JLL empowers you to shape a brighter way. Our people at JLL are shaping the future of real estate for a better world by combining world class services, advisory and technology for our clients. We are committed to hiring the best, most talented people and empowering them to thrive, grow meaningful careers and to find a place where they belong. Whether you’ve got deep experience in commercial real estate, skilled trades or technology, or you’re looking to apply your relevant experience to a new industry, join our team as we help shape a brighter way forward. Position Title: Site Lead -Property Manager Location: China Guangzhou Reports To: Country Account Lead – to Regional Property & Asset Director Position Summary This is a single-site leadership role with full accountability for the performance, resilience, and long-term value of client's flagship China Uni campus during a critical phase of life cycle. As the Owner's Representative on the ground, you are the ultimate accountable person for everything that happens within the building—operationally, financially, and strategically—with particular focus on defect management, Defect Liability Period (DLP) governance, and occupier relations during post-handover stabilization. You will operate with a landlord mindset, treating the asset as if it were your own investment. Your mandate is to protect and enhance its value through proactive lifecycle management, rigorous risk governance, strategic capital planning, and seamless transition from construction to full operational maturity—moving decisively beyond reactive facilities management toward Total Cost of Ownership (TCO) and Net Operating Income (NOI) optimization. You are the eyes, ears, and voice of ownership on site: ensuring statutory compliance under PRC law, safeguarding business continuity, managing cyber-physical risks in critical systems, driving closure of all construction defects, and ensuring client's contractual protections under the building contract are fully exercised during the DLP – using initiative and identifying the need for additional professional advisory services. Core Responsibilities 1. On-Site Asset Stewardship As the primary point of accountability for the China Uni Clients', you own the health and performance of all base building elements: structure, façade, roof, common areas, and critical MEP infrastructure (HVAC, power/UPS, fire & life safety, vertical transport, BMS/OT networks). Ensure all systems are engineered for reliability, resilience, and efficiency—not just functionality. Validate condition assessments and performance data to reflect real-world asset deterioration. Enforce compliance with PRC building codes, fire safety regulations, and environmental standards—exceeding minimum requirements to achieve industry best practice. 2. Defect Management & DLP Governance (Critical Focus) You are the primary custodian of the Defect Liability Period (DLP) process and the building contract obligations. Own the Defects Register: Establish, maintain, and drive closure of defects identified during commissioning, handover, and the DLP period. Lead Defect Inspections: Conduct regular site walkthroughs with contractors, consultants, and client's stakeholders to identify latent defects and ensure timely rectification before warranties expire. Enforce Contractual Protections: Maintain deep knowledge of the building contract (warranties, performance bonds, liquidated damages, DLP timelines) and ensure Client's rights are preserved and exercised. Liaise with Contractors & Consultants: Act as the single point of accountability for contractor call-backs, defect rectification coordination, and dispute escalation. Legislative Compliance: Understand and apply relevant PRC construction, building safety, and environmental legislation to guide Client through DLP milestones, final acceptance, and warranty expiry. Document Everything: Maintain a defensible audit trail of all defect notifications, contractor responses, rectification evidence, and client sign-offs to protect Client from future liabilities. 3. Tenant & Occupier Relationship Management During Transition Manage the occupier experience during the critical post-handover and DLP period, ensuring business continuity and stakeholder confidence. Act as the primary liaison between clients' occupiers and the project/FM delivery teams. Proactively communicate defect rectification schedules, planned shutdowns, and access requirements to minimize business disruption. Address occupier concerns with urgency and transparency—building trust during a period of inevitable teething issues. Coordinate "soft landings" activities: post-occupancy evaluations, user training on building systems, and feedback loops to drive continuous improvement. Manage expectations: be the voice of reality when timelines slip, but always with solutions and contingency plans. 4. Risk Ownership & Operational Resilience You are the primary risk owner for the site. Foster a "see it, own it, fix it" culture where risks are surfaced early and managed decisively. Lead development and testing of Business Continuity Plans (BCP) tailored to the building's criticality and occupier operations. Act as gatekeeper for Operational Technology (OT) security, ensuring BMS and IoT devices meet cyber-hygiene standards to prevent breaches. Drive the Risk Acceptance Process: document unresolved risks, quantify business impact (e.g., "Chiller #2 failure = loss of cooling to trading floor"), and secure formal client sign-off on mitigation timelines. Have total authority to stop works of all partners that may result in business impact to occupiers, risk to client's reputation, or risk to the built asset. Foster a speak-up culture where safety concerns, defects, and operational risks are escalated without hesitation. 5. Lifecycle Planning & Capital Strategy Develop and execute a 10–15-year Capital Expenditure (CapEx) roadmap grounded in predictive analytics and asset performance data. Replace "run-to-fail" with proactive replacement cycles for major building systems. Oversee defect liability management and commissioning handovers from capital projects to ensure "soft landings" and protect Client from post-completion liabilities. Build a long-term asset plan that anticipates end-of-warranty replacement cycles and capital refresh requirements. 6. Value Creation & Investment Mindset Consider the building as an income-generating asset. Identify and execute initiatives that enhance market relevance, sustainability, and valuation. Champion value-add opportunities: energy retrofits, ESG upgrades, space repositioning, or technology integration. Partner with finance teams to model ROI, cap rate impact, and NOI (NOI = Total Revenue − Operating Expenses) uplift from capital investments. Maintain awareness of China office market dynamics (particularly in the Greater Bay Area or relevant city cluster) to benchmark the asset against market trends and identify areas for strategic adjustment. 