THE OWNERSHIP STRUCTURE

When developing and/or financing land, the ownership structure of the purchaser/borrower is of significant importance to both the lender and to the purchaser/borrower and requires careful consideration. The ownership structure can be more complicated or layered depending on the nature of the development and the financial, strategic and tax objectives of the purchaser.

There are various forms of ownership structures, some involving single purpose corporations, partnerships, joint ventures, co-tenancies or trusts. Mixed use developments often require more complicated ownership structures, particularly where the various elements of the development will be retained or operated by different parties. For example, if the objective of the purchase is for development and sale, a simple ownership structure might be most appropriate whereby a bare trustee or nominee owns the land (with or without significant assets) holding the land for an underlying (usually undisclosed) beneficial owner.

However, when purchasing the land but retaining all or part of the developed property as an income source, a multi-layered ownership structure where the beneficial owner is “buried” under different entities for tax purposes, as well as for lower risk exposure, may be more appropriate. Further, where the purchaser is interested in certain types of business operation, a partnership or joint venture structure may be more appropriate to bring the experienced developer client together with the additional resources needed for that particular type of project.

From a risk tolerance perspective, it is important to consider the position of each entity in the ownership structure and how it may be exposed to financial or other risks through its involvement in the development. Distinct from contractual or financial liabilities or obligations under the lender’s security documentation, there may be other legally binding or statutory obligations that arise under legislation applicable to the development to be considered, such as for example, under the Construction Lien Act, the Condominium Act, 1998, employment or planning legislation and/or other applicable legislation. All of these issues should be canvassed thoroughly with your solicitor when planning your next development. In summary, before finalizing the purchase agreement, give careful consideration to the proposed ownership structure and the financial status and business nature of the entity(ies) that will act as title holder, beneficial owner, borrower, guarantor or business operator. Consider these four points for each entity involved in the ownership structure:

1. What is this entity’s financial strength and assets – will these be sufficient? Do the assets need protection?
2. What are its present and future borrowing needs – how will these be impacted by its involvement in this development?
3. What are the entity’s risks if involved – financial or otherwise? Are these risks appropriate or reasonable?
4. Consider the business of each corporate entity – how will its relationship in this project affect its business objectives.

THE INTERNAL MANAGEMENT TEAM

The Management Team was founded on the following set of key principals, which have helped us grow into one of the top full service commercial real one.
We strive to maintain our success by:

• Providing superior property management, including unparalleled accounting methods
• Maintaining all properties in excellent condition
• Giving each owner, tenant, and property individual attention
• Maximizing the property owner's rate of return on their asset(s)

The Management Team provides a comprehensive range of services to property owners that maintain costs and maximize their rate of return on their investment. As a full service Commercial Real Estate Company we specialize in:

• Acquisitions and Disposal of Assets
• Detailed Marketing & Research
• Property Management
• Leasing
• Accounting and Bookkeeping Services

Some project managers believe that project management and change management are indivisible and must be managed by the same team, with the project team being the group which knows the project best. In addition, dedicating human resources specifically to change management involves considerable additional cost which is not always taken into account when budgeting for the project. Nevertheless, in this situation, the project team is the master and creator of the solution developed by them which makes it more difficult for them to question certain functionalities. In addition, the project team risks considering only those change proposals which have little influence on the team's overall workload. Finally, there is a strong possibility that change management actions may be neglected in favour of project management, especially at busy periods.
Organizational Management is fundamental to creating an environment that supports continuous improvement of individuals and their organizations to better provide for the communities they serve. Every organization needs a leader with a clear understanding of the issues facing their organization and is prepared to implement them while maintaining operational functions, developing employee skills, and managing human resources. This topic area includes human resources checklists, sample evaluations, and plans for efficient business operations.

Communication
Communication is a process by which information is exchanged between individuals through a common system of words, symbols, signs or behavior. Communication in organizational management, or internal communication, can take the shape of formal or informal dialog or tactics. Some tactics may include meetings, emails, or newsletters and are intended to keep staff members up-to-date on internal relations, board and management decisions, and to organize staff communication.

