Pre-Construction and Design Manager

📍 Job Overview

Job Title: Pre-Construction and Design Manager

Company: Onni Group of Companies

Location: Vancouver Corporate Office, British Columbia, Canada

Job Type: Full-time

Category: Pre-Construction & Design Management

Date Posted: 2026-08-31

Experience Level: 10+ Years

Remote Status: On-site

🚀 Role Summary

• Leads the comprehensive pre-construction and design lifecycle for major development projects, ensuring seamless integration of design intent with construction feasibility and commercial objectives.

• Manages and mentors the Interior Design department, setting standards and overseeing the execution of design deliverables across multiple concurrent projects and locations.

• Drives significant cost savings and efficiency improvements through rigorous value engineering and strategic procurement of construction materials and services.

• Orchestrates the end-to-end process of subcontractor pre-qualification, bidding, negotiation, and contract award, ensuring favorable terms and robust partnerships.

• Collaborates extensively with cross-functional teams, including development, construction, and field operations, to ensure project alignment from inception through to construction handoff.

📝 Enhancement Note: This role is critical in bridging the gap between architectural vision and constructible reality, requiring a blend of technical design understanding, sharp commercial acumen, and strong leadership capabilities. The emphasis on multi-city travel and managing a department indicates a senior-level position with significant responsibility for process standardization and team performance.

📈 Primary Responsibilities

• Design Coordination & Oversight: Coordinate with external architects, engineers, and consultants, and directly manage internal and external interior design teams to ensure all designs align with client intent, adhere to building codes, and meet stringent safety standards.

• Departmental Management: Oversee the Interior Design department's operations, including resource allocation, workflow management, and performance evaluation, ensuring company design standards are consistently applied throughout the pre-construction phase.

• Pre-Construction Schedule & Workflow: Direct the pre-construction schedule, optimize resource allocation, and manage workflow processes to guarantee timely and efficient handoffs to construction teams, minimizing project delays.

• Procurement & Supply Chain Management: Ensure the efficient procurement of construction materials and services, track supply chain conditions, lead times, and proactively integrate this intelligence into project planning and risk mitigation strategies.

• Value Engineering Leadership: Lead comprehensive value engineering initiatives to identify and implement cost-saving alternatives and constructability improvements without compromising the quality or aesthetic integrity of the final product.

• Subcontractor & Vendor Management: Manage the entire subcontractor lifecycle, including pre-qualification, detailed bidding processes, negotiation of terms, and formal contract award, ensuring competitive pricing and reliable partnerships.

• Pricing & Negotiation: Negotiate pricing agreements and develop strategic procurement plans for all construction and design products, actively cultivating and maintaining strong, long-term supplier relationships.

• Standards & Procedures: Develop, update, and enforce design standards, company policies, and drawing procedures to enhance efficiency, consistency, and quality across all projects.

• Drawing Review & Alignment: Conduct thorough reviews and edits of architectural and design drawings to ensure perfect product alignment with company standards, design intent, and overall project objectives.

• Cross-Functional Collaboration: Work closely with construction, development, and design teams to define and specify requirements for amenities, suites, and common areas, ensuring cohesive project execution.

• Project Handoff: Facilitate a smooth and comprehensive project handoff to Project Management and Field Operations teams, ensuring all critical project data, identified risks, and finalized schedules are clearly communicated.

• Travel: Regularly travel to multiple project sites and city offices across North America to oversee operations, conduct site visits, and engage with local teams and stakeholders.

📝 Enhancement Note: The responsibilities highlight a dual focus on strategic oversight (value engineering, standards development, procurement strategy) and tactical execution (subcontractor bidding, drawing review, schedule management). The requirement for regular travel across multiple cities underscores the need for strong logistical management and adaptability.

🎓 Skills & Qualifications

Education:

• Bachelor's degree in a related field such as Engineering, Architecture, Construction Management, or Interior Design. Experience:

• 10–15 years of progressive experience in pre-construction management, estimating, construction management, or design coordination.

