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)

Duration: 12 Months

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