Human Resources
Human Resources ensures the personnel policies and practices are applied fairly and consistently to protect and provide staff and volunteers with a safe work environment conducive to productivity. It is responsible for the organization’s compliance with an array of state and federal laws and manages the organization’s compensation and benefit plans along with many other duties. Having an understanding of human resources management is essential to healthy organizational development.

Legal Considerations
Legal Considerations are the factors governing sound judgment and lawful decision-making. An organization must be aware of the responsibilities and obligations entrusted in it to minimize legal ramifications and lawsuits. Organizational management must design appropriate internal policies and contractual agreements that meet the compliance requirements to a number of state and federal laws. It is up to the organization to prevent abuses and apply personnel policies with consistently.

Management
Management philosophically and operationally governs an entire organization, moving it toward its intended goal. Under organizational management rests the components that keep it cohesive and on track with its mission such as planning, organizing, leading and controlling.

Organizational Development
Organizational Development is the process of developing the internal capacity for a board and staff to manage a nonprofit organization most effectively and efficiently while pursuing its mission. The process should involve all aspects of the organization and include all staff members, with a focus on improving effectiveness and enhancing the organization’s sustainability.

Staff Development
Staff Development is the process of improving the skills and performance of the organization’s employees through a variety of formal and informal activities. Coaching, mentoring, constructive feedback, continuing education, interpersonal skills development, and other types of professional development and training are typical methods used to achieve increased productivity and a higher level of employee engagement and commitment to the organization and its mission.

HUMAN RESOURCES NEEDS

MANAGER
STORE MANAGER RESPONSIBILITIES:

A Store Manager is responsible for overall management of the store. The Store Manager executes company policies, procedures and programs required to manage the store and meet or exceed sales and gross margin goals.

Primary Responsibilities include:

• Sales Management
• Policies & Procedures
• Staffing/Scheduling
• Training/Store Communication
• Supervision of Operations
• Sales Floor Presentation
• Inventory Control
• Gross Margin/Loss Prevention
• Controllable Expenses/Income
• Direct Supervision of total store and Customer Service

Job Requirements:

• Ideal candidates will possess the following qualifications:
• Currently a Co-Manager or Assistant Store Manager for a large store (Big Box) retailer.
• Minimum 3-years retail management experience.
• Experience in a multi-million dollar retail store in a mass merchandising environment is a plus.
• Demonstrated commitment to retail throughout career.
• Solid management skills, including Planning & Organizing, Adaptability/Flexibility, and Oral and Written Communication skills.
• High Energy and a Sense of Urgency

ACCOUNT CLERK

Basic Function
Under supervision, performs a variety of clerical accounting work in support of the various functions in the Accounting Department. Primary Responsibilities include :

• Verifies quantities, amounts, and prices indicated on invoices for authorization with the
• Purchase Order System using computer keyboard
• Enters vendor invoice information, including identification numbers, quantities, amounts, and dates into Accounts Payable System
• Identifies errors in purchasing or receiving information for correction on purchase orders
• Researches payment records to verify outstanding invoices, prepares invoices for transmittal and/or filing Accounts Receivable
• Prepares invoices for billing purposes
• Prepares statements of accounts for outstanding invoices
• Prepares aging of receivable reports
• Establishes and maintains files and record systems

Job Requirements:

• Basic accounting methods, principles, and practices
• Clerical accounting functions in the area of payroll, accounts payable, and receivable
• Basic arithmetic

Ability to:

• Perform clerical accounting work
• Post and verify numerical data
• Balance journal entries
• Balance and audit accounting information
• Read, post, and verify data
• Perform simple arithmetical computation and tabulates figures with speed and accuracy
• Proofread work and identify and correct errors
• Follow oral and written instructions

Minimum Qualifications:
Potential candidates interested in the Account Clerk position MUST meet the following requirements:

• Diploma in Accounting and one (1) year experience performing responsible clerical accounting duties in the areas of accounts receivable and accounts payable.

LORRY DRIVER

Responsibility

• Applicants must be willing to travel
• Honest, discipline, punctuality and independent.
• Reliable and hardworking.
• Full time position available
• Basic salary RM1500.00, Allowance and Overtime.

Requirements:

• To delivery goods customer order (furniture)
• Candidate must possess holding class GDL license.

