The Program Manager is responsible for the strategic planning, development, and execution of national programs supporting the reliability, security, compliance, and lifecycle performance of access control systems, vehicle gates, and overhead doors across the portfolio. This role leads capital replacement programs, modernization initiatives, compliance requirements, and system standardization efforts that protect customer access, operational continuity, and asset value.
The Program Manager converts asset condition, repair history, failure trends, security risks, regulatory requirements, and business priorities into disciplined programs with defined budgets, schedules, quality standards, and measurable outcomes. The role owns program delivery from concept through closeout and serves as the primary steward of the portfolio's capital roadmap, standards, governance, and long-term asset strategy.
Key Responsibilities
• Lead access control, vehicle gate, and overhead door replacements, retrofits, modernizations, and strategic initiatives from business case development through commissioning and closeout.
• Manage national capital programs for access control, gates, and overhead doors, including annual planning, monthly forecasts, budget submissions, commitments, variances, and risk reporting.
• Develop replacement-cycle forecasts and multi-year capital plans using asset age, condition assessments, failure history, cybersecurity considerations, compliance requirements, lifecycle cost analysis, and operational impact.
• Establish and maintain enterprise standards, specifications, approved products, operating requirements, bid packages, quality expectations, and closeout documentation for access control systems, gates, and overhead doors.
• Source, mobilize, and manage vendors supporting planned projects and modernization programs while ensuring schedule, budget, safety, cybersecurity, and quality objectives are achieved.
• Own compliance programs related to gate safety devices, automatic door and operator requirements, access control system requirements, jurisdictional inspections, audits, and record retention.
• Coordinate permitting, authority having jurisdiction (AHJ) requirements, utility coordination, communication infrastructure, site access, and construction schedules.
• Support acquisition due diligence through site inspections, condition assessments, security evaluations, risk identification, and capital investment recommendations.
• Identify and manage applicable utility rebates, security technology incentives, sustainability opportunities, and ESG reporting inputs related to system upgrades and modernization programs.
• Maintain program governance, financial controls, risk registers, project reporting, quality assurance processes, change management controls, and vendor performance metrics.
• Analyze gate outage trends, access control failures, overhead door performance data, and asset health indicators to prioritize investments and improve portfolio reliability.
• Partner with the Access Control, Gates & Overhead Door Operations Manager to leverage repair trends, service performance, and field intelligence while retaining ownership of capital programs, modernization initiatives, standards, and long-range planning.
Required Qualifications
• Bachelor's degree in Facilities Management, Construction Management, Engineering, Business, Project Management, or a related field, or equivalent combination of education and experience.
• 5+ years of program, project, facilities, construction, security systems, access control, gate, overhead door, or related infrastructure management experience.
• Proven experience leading capital projects from planning and scope development through bidding, contractor selection, execution, commissioning, and closeout.
• Experience managing national or multi-site programs involving access control systems, vehicle gates, overhead doors, automated entry systems, or related building technologies.
• Working knowledge of gate operators, access control hardware and software, card readers, keypads, telephone entry systems, rolling and sectional overhead doors, safety devices, and associated infrastructure.
• Experience coordinating permits, code compliance requirements, AHJ reviews, inspections, and remediation activities.
• Demonstrated ability to develop and defend capital plans using asset condition data, repair history, lifecycle analysis, risk assessments, and financial metrics.
• Ability to write detailed scopes of work, technical specifications, and bid packages that contractors can accurately price and execute.
• Strong vendor management experience, including performance management, contract administration, pricing negotiations, and quality assurance.
• Strong financial, analytical, project controls, communication, and executive reporting skills.
• Proficiency with Microsoft Excel, Power BI, CMMS platforms, project management software, and data analysis tools.
• Ability to travel as needed to support inspections, vendor reviews, capital projects, and acquisition due diligence activities.
Preferred Qualifications
• PMP (Project Management Professional), Certified Construction Manager (CCM), Facilities Management Professional (FMP), Certified Facility Manager (CFM), or similar credential.
• Experience managing large-scale access control, gate modernization, and overhead door replacement programs across a geographically dispersed portfolio.
• Experience with portfolio-level asset management, lifecycle planning, and capital forecasting.
• Familiarity with leading manufacturers and platforms such as LiftMaster, DoorKing, All-O-Matic, Automated Systems, Linear, PDK, Brivo, OpenPath, ButterflyMX, ButterflyMX Access, and related access technologies.
• Knowledge of UL 325 requirements, ASTM standards, ANSI standards, life-safety considerations, and other regulations governing automated gates and door systems.
• Experience evaluating emerging access technologies, remote monitoring solutions, cybersecurity considerations, and smart-property initiatives.
• Experience supporting mergers, acquisitions, facility assessments, and due diligence inspections.
• Advanced experience with Power BI, Power Query, Excel modeling, and asset-performance analytics.
• Experience developing enterprise standards, specification manuals, approved product lists, and vendor qualification programs.
Ideal Candidate Profile
The ideal candidate combines strong program management discipline with practical knowledge of access control systems, vehicle gates, and overhead doors. They are comfortable building long-range capital plans, managing national vendors, establishing standards, leveraging asset data to drive investment decisions, and executing initiatives that improve asset reliability, security, customer access, and operational efficiency across a large distributed portfolio.