• Direct experience managing interior design teams and deliverables is highly advantageous. Required Skills:

• Pre-Construction Expertise: Deep understanding of the entire pre-construction lifecycle, from design development to subcontractor award.

• Value Engineering & Cost Control: Proven ability to identify and implement cost-saving measures and constructability improvements.

• Tendering & Negotiation: Excellent tendering, negotiation, and contract award skills with a strong track record of securing favorable terms.

• Procurement & Supply Chain Acumen: Profound knowledge of procurement strategies, pricing agreements, and effective supply chain and lead-time management.

• Analytical & Problem-Solving Skills: Strong analytical capabilities to assess project risks, costs, and schedules, coupled with effective problem-solving approaches.

• Design Fluency: Ability to review and edit drawings, ensuring alignment with company standards and design intent.

• Team Leadership: Proven ability to lead and mentor multidisciplinary teams, including direct reports within the Interior Design department.

• Software Proficiency:

  • Proficient with drawing and editing packages.
  • Expertise in estimating software.
  • Strong working knowledge of BIM/Revit and AutoCAD.
  • Familiarity with project management platforms.

• Communication: Excellent verbal and written communication skills for effective stakeholder management and team collaboration.

• Mobility: Valid driver's license and access to a vehicle; willingness and ability to travel regularly between cities and project sites.

Preferred Skills:

• Interior Design Background: Direct experience or a strong portfolio in interior design coordination or management.

• Multilingualism: Proficiency in additional languages is considered a strong advantage, facilitating communication across diverse teams and markets.

• Advanced Software Skills: Experience with advanced BIM functionalities or other specialized design/construction software.

📝 Enhancement Note: The requirement for 10-15 years of experience, coupled with specific software proficiencies like BIM/Revit and AutoCAD, indicates a need for a candidate with a solid technical foundation. The emphasis on negotiation, procurement, and value engineering points to a commercial focus essential for this role.

📊 Process & Systems Portfolio Requirements

Portfolio Essentials:

• Value Engineering Case Studies: Showcase specific examples of value engineering initiatives undertaken, detailing the proposed changes, cost savings achieved, and impact on project quality or functionality.

• Procurement Strategy Examples: Document instances where strategic procurement led to significant cost reductions, improved lead times, or enhanced supplier relationships.

• Design Standard Implementation: Present examples of how you have developed or implemented design standards and procedures to improve efficiency and consistency in pre-construction phases.

• Negotiation & Contract Award Examples: Include anonymized examples of successful subcontractor or vendor negotiations, highlighting key terms secured and the process followed.

• Project Lifecycle Documentation: Demonstrate your ability to manage and document the pre-construction lifecycle, from initial design coordination to final handoff to construction teams.

Process Documentation:

• Workflow Design & Optimization: Provide evidence of designing and optimizing pre-construction workflows to enhance efficiency, reduce bottlenecks, and improve inter-departmental communication.

• System Implementation & Automation: Detail any experience in implementing or leveraging project management, BIM, or estimating software to automate processes, improve data accuracy, and streamline operations.

• Performance Measurement & Analysis: Illustrate how you track and analyze pre-construction performance metrics, such as cost variances, schedule adherence, and design change order frequency, to drive continuous improvement.

📝 Enhancement Note: For this role, a portfolio should clearly demonstrate a candidate's ability to translate strategic thinking into tangible process improvements and quantifiable results in pre-construction and design management. Emphasis should be placed on how they have driven efficiency, cost savings, and quality through structured processes and effective system utilization.

💵 Compensation & Benefits

Salary Range: $120,000 - $180,000 CAD per year This range is based on the provided information and industry benchmarks for Pre-Construction and Design Managers with 10-15 years of experience in a major Canadian metropolitan area like Vancouver. Factors influencing the exact offer will include specific experience, qualifications, and the candidate's demonstrated impact.

Benefits:

• Comprehensive Health & Dental Coverage: Includes medical, dental, vision, and prescription drug coverage.

• Retirement Savings Plan: Often includes employer matching contributions (e.g., RRSP matching).