Tool Repair Technician

Tool Repair Technician - power tools, hand tool
Tool Repair Technician - Small Power Tools Tech - Tool Repair Training, licenses and/or certificates a plus
If you have 2+ years experience as a Tool Repair Tech working on small power tools

Requirements:

• 2+ years experience as a Tool Repair Tech working on small power tools
• Training, licenses and/or certificates in tool repair from tool manufacturers strongly preferred.
• Good mechanical aptitude required.
• Ability to pass a criminal background investigation
• General tool repair knowledge required.
• Work experience with power tool repairs required.
• Good written and verbal communication skills.

The following are strongly desired:

• Experience in building material distribution, construction or related industry a plus.
• Primary Responsibilities include:
• Observe the equipment in operation to test and troubleshoot problems.
• Repair or replace defective parts.
• Lubricate and clean parts.
• Respond to tool repair phone calls and questions.
  
• Required Skills:

• Power tools, Greenlee, certificates, tape tech,
• If you are a good fit for the Tool Repair Technician - power tools, Greenlee position, and have a background that includes:
• power tools, Greenlee, certificates, tape tech, and you are interested in working the following job types:
• Skilled Labor - Trades, Admin, Clerical, Construction

ASSISTANT STORE MANAGER

Position Summary
The Assistant Store Manager is responsible for assisting the Store Manager in the day-to-day operations of the store. This position will lead and represent the store in the absence of the Store Manager. This position will develop associates for promotion and communicate clear expectations to store leadership team and associates in order to achieve company objectives consistently.

Position Responsibilities

• Maintain personal knowledge of and embrace the corporate customer service, merchandising, and operating requirements.
• Remain informed of corporate marketing and merchandising plans, expectations and timetable to ensure flawless execution in assigned store.
• Support Store Manager in creating a sales culture that increases sales, fosters and develops a consultative selling environment and improves customer service.
• Adhere to and enforce high levels of professionalism, work ethic, and work quality.
• Represent the company and its efforts to support its communities.
• Develop and cultivate strong working relationship with key business partners and leverage all internal resources to achieve company, territory, district, and store objectives.
• Ensure that the store operates in full compliance with applicable laws, regulations and company policies including but not limited to talent management processes, pre-employment screening process, and associate file maintenance and compliance.
• Perform cash pulls and make change orders and deposits in accordance with established policies.
• Work with Store Manager in evaluating financial reports to develop strategies to consistently deliver results to the company's specified standards for sales, wages, profit and loss, shrink and other key metrics.
• Lead the hiring of skilled associates proficient in executing corporate strategies, support diversity and meet EEO requirements for the store.
• Manage the new hire process from recruitment to on-boarding. Maintain all necessary new hire
• Paperwork to company standards.
• Facilitate the training of all store associates to meet company standards.
• Support in the coaching of associates to delivery an outstanding and consistent customer
• Experience in compliance with company strategies.
• Assist in the execution of all performance management activities including but not limited to the
• semi-annual and annual performance review process, coaching and disciplinary actions for store
• Associates.
• Complete all assigned tasks within specified timelines and company standards.
• Create an environment that encourages and fosters the development of all store associates.
• Live and promote OfficeMax Core Values, Brand Essence and Mission.
• The position responsibilities outlined above are in no way to be construed as all encompassing.
• Other duties, responsibilities and qualifications may be required and/or assigned as necessary.

Required Experience:

• High school diploma or equivalent; some college preferred
• Minimum of 3 years experience in a retail store environment; including cash handling experience and exposure to customer service, store level operations and product sales
• Minimum 2 years experience in a supervisory role, including recruitment and associate development
• Leadership, management, organizational and problem solving skills

Required Knowledge, Skills and Abilities:

• Ability to work a flexible schedule, including evenings and weekends as necessary
• Ability to handle multiple projects/tasks and meet deadlines
• Ability to use electronic communication devices during all working hours which includes wearing a headset or a device on or in the ear
• Ability to lift and/or move up to 50 pounds occasionally and 25 pounds regularly and climb ladders
• Ability to stand and move about for extended periods of time with only short rest breaks Education Level Required: High-School/GED

NUMBER OF EMPLOYEES AND SALARY