Transcript
Michael Keurjian
Woodland Hills, CA 91367
Tel: (818) 312-3535
E-Mail:
[email protected]
PROPERTY/ASSET/PORTFOLIO MANAGEMENT
Retail/Office/Industrial Property Management Portfolio Enhancement Project & Construction Management
Day to Day Operations Property Renovation and Redevelopment Leasing Strategy and Negotiation
Offering twenty eight years experience in all areas of property & asset management, operations and development of
class “A, B & C” high rise office buildings to low-rise office properties & campuses, large mixed use retail/office projects, regional
shopping centers to smaller retail power and community centers and single user industrial properties. Specializing in large & small
project renovations from conceptual design, through construction oversight and subsequent on-site management. Project Management
for Capital Projects, Tenant Improvements & Property Maintenance items. Exceptional problem solver with strong interpersonal,
negotiating and communication skills.
2010-Current GENERAL MANAGER
Jones Lang LaSalle/CBRE
Burbank Town Center, Burbank, California
Oversee all aspects of management of an urban Regional Shopping Center, consisting of 1,234,971 sq. ft. that includes 4 major
anchors, 4 smaller anchors, 2 theaters consisting of 14 screens, restaurants & food court and over 140 additional stores spread out
over 36 acres including over 5,700 parking spaces located in 3 separate garages.
Liaison and point of contact to ownership in all matters involving the project including management, operations, leasing, marketing,
collection issues through and including the legal process if necessary and all accounting including the preparation and monitoring of
the annual operating budgets, forecasts and monthly reports.
Responsible for all operations including managing and directing outside engineering, janitorial, security & landscaping personnel
and all maintenance issues throughout the property. Created numerous cost saving programs including a lighting retrofit that had an
11 month payback and re-energizing dormant electrical Capacitor Panels that reduced electrical costs by over $100,000 per year.
Oversee all Capital Improvements and Maintenance Projects for the property and responsible for all Tenant Improvement work from
formulation of the LOI & Landlord Work Letter through and including the Tenant Design, Planning & Build-out thru Final
Inspection and ultimately the Tenant Opening.
Assisting in the formulation and planning of a future redevelopment by working with local government to reposition the property by
changing to alternate uses to take advantage of its downtown location.
2009-2010
PRINCIPAL
So Cal Realty Services, Woodland Hills, California
Created and developed a real estate consulting firm that specializes in property management issues such as lease review and
abstracting, CAM reconciliations, vendor contract review & negotiation, construction & project management, tenant & capital
improvements, leasing strategies, review property operations that included security, janitorial & parking issues and conducted
property walk-thru’s with on-site personal to ensure standards are met and are consistent.
As a member of the California Receiver Forum as a specialist in distressed properties, I’ve been involved in assessing the current
state of the asset and offer direction to lenders and attorneys in stabilizing the property’s operations.
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2006 – 2009
SENIOR ASSET MANAGER
Adler Realty Investments, Woodland Hills, California
Responsible for overseeing all activities performed by both in-house and contracted property management, property operations and
the financial performance of all real estate assets totaling over 1.5 million square feet located in Southern California. Performed
major role in the acquisition of properties from due diligence and the evaluation of current conditions, then directing the
repositioning of the asset continuing through leasing and physical improvements in order to meet the company’s goal of creating
added value through exemplary management.
Solely responsible for the establishment and organization of the company’s property management department, which was almost
non-existent and very limited in scope. Restructured regional and on-site operational staff, evaluated and hired qualified engineering
personnel that eliminated or reduced the need for outside vendor contracts.
Spearheaded the calculation, review and collection of Common Area Maintenance expense reconciliations that in some cases had
been delinquent for more than 3 years. Ensured that all upcoming and future reconciliations are completed and billed in a timely
manner to guarantee maximum return.
Preparation and monitoring of operating budgets, oversee all collection issues through and including the legal process if necessary.
Preparation of monthly and quarterly reports, and strategic goal planning to ensure that the asset is properly positioned.
Headed up leasing efforts for all properties, including negotiating and approving all leases in the Southern California portfolio.
Guided and instructed eight commercial brokerage firms resulting in over 150 retail, restaurant and offices leases being executed.
