Project Manager I in Charleston, South Carolina at The Beach Company

Established in 1963, Gulf Stream Construction Company is a turnkey site contractor based in Charleston, SC operating on projects across South Carolina and coastal Georgia. We build high-quality projects alongside the very best subcontractors while maintaining a cost-efficient, timely approach to our work.

If you thrive in a fast paced environment, enjoy a challenge, and want to join a growing, family-owned construction company, we want to meet you!

Dedicated. Innovative. Relentless. Trusted. This is Gulf Stream.

The Project Manager I is an independent Project Manager responsible for planning and delivering assigned low-to-moderate complexity site construction projects from kickoff through closeout, with escalation support for high-risk issues. The PM I owns day-to-day project execution, including schedule, budget, quality, safety coordination, client satisfaction, subcontractor/vendor coordination, project communications, billing, change orders, cost reporting, and closeout.

Responsibilities of the Project Manager I

• Attend all project turnover meetings with the estimator; review bid estimate, define scope, and ensure successful project kickoff.
• Determine scope of work and deliverables by reviewing plans, specifications, and shop drawings independently.
• Develop and maintain the project schedule, including staffing plans and material tracking logs.
• Execute project buyout for assigned projects using standard company processes; write and manage routine contracts and purchase orders with escalation for exceptions, unusual terms, or major commitments.
• Directly manage submittal workflows for assigned projects, ensuring items are reviewed, stamped, submitted, tracked, and escalated when approvals threaten schedule or quality.
• Issue and manage RFIs for assigned projects; track responses, coordinate resolution, and escalate unresolved or high-impact items.
• Ensure necessary permits, approvals, PUPS requirements, and other regulatory prerequisites are in place prior to construction commencement, coordinating with APMs and Project Coordinators according to company workflow.
• Manage day-to-day owner, engineer, GC, subcontractor, and vendor communication; negotiate routine change orders and escalate high-risk disputes or commitments.
• Communicate daily with superintendents and office staff on activities, change orders, resources, materials, and staffing.
• Coordinate with superintendents and field leadership through regular site visits to verify alignment with project specifications, budget, schedule, quality, and safety expectations.
• Review and debrief with your superintendents and field leadership all reports received from the safety division pertaining to your assigned projects.
• Monitor safety, environmental, and regulatory compliance across assigned project load and ensure corrective actions are documented and closed.
• Prepare monthly payment applications and coordinate billing support; resolve routine billing issues and escalate material disputes or collection risks.
• Prepare monthly cost reports, review cost codes, update forecasts, and identify budget or margin risks for assigned projects.
• Manage assigned project budgets within established financial targets; ensure timely invoicing, receivables follow-up, and margin protection.
• Coordinate with the Project Coordinator and administrative staff by sharing approved project information and routing administrative processing tasks according to company workflow.

Education & Experience Required of the Project Manager I

• Bachelor’s degree in civil engineering or a related field required.
• Minimum 3–5 years of project management experience in site construction required.
• Proficiency in B2W and ViewPoint software preferred.
• Demonstrated ability to manage low-to-moderate complexity projects independently required.

Benefits Available to the Project Manager I

• Two medical plan options
• Dental, Vision, Disability, Life, Identity Theft, and More!
• 401k with maximum company match
• Generous Vacation and PTO
• Employee development opportunities and tuition assistance
• Paid Parental Leave