7. Financial Oversight & Executive Reporting Lead annual budgeting, forecasting, and financial reporting for the site—with a focus on asset health, not just cost control. Deliver Quarterly Business Reviews (QBRs) to client's leadership, reporting on NOI, valuation trends, defect closure progress, DLP milestones, and project ROI. Provide technical and financial intelligence to support regional strategy, renewals, or disposition decisions. Qualifications & Profile Experience 10–15 years in property, asset, or corporate real estate management, with hands-on experience managing a single, mission-critical headquarters or Grade A tower. Proven track record in base building operations, lifecycle planning, and capital project oversight for complex assets. Direct experience acting as the landlord representative or owner's agent, ideally during post-construction handover and DLP phases. PRC market experience preferred: understanding of local construction practices, regulatory environment, and contractor management culture. Technical & Financial Acumen Strong understanding of MEP systems, critical environments, and BMS/OT architecture. Familiarity with ISO 55000 asset management principles. Fluency in real estate finance: NOI, Cap Rates, NPV, TCO modelling, and balance sheet impacts. Working knowledge of building contracts (e.g., FIDIC, JCT, or local Chinese standard forms) and defect liability frameworks. Legislative & Regulatory Knowledge Practical understanding of PRC building, fire safety, environmental, and construction regulations. Ability to interpret and apply legal obligations to guide Client through DLP acceptance, final inspections, and warranty management. Risk & Leadership Demonstrated ability to manage operational resilience, cyber-physical risk, and statutory assurance in high-profile buildings. A natural integrator: able to influence engineers, vendors, finance teams, and C-suite stakeholders. Diplomatic yet decisive—comfortable making tough calls when asset integrity or business continuity is at stake. Comfortable presenting to senior stakeholders—natural coach and leader, helping teams through ambiguity and able to cut through challenging operational structures. Awareness of when change is needed; can create structure, challenge the status quo, and drive continuous improvement. Personal Attributes Landlord Mentality: You act like the owner—protective, proactive, and profit-conscious. On-Site Presence: You are visibly present, engaged, and accountable—this is not a desk-bound role. Strategic Pragmatist: You balance 2030 vision with today's operational realities. Data-Driven: Decisions are backed by sensor data, financial models, and risk assessments—not opinion. Uncompromising on Risk and Quality: You do not defer hard conversations about asset exposure, defects, or underinvestment. Tenant-Centric: You understand that occupier satisfaction during DLP is critical to long-term landlord-tenant relationships. Final Note This role is not about managing vendors—it's about owning outcomes. If the building fails, the responsibility stops with you. During the DLP period, you are Client's insurance policy: ensuring every defect is captured, every contractual right is exercised, and every occupier concern is addressed with professionalism and urgency. Location: On-site –Guangzhou, GD If this job description resonates with you, we encourage you to apply even if you don’t meet all of the requirements. We’re interested in getting to know you and what you bring to the table! At JLL, we harness the power of artificial intelligence (AI) to efficiently accelerate meaningful connections between candidates and opportunities. Using AI capabilities, we analyze your application for relevant skills, experiences, and qualifications to generate valuable insights about how your unique profile aligns with the specific requirements of the role you're pursuing. JLL Privacy Notice Jones Lang LaSalle (JLL), together with its subsidiaries and affiliates, is a leading global provider of real estate and investment management services. We take our responsibility to protect the personal information provided to us seriously. Generally the personal information we collect from you are for the purposes of processing in connection with JLL’s recruitment process. We endeavour to keep your personal information secure with appropriate level of security and keep for as long as we need it for legitimate business or legal reasons. We will then delete it safely and securely. For more information about how JLL processes your personal data, please view our Candidate Privacy Statement and Supplemental Privacy Statement for Individuals in China. For additional details please see our career site pages for each country. Jones Lang LaSalle (“JLL”) is an Equal Opportunity Employer and is committed to working with and providing reasonable accommodations to individuals with disabilities. If you need a reasonable accommodation because of a disability for any part of the employment process – including the online application and/or overall selection process – you may email us at [email protected]. This email is only to request an accommodation. Please direct any other general recruiting inquiries to our Contact Us page > I want to work for JLL. Activate your Personal Job Alerts now and receive opportunities as soon as they are advertised. If you're a current JLL employee, please apply using the Internal Career Site At JLL, we give you the opportunity, knowledge and tools to own your success, because we value what makes each of us unique. We help our people thrive, grow meaningful careers and find a place where they belong. Together, we strive to be exceptional and shape a better world. For over 200 years, JLL (NYSE: JLL), a leading global commercial real estate and investment management company, has helped clients buy, build, occupy, manage and invest in a variety of commercial, industrial, hotel, residential and retail properties. A Fortune 500® company with operations in over 80 countries around the world, our employees bring the power of a global platform combined with local expertise. Driven by our purpose to shape the future of real estate for a better world, we help our clients, people and communities SEE A BRIGHTER WAYSM. JLL is the brand name, and a registered trademark, of Jones Lang LaSalle Incorporated. For further information, visit jll.com.

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