade sequencing, inspections, long-lead materials, and site logistics. Coordinate daily field activities across active projects. Conduct site walks and verify subcontractor work against plans, scopes, specifications, and manufacturer instructions. Maintain an active quality-control and punch-list process throughout construction. Hold subcontractors accountable for workmanship, schedule, professionalism, site conditions, and safety. Anticipate and manage schedule risks, including weather, inspection delays, trade stacking, and material lead times. Track actual project costs against the awarded budget. Identify cost variances early and recommend corrective action. Prepare and document change orders with accurate scope, pricing, and schedule implications. Lead client walkthroughs, progress meetings, and project updates from preconstruction through closeout. Coordinate directly with architects and designers to resolve project questions. Ensure compliance with building codes, permits, inspections, safety procedures, and environmental requirements. Maintain current project records in Buildertrend, Job Tread, Excel, Google Sheets, and related construction systems. Qualifications compensation $105,000 - $135,000 per year, based on experience, estimating ability, and purchasing expertise. The company currently intends to transition this position to W-2 employment, with a target of Q4. The timing and availability of a W-2 transition are not guaranteed. Benefits are not provided during the 1099 contractor period. If the position transitions to W-2 employment, benefits and eligibility will be communicated based on the company's benefit plans in effect at that time. Broad project ownership from initial buyout through final completion. Opportunity to help shape purchasing, project-management, and construction systems as the company grows.

Schedule: Monday-Friday, with occasional early morning, evening, or weekend meetings and site visits as project schedules require. Why Cottage Smith? Cottage Smith gives experienced builders the opportunity to manage meaningful custom projects from beginning to end, not just one isolated phase of the process. Our ADUs create homes for aging parents, independent living spaces, rental opportunities, offices, guest houses, and places where families can stay connected. You will have real ownership of project decisions, client relationships, trade partnerships, budgets, quality, and outcomes. This is an opportunity to join a growing design-build company and help establish the systems and standards that will support its next stage of growth. Cottage Smith is an Equal Opportunity Employer. We consider qualified applicants without regard to race, color, religion, sex, sexual orientation, gender identity, national origin, age, disability, veteran status, or any other protected characteristic.