Physical Security Project Manager

Job Title: Physical Security Project Manager — DEC & Construction Administration

Location: Remote + Travel (Needs to be based in the greater San Francisco, CA; Seattle, WA; NYC, NY, or Washington DC area)

Role Scope: ~50% core Physical Security Project Management; ~50% program management of the DEC framework and construction administration.

Position Summary

Deliver physical security systems for new office and facility builds while owning construction administration and the Design Engineering Construction (DEC) framework as a program-level discipline. High parallel build volume across regions demands dedicated CA ownership: observation, commissioning, closeout, and post-First Day of Business (FDOB) service handoffs are defined project by project today, producing uneven handovers. This role standardizes them and runs the consolidated program view.

Key Responsibilities

Program Management | Construction Administration | Handover

• Develop and manage the DEC Framework — the standard sequence, gates, deliverables, roles, and decision rights governing every security build project
• Coordinate the global build program across regions, time zones, and concurrent projects rather than managing sites in isolation
• Build and own a consolidated dashboard and single source of truth for status, milestones, risks, budget position, and handover state; drive adoption across regions
• Establish the CapEx allocation framework and approval thresholds, including escalation paths, contingency policy, and change order authority
• Define the construction administration standard: site observation cadence, field report format, deficiency logging, and escalation thresholds
• Standardize commissioning across regions and integrators — pre-functional checks, acceptance test procedures, witness testing, and sign-off criteria
• Define closeout requirements (as-builts, O&M manuals, warranty, configuration records, record drawings) and post-FDOB service and maintenance handoffs, including SLA definition and escalation routing
• Author formal handover protocols with named accepting parties and documented sign-off; run post-handover reviews to confirm support, spares, and service coverage
• Manage specialized schedule dependencies (long-lead equipment, integrator mobilization, network and power readiness, landlord constraints) and build travel protocols and spare-parts / inventory planning into project plans

Project Delivery | Design Engineering | Construction Administration

• Own project schedules and plans, budgets, coordination, meeting documentation, and project document organization
• Produce RFPs and evaluate vendor proposals (design consultants, security integrators, service and manufacturer partners); manage purchase and change orders
• Lead the integration bid process: Contract Document packaging, RFP release, RFI response, interviews, recommendation, and award
• Oversee design engineering consultants to ensure Contract Documents are complete, coordinated, and aligned with Real Estate and GSIS requirements; manage cross-discipline coordination (architectural, electrical / fire alarm, network, AV/VC) and the backcheck process
• Lead construction kickoff, integration schedule and dependencies, recurring coordination meetings, and General Contractor interface
• Manage submittal and RFI review, on-site acceptance testing and commissioning, and punch list to integration sign-off
• Collect closeout documentation and manage operational training strategy with Regional Security Managers and Facilities stakeholders
• Evolve standard documentation, templates, checklists, and automations; own vendor KPIs and QBRs; report program status to the Physical Security DEC Manager

Qualifications

Specialization Experience

• Program management across a portfolio of concurrent construction projects in multiple regions, not solely single-project management
• Deep construction administration experience: submittals, RFIs, field observation, commissioning, punch list, and closeout on enterprise build programs
• Building and maintaining program dashboards and reporting in Smartsheet, Asana, MS Project, Procore, or Autodesk Construction Cloud
• Developing CapEx frameworks, approval thresholds, and budget governance for a capital program; PMP strongly preferred

Core Requirements

• 7+ years of project management experience, preferably in security, design, or construction
• Bachelor''s degree in Engineering, Construction Management, or related field; PMP, CAPM, PSP, or CPP preferred
• Proven track record managing multiple concurrent projects with budget, vendor, and stakeholder ownership
• Ability to interpret design and construction documents, building codes, and compliance requirements
• Global enterprise-scale corporate real estate deployments and enterprise Access Control, Video Surveillance & Management, Intercommunication, Radio, Visitor Management, and integrated security platforms
• Familiarity with cloud-based access control, facial authentication, AI/analytics, CPTED principles, network integration, and IP-based device deployment
• Tools: Google Suite, Bluebeam, Revit / AutoCAD, Asana, Smartsheet, MS Project, Procore, PlanGrid, Autodesk Construction Cloud
• Willingness to travel ~30% for site visits and commissioning

Personal Attributes

• Organized and detail-oriented; comfortable with ambiguity, competing priorities, and tight deadlines
• Strong critical thinking with a bias for action and the ability to pivot to "priority zero" items
• Excellent written, verbal, and interpersonal skills; able to work in active construction environments
• Systems thinker who builds repeatable process rather than re-solving the same problem project by project, and who drives adoption across regions without direct authority