Primary liaison with architects, consultants and contractors for all Capital & Tenant Improvement work to ensure that projects were
completed within budget by incorporating value engineering methods where needed to ensure manageability upon completion.
2004 – 2006
DIRECTOR of PROPERTY MANAGEMENT
Sachse Real Estate Company, Beverly Hills, California
Complete responsibility of all property management and operational functions within a commercial real estate company providing
management and leasing services. Portfolio included 19 properties housing national and local retail tenants and office space. Also,
actively involved in the direction of due diligence for perspective purchases and sales.
Responsibilities included senior leadership for a team of property managers, accountants and support staff. Ultimate responsibility
for all property related matters including lease enforcement, tenant relations, property operations including negotiation and
implementation of service contracts and personnel.
Liaison to company leasing team that included eight sales people in cooperation with property management and related property
issues during negotiations to ensure that the lease transaction was complimentary toward the properties’ financial, operational and
marketing performance goals.
Assisted leasing and legal staff with Letters of Intent, Landlord Work Letters, lease negotiations and renewals. Direct oversight of
build-outs for tenant retail and office space. Involved in all Construction Meetings and ultimate point of contact for compliance with
local jurisdictions. Analyze, bid, budget and oversee all Capital Projects through completion.
Responsible to oversee formulation and implementation of annual Operating Budgets for each property that encompassed income
including rent with leasing projections, escalations, expirations and CAM calculations, operational expenses including contract
service costs, day to day repair issues, EOE’s and fixed expenses to ensure that ownerships’ goal of NOI is achieved. Oversee
preparation of monthly owner’s reports that included variance reports, aging reports, cash flow statements and distributions.
Responsible for all tenant legal issues that includes interaction with outside council in preparation of past due and collection notices,
evictions, preparation of lawsuits and ultimately the formulation strategy for collections.
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1995-2004
GENERAL MANAGER
Douglas Emmett
Sherman Oaks Galleria, Sherman Oaks, California
Oversee all aspects of property management for the Sherman Oaks Galleria, a mixed used development comprising of 700,000 sq.ft.
of office space in 4 office buildings and housing several major tenants, 300,000 sq.ft. of retail space, 4 full service restaurants and a
16 screen/4000 seat theater along with other specialized ancillary retailers.
Responsible for day to day operations of the property including a 3,500 space parking structure with annual revenues equaling $3.2
million. Negotiate services and contracts for several property wide vendors including janitorial services of $1.2 million annually,
security services of $1.1 million, elevator/escalator at $250,000 and landscaping at $200,000.
Involved in all facets of the entitlement process including re-zoning and change of land use. Primary liaison for all outside
consultants including architects, land use attorneys, homeowners groups, local council office and city building department to ensure
timely approvals. Directly responsible for the operational and management perspective during the initial design process of the new
Galleria project through its completion at a total project cost of over $150 million.
Ultimate responsibility for all retail and office leasing and marketing teams during renovation. Oversaw all leasing transactions from
negotiating Letters of Intent, Tenant Work Letters to lease preparation, negotiating final deal points through lease execution.
Lead person in all aspects of retail and office space tenant build outs during renovation. Responsibility included overseeing Landlord
work for Tenants in conjunction with base building construction. Landlord’s liaison to coordinate all tenant construction beginning
with direction in their design, assistance in their permit process and tenant contractor coordination in getting their space built in
conjunction with the Galleria’s overall completion schedule. Liaison to the Renovation Project Manager/General Contractor/Tenant
Designer to ensure all tenant requirements such as venting and stubs and any other of their improvements are addressed during initial
construction phase to avoid unnecessary cost overruns or delays.
Upon completion, responsibilities include senior leadership for a team of 5 department managers and their staff. Supervise the
preparation of annual budgets, forecasts, management plans, monthly performance and variance reports. Annual budget
reflected over $31 million of income, $10 million of operating expenses with an NOI of over $21 million.
Education
Rhode Island College of Photography – Photography
Rhode Island Junior College – Business Management
Professional
Memberships
Member – International Council of Shopping Centers
Member – BOMA
Member – California Receiver Forum
Holding a current California Real Estate License