Intermediate / Senior Construction Project Manager
BlackDoor Development Company | Full-time | In-office
Location: North York (current)
Planned Office Move: Vaughan (near Hwy 407) in early 2027
About BlackDoor
BlackDoor is a vertically integrated real estate development and construction management company focused exclusively on mid- and high-rise purpose-built rental apartment projects across Southern Ontario.
We manage the full project lifecycle—from design, approvals and financing through construction, occupancy and stabilization.
The Role
The primary responsibility of this role is to keep projects on budget and on schedule.
The successful candidate will be responsible for managing all of the consultants, contractors, procurement, approvals, documentation and decisions required to move the project forward. This requires someone who is highly proactive, forward-looking and able to identify what needs to happen weeks or months in advance—not someone who simply reacts to issues after they arise.
You will work closely with BlackDoor’s senior leadership, development team and site superintendent, acting as the central point of coordination between the office, field, consultants and trades.
BlackDoor operates with a lean team and a high level of individual responsibility. The successful candidate must be able to independently drive the project, maintain accountability across the team and resolve issues before they affect cost or schedule.
Reports to: Chief Development Officer, and President
Key Responsibilities
Project Leadership, Budget and Schedule
- Take primary ownership of the project budget and schedule from preconstruction through final closeout
- Develop, maintain and continuously update detailed construction budgets, forecasts, cash flows and cost-to-complete projections
- Develop and maintain the master project schedule, procurement schedule, design schedule and key milestone trackers
- Identify critical-path activities, long-lead items, approvals, design decisions and procurement requirements well in advance
- Proactively identify potential cost overruns, delays and coordination issues and implement solutions before they affect the project
- Ensure consultants, trades and internal team members understand their responsibilities, deadlines and required deliverables
- Follow up consistently and hold all project participants accountable for meeting commitments
- Provide senior leadership with clear, accurate and forward-looking reporting on budget, schedule, risks and required decisions
- Ensure decisions are made early enough to avoid unnecessary cost, delay or disruption to construction
Preconstruction
- Lead constructability reviews, site logistics planning, phasing and construction sequencing
- Develop and refine construction budgets from early design through tender and contract award
- Coordinate architectural, structural, mechanical, electrical, civil, landscape, geotechnical and specialty consultants
- Drive consultant coordination and ensure drawings and specifications are complete, coordinated and issued in accordance with the project schedule
- Identify design gaps, conflicts and missing information before they affect pricing or construction
- Prepare tender packages and manage trade procurement, including scope reviews, bid levelling, interviews, negotiations and award recommendations
- Ensure trade scopes are complete and coordinated to minimize gaps, overlaps and change orders
- Lead value-engineering reviews and present practical cost-saving options with clear trade-offs
- Support building permit and other municipal approval processes and ensure comments are addressed promptly
- Coordinate project setup, insurance, bonding, lender requirements and construction-management procedures
Construction
- Manage the office-side execution of active construction projects from mobilization through occupancy and closeout
- Work closely with the site superintendent to align the office and field teams on sequencing, manpower, logistics, quality and schedule
- Act as the primary link between the site, consultants, trades, ownership and internal development team
- Ensure the superintendent and trades have the drawings, decisions, materials and information required to maintain progress
- Manage RFIs, submittals, shop drawings, site instructions, contemplated changes and change orders
- Review and negotiate change-order pricing and assess the impact of proposed changes on budget and schedule
- Monitor commitments, actual costs, pending changes, forecasts and projected cost to complete
- Manage progress draws, statutory declarations, holdbacks and supporting documentation
- Coordinate with lenders, quantity surveyors, cost consultants and project monitors
- Chair project and consultant meetings, issue clear minutes and actively follow up on all outstanding items
- Monitor trade performance and take early action where progress, quality or manpower is falling behind
- Coordinate inspections, testing, commissioning, occupancy permits and municipal sign-offs
- Manage turnover, deficiencies, warranty work and final closeout documentation
- Continuously improve project-management systems, reporting and internal processes
Qualifications
- Minimum 7–12+ years of progressive construction project management experience, depending on the level of the position
- Ground-up mid- or high-rise multi-residential construction experience
- Strong experience managing construction budgets, forecasts, schedules and cost-to-complete reporting
- Demonstrated ability to proactively plan work, identify risks early and independently drive projects forward
- Strong experience in preconstruction, tendering, procurement, consultant coordination and contract administration
- Ability to manage multiple consultants, trades, deadlines and project priorities without losing sight of the overall budget or schedule
- Experience working closely with site superintendents and a strong understanding of field operations, sequencing and trade coordination
- Post-secondary education in construction management, engineering, architecture or a related field
- Strong understanding of CCDC contracts, trade contracts and construction-management delivery models
- Working knowledge of the Ontario Building Code and Ontario Construction Act, including prompt-payment, lien and holdback requirements
- Strong financial and commercial understanding
- Proficiency with Procore, Bluebeam, Microsoft Project or similar project-management and scheduling software
- Advanced Excel skills
- Clear and effective written and verbal communication skills
- Highly organized, practical, accountable and detail-oriented
- Valid driver’s license and willingness to travel to project sites throughout the GTA and Southern Ontario
Preferred Experience
- Experience with purpose-built rental apartment projects
- Experience working directly for an owner, developer or construction manager
- Experience with mid-rise precast or high-rise concrete construction
- Familiarity with development approvals and their impact on design, permitting and construction schedules
- PMP, Gold Seal Certification or progress toward either designation
What We Offer
- Competitive salary based on experience and capability
- Performance-based bonus
- Health and dental benefits
- Direct involvement with senior leadership and major project decisions
- Exposure to the full development and construction lifecycle
- Meaningful ownership and responsibility over projects
- A growing pipeline of purpose-built rental apartment projects across Ontario
- A clear opportunity to advance into a senior leadership role as the company grows
How to Apply
Please submit a resume and a brief note outlining:
- Your experience in construction project management
Resume and brief note can be sent to [email protected]
Job Type: Full-time
Work Location: Hybrid remote in North York, ON M6M 3E9