• Paid Time Off: Generous vacation days, personal days, and statutory holidays.

• Professional Development: Opportunities for ongoing training, certifications, and attendance at industry conferences.

• Employee Assistance Program (EAP): Confidential counseling and support services.

• Performance Bonuses: Potential for bonuses based on individual and company performance.

• Travel Allowances: Reimbursement or provision for travel related to multi-city project oversight.

Working Hours:

• Standard 40-hour work week, typically Monday to Friday.

• Flexibility may be required to accommodate project deadlines, client needs, and travel schedules.

📝 Enhancement Note: The salary range provided is competitive for a senior role in Vancouver's construction and development sector. Benefits are standard for a large, established company like Onni Group, with potential for performance-based incentives reflecting the role's impact on project profitability. The mention of travel indicates potential allowances or reimbursements for expenses incurred.

🎯 Team & Company Context

🏢 Company Culture

Industry: Real Estate Development and Construction

Company Size: Large (500+ employees)

Founded: Over half a century ago, indicating a stable and experienced organization with a long-standing reputation in the market.

Team Structure:

• Departmental Leadership: This role directly oversees the Interior Design department, implying a structure where design functions are centralized and managed by this position.

• Cross-Functional Collaboration: Expected to work closely with development managers, project managers, construction leads, and field operations teams, forming a matrixed project environment.

• Reporting: Likely reports to a senior executive such as a VP of Development, VP of Construction, or Chief Operating Officer, given the strategic nature and scope of pre-construction management.

Methodology:

• Quality & Innovation Focus: Onni emphasizes quality construction, innovation, sustainability, and customer satisfaction, suggesting a culture that values high standards and forward-thinking approaches in its operations.

• Data-Driven Decision Making: The role's responsibilities in value engineering, cost control, and supply chain management imply a reliance on data analysis to inform strategic decisions.

• Process Standardization: The mandate to set and update design standards and drawing procedures indicates a drive towards operational efficiency and consistency across projects.

Company Website: https://www.onni.com/about/

📝 Enhancement Note: Onni Group's long history and expansive North American presence suggest a well-established operational framework. The company culture appears to value excellence, innovation, and customer satisfaction, which will likely translate into expectations for high performance and a commitment to quality in the Pre-Construction and Design Manager role.

📈 Career & Growth Analysis

Operations Career Level: Senior Management / Director Level

This role represents a senior position within the company's development and construction operations. It requires extensive experience and strategic oversight, managing both a department and critical project phases. The scope includes high-stakes negotiations, significant financial impact through value engineering and procurement, and leadership of a specialized team.

Reporting Structure:

The Pre-Construction and Design Manager will likely report to a senior executive responsible for development or construction operations (e.g., VP of Development, VP of Construction, COO). This position will have direct reports within the Interior Design department and will collaborate extensively with project-level management and field operations teams.

Operations Impact:

This role has a profound impact on project profitability and success by:

• Cost Control: Directly influencing project budgets through effective value engineering and procurement negotiations.

• Schedule Adherence: Ensuring timely completion of pre-construction phases to prevent downstream construction delays.

• Quality Assurance: Upholding design standards and constructability, impacting the final product's quality and market appeal.

• Risk Mitigation: Identifying and managing design and supply chain risks early in the project lifecycle.

• Brand Reputation: Contributing to Onni's reputation for quality, innovation, and customer satisfaction through well-executed designs and efficient project delivery.

Growth Opportunities:

• Director of Pre-Construction/Design: Potential to expand responsibilities to oversee all pre-construction activities across a broader portfolio or geographic region.

• VP of Development/Construction: Advancement to a higher executive level, taking on broader strategic responsibilities for the company's development pipeline.

• Specialized Leadership: Opportunity to become a subject matter expert in specific areas like sustainable design integration or advanced construction technologies within the company.

• Mentorship & Training: Role in developing junior pre-construction staff and interior designers, fostering internal talent.

