Pre-
Construction Director / Sr. Estimator Impact Housing (IH) is a vertically integrated modular design-builder and developer headquartered in Southern California. Our mission is to continuously evolve the world's most sophisticated and efficient housing delivery system. We pursue this mission by reimagining every element of how multifamily projects are designed, manufactured, and builtdriving down costs, shortening schedules, and expanding access to high-quality housing for the people who need it most, whether through LIHTC or unsubsidized projects. To date this decade, the IH team has built or is actively developing close to 1,500 modular units demonstrating a scalable, repeatable path to affordability. With the capability to produce approximately 1,000 units per year today, IH is expanding to meet growing demand in San Diego, Los Angeles, and beyond. The Pre-
Construction Director / Sr. Estimator is responsible for leading and executing estimating and pre-
construction activities for modular and multifamily
construction projects from conceptual design through GMP and contract execution. This role develops and validates project budgets, evaluates cost and project risks, leads value engineering efforts, manages subcontractor and vendor pricing, and provides strategic cost guidance throughout the pre-
construction process. Key Responsibilities Lead estimating and pre-
construction activities from conceptual design through GMP, contract execution, and project handoff. Prepare and/or oversee conceptual, schematic, design development, GMP, and final
construction estimates. Analyze drawings, specifications, BIM models, logistics plans, and production requirements to develop complete project budgets. Lead quantity takeoffs and pricing for manufacturing, transportation, crane operations, site work, and field installation. Develop scopes of work and bid packages for subcontractors, vendors, and suppliers. Solicit, evaluate, level, and negotiate subcontractor and vendor proposals. Review and validate estimates, assumptions, allowances, contingencies, and project scopes for accuracy and completeness. Lead value engineering and identify cost-saving opportunities while maintaining quality, constructability, schedule, and design intent. Evaluate project risks including escalation, labor availability, material pricing, logistics, procurement, and schedule impacts. Prepare cost analyses, cash flow projections, budget updates, and cost reports throughout design progression. Lead and improve estimating standards, processes, cost databases, and historical benchmarking tools. Coordinate closely with Development, Architecture, Engineering, Manufacturing, Procurement, and
Construction teams throughout pre-
construction. Participate in and lead owner design coordination, constructability, and executive project review meetings. Assist with contract negotiations, procurement strategies, subcontractor buyout, and project transition to
construction. Provide technical guidance and mentorship to estimating and project team members. Support business development efforts through conceptual budgets, feasibility analysis, pricing narratives, and proposal support. Core Competencies Cost Management Pre-
Construction Leadership Strategic Thinking Value Engineering Cost Modeling Risk Assessment Negotiation Skills Collaboration Problem Solving Leadership podium and/or Type III/Type V
construction strongly preferred. Experience preparing conceptual, schematic, design development, and GMP estimates required. Experience managing subcontractor bidding, scope development, bid leveling, and negotiations. Experience with value engineering, constructability reviews, cost forecasting, and project risk assessment. Previous Senior Estimator, Pre-
Construction Manager, Director of Pre-
Construction, or comparable leadership experience preferred. Modular, prefabricated, or off-site
construction experience preferred. Required Skills Strong understanding of
construction means, methods, sequencing, and constructability. Advanced quantity takeoff, estimating, and cost modeling capabilities. Ability to interpret architectural, structural, civil, MEP, and shop drawings. Strong knowledge of subcontractor scopes, bid packages, bid leveling, and procurement. Strong Excel and
construction cost analysis skills. Ability to identify scope gaps, cost risks, and project exposures. Strong communication, negotiation, leadership, and presentation skills. Ability to manage multiple projects, estimates, and deadlines simultaneously. Preferred Knowledge Multifamily and podium
construction Modular and off-site
construction processes Conceptual and GMP estimating Value engineering and constructability
Construction scheduling Cost benchmarking and historical cost analysis Technical Knowledge
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