📝 Enhancement Note: This is a pivotal role for career progression in the real estate development sector. Success here can lead to executive leadership positions, offering significant influence over company strategy and project execution. The emphasis on multi-city management and departmental leadership prepares individuals for broader operational oversight.

🌐 Work Environment

Office Type: Corporate Office Environment

The role is based at the Vancouver Corporate Office, suggesting a professional office setting designed for administrative, strategic, and collaborative work. This environment typically includes office spaces, meeting rooms, and potentially shared workspaces.

Office Location(s):

Vancouver Corporate Office, British Columbia, Canada. Given the multi-city nature of the role, frequent travel to other Onni Group offices and project sites in cities such as Toronto, Los Angeles, Seattle, Phoenix, and Chicago is expected.

Workspace Context:

• Collaborative Hub: The corporate office serves as a central point for strategic planning, inter-departmental meetings, and coordination with design and development teams.

• Technological Infrastructure: Access to necessary operational tools, software (BIM, AutoCAD, estimating software), and communication platforms to support pre-construction management and design coordination.

• Team Interaction: Opportunities for direct interaction with senior leadership, development teams, and support staff, fostering a dynamic and connected work environment.

Work Schedule:

• Primarily a standard 40-hour work week (Monday-Friday).

• The role demands significant flexibility due to regular travel requirements and the dynamic nature of large-scale development projects. This may involve extended hours, early starts, or late finishes, particularly during critical project phases or travel periods.

📝 Enhancement Note: While the primary base is a corporate office, the significant travel component means the "work environment" extends to various project sites and other company offices. Candidates should be comfortable with a hybrid on-site/travel-intensive work arrangement and possess strong time management skills to balance office duties with on-the-ground project oversight.

📄 Application & Portfolio Review Process

Interview Process:

1. Initial Screening: HR or a recruiter will review applications to assess basic qualifications, experience alignment, and cultural fit. Candidates may be asked to provide initial salary expectations.

2. Hiring Manager Interview: Typically with the VP of Development or Construction. This interview will focus on in-depth experience, technical skills, leadership approach, and strategic thinking related to pre-construction and design management.

3. Team/Peer Interviews: Meetings with key stakeholders from development, construction, and potentially design teams. This assesses collaboration style, communication effectiveness, and ability to integrate into existing project teams.

4. Portfolio Review & Case Study: Candidates will likely present a curated selection of their work, focusing on specific pre-construction projects, value engineering successes, procurement strategies, and design coordination examples. A case study or problem-solving exercise related to a complex pre-construction scenario may also be presented.

5. Final Interview: Potentially with a more senior executive (e.g., COO) for final approval, focusing on overall strategic alignment and long-term vision.

Portfolio Review Tips:

• Quantify Achievements: For each project or initiative presented, clearly articulate the results using metrics (e.g., percentage of cost savings from value engineering, reduction in lead times, number of subcontractors managed).

• Showcase Process: Detail the methodologies and processes you employed for design coordination, value engineering, tendering, and contract negotiation. Explain why you chose those approaches.

• Demonstrate Leadership: Highlight instances where you led teams, managed complex negotiations, or influenced project direction through your pre-construction expertise.

• Tailor to Onni: Research Onni Group's recent projects and their stated values (quality, innovation, sustainability). Frame your portfolio examples to demonstrate how your skills align with their current priorities and challenges.

• Visual Clarity: Use clear, concise visuals (drawings, charts, timelines) to support your explanations. Ensure any sensitive project details are anonymized.

Challenge Preparation:

• Value Engineering Scenario: Be prepared to analyze a hypothetical project scenario and propose specific value engineering solutions, justifying your recommendations based on cost, constructability, and impact on design intent.

• Negotiation Simulation: Practice articulating your negotiation strategy for a challenging subcontractor bid or procurement deal. Focus on identifying key leverage points and desired outcomes.

• Design Conflict Resolution: Anticipate questions about resolving conflicts between design intent, building codes, and budget constraints. Outline your approach to finding practical solutions.

📝 Enhancement Note: The interview process is designed to assess not only technical proficiency but also leadership, strategic thinking, and collaborative capabilities. A strong, well-documented portfolio that showcases tangible results and a clear understanding of process will be crucial for success.

🛠 Tools & Technology Stack

Primary Tools:

• BIM/Revit: Essential for 3D modeling, clash detection, visualization, and coordination with design and construction teams. Proficiency is expected for reviewing and editing models.

• AutoCAD: Standard for 2D drafting and design review.

• Estimating Software: Specific software used for cost estimation, bid analysis, and budget tracking (e.g., Timberline, HCSS, or proprietary systems).

• Project Management Platforms: Tools like Procore, Oracle Aconex, or similar for managing project documentation, schedules, communication, and workflows.

Analytics & Reporting:

• Spreadsheet Software (Excel): Advanced proficiency required for data analysis, financial modeling, cost tracking, and generating custom reports.

• Business Intelligence (BI) Tools: Familiarity with tools like Tableau or Power BI for creating dashboards and visualizing project data, trends, and performance metrics.

• ERP Systems: Potential exposure to enterprise resource planning systems for integrated financial and operational management.

CRM & Automation:

• CRM Systems (e.g., Salesforce, Microsoft Dynamics): While primarily sales tools, understanding how CRM data can inform development and construction planning (e.g., market demand, unit specifications) can be beneficial.

• Workflow Automation Tools: Experience with tools that can automate aspects of document management, approvals, or communication within the pre-construction process.

• Document Management Systems: Secure platforms for storing, organizing, and accessing project documentation, drawings, and contracts.

📝 Enhancement Note: Proficiency in BIM/Revit and AutoCAD is non-negotiable for design review and coordination. A strong command of estimating software and project management platforms is critical for managing the pre-construction process efficiently. Experience with data analysis and reporting tools will be key for demonstrating value through insights and performance tracking.

👥 Team Culture & Values

Operations Values:

• Excellence & Quality: A commitment to high standards in construction, design, and project execution, reflecting Onni's long-standing reputation.

• Innovation: Embracing new technologies, methodologies, and design approaches to improve project outcomes and market competitiveness.

• Collaboration: Fostering a team-oriented environment where open communication and mutual support are encouraged across departments and project teams.

• Efficiency & Accountability: Driving operational efficiency through optimized processes and holding individuals and teams accountable for their contributions and results.

• Customer Focus: Ultimately building communities for people to live, work, and play, emphasizing user experience and satisfaction in all aspects of development.

Collaboration Style:

• Cross-Functional Integration: The role demands strong collaboration with Development, Construction, Legal, and Finance departments to ensure all project aspects are aligned and integrated seamlessly.

• Proactive Communication: Encouraging open dialogue and regular updates to stakeholders, proactively addressing potential issues and seeking input from various disciplines.

• Constructive Feedback Culture: A willingness to provide and receive constructive feedback on designs, processes, and project strategies to foster continuous improvement.

• Knowledge Sharing: Promoting the sharing of best practices, lessons learned, and industry insights across teams to elevate overall operational performance.

📝 Enhancement Note: Onni Group's emphasis on quality, innovation, and customer satisfaction suggests a culture that values high performance and continuous improvement. The Pre-Construction and Design Manager will need to be a strong collaborator, adept at navigating inter-departmental dynamics and driving consensus towards project success.

⚡ Challenges & Growth Opportunities

Challenges:

• Multi-City Coordination: Managing diverse teams, varying local regulations, and distinct market conditions across multiple cities presents a significant logistical and communication challenge.

• Supply Chain Volatility: Navigating fluctuating material costs, lead times, and potential shortages requires proactive risk management and agile procurement strategies.

• Balancing Design & Budget: The inherent tension between achieving high-quality design aesthetics and adhering to strict project budgets requires skilled negotiation and creative problem-solving.

• Rapid Technological Evolution: Keeping pace with advancements in BIM, construction technology, and design software necessitates continuous learning and adaptation.

• Stakeholder Alignment: Ensuring alignment among a wide range of stakeholders, including internal teams, external consultants, subcontractors, and potentially community groups, can be complex.

Learning & Development Opportunities:

• Advanced BIM & Design Software Training: Opportunities to deepen expertise in cutting-edge design and modeling technologies.

• Leadership & Management Workshops: Developing skills in team leadership, negotiation, and strategic planning tailored for senior operational roles.

• Industry Conferences & Seminars: Attending events focused on construction innovation, sustainable development, and real estate trends to stay abreast of industry best practices.

• Mentorship Program: Potential to be mentored by senior executives or to mentor junior team members, fostering leadership growth.

• Exposure to Diverse Projects: Gaining experience across various project types (residential, commercial, mixed-use) and geographic markets, broadening professional expertise.

📝 Enhancement Note: This role offers significant opportunities for professional growth by tackling complex challenges in a dynamic, multi-faceted industry. The company's commitment to innovation and employee development suggests a supportive environment for acquiring new skills and advancing one's career.

💡 Interview Preparation

Strategy Questions:

• "Describe your approach to leading a multi-city pre-construction team. How do you ensure consistency and quality across different locations?" (Focus on communication protocols, standardized processes, and remote team management techniques.)

• "Walk me through a complex value engineering initiative you led. What was the challenge, what solutions did you propose, and what was the quantifiable outcome?" (Prepare a detailed case study with specific numbers and your role.)

• "How do you balance the demands of design excellence with strict budget constraints and project timelines? Provide an example." (Highlight your negotiation skills, creative problem-solving, and ability to find compromises.) Company & Culture Questions:

• "What do you know about Onni Group's recent projects and our commitment to quality and innovation?" (Research their portfolio and recent news to demonstrate genuine interest.)

• "How would you contribute to our company culture, which values collaboration and efficiency?" (Align your work style with their stated values, emphasizing teamwork and process optimization.)

• "How do you measure the success of your pre-construction and design management efforts, beyond just budget and schedule?" (Discuss metrics related to design quality, constructability, risk mitigation, and stakeholder satisfaction.) Portfolio Presentation Strategy:

• Structure Your Narrative: Organize your portfolio around key themes like Value Engineering Successes, Procurement Strategies, Design Coordination, and Team Leadership.

• Focus on Impact: For each example, clearly articulate the problem, your solution, the process you followed, and the measurable results. Use strong action verbs.

• Be Ready for Deep Dives: Anticipate detailed questions about your technical contributions, the software you used, and the challenges you overcame.

• Showcase Adaptability: If possible, include examples that demonstrate your ability to adapt to different project types, markets, or unexpected challenges.

• Practice Your Delivery: Rehearse your presentation to ensure it is concise, engaging, and within the allotted time. Be prepared to answer questions professionally and thoughtfully.

📝 Enhancement Note: Interview preparation should focus on demonstrating a blend of strategic thinking, technical expertise, strong leadership, and a quantifiable track record of success in pre-construction and design management. Tailoring responses to Onni Group's specific projects and values will be critical.

📌 Application Steps

To apply for this Pre-Construction and Design Manager position:

• Submit your application through the provided link on the job posting. Ensure your resume and any other requested documents are attached.

• Customize your Resume: Tailor your resume to highlight experience directly relevant to pre-construction management, value engineering, design coordination, procurement, and team leadership, using keywords from the job description. Quantify your achievements wherever possible.

• Prepare Your Portfolio: Curate a selection of your best work, focusing on case studies that demonstrate your impact in value engineering, cost control, design integration, and successful contract negotiations. Ensure it's well-organized and visually presentable.

• Research Onni Group: Familiarize yourself with Onni's portfolio, recent projects, company values, and market presence. Understand their approach to development and construction.

• Practice Interview Responses: Prepare to discuss your experience using the STAR method (Situation, Task, Action, Result) for behavioral questions, and be ready to present your portfolio and discuss hypothetical scenarios related to pre-construction challenges.

⚠️ Important Notice: This enhanced job description includes AI-generated insights and operations industry-standard assumptions. All details should be verified directly with the hiring organization before making application decisions.

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