Connective is a dynamic non-profit organization that provides innovative programming in the social services sector. We strive to create safe, healthy, and inclusive communities for all.
ROLE PURPOSE
Connective’s Real Estate Development Department (REDD) is building a scalable development platform focused on affordable, mixed-income, and acquisition-based housing opportunities across Western Canada. REDD’s mandate is to evaluate, structure, and advance complex development and acquisition opportunities in an environment defined by layered capital stacks, constrained affordability economics, evolving government funding programs, and accelerated decision timelines.
The Director, Development & Acquisitions is a senior individual contributor role designed for an experienced, analytically rigorous real estate professional who can operate with significant independence in a lean, entrepreneurial environment. This is not a traditional project management or
administrative coordination role. The Director will function as an integrated development support leader responsible for feasibility analysis, project advancement, acquisitions underwriting, capital strategy support, and executive decision support across a growing portfolio.
The role reports to the Chief Real Estate Development Officer (CREDO) and is intentionally broad. It is designed for a professional who is equally capable of building a pro forma, coordinating a consultant team, evaluating an acquisition, and preparing a board-level recommendation memo and who is comfortable doing all these concurrently. Over time, as REDD’s portfolio and team grow, the role is expected to evolve into a senior leadership position with team development responsibilities.
LOCATION
Hybrid, British Columbia
STATUS AND CLASSIFICATION
Exempt. This position is open to applicants of all genders
HOURS
40 hours per week; Monday to Friday, 0830-1630
This position requires the ability to work flexible hours based on operational needs.
WHAT WE OFFER?
- Committed Living Wage Employer
- 2022, 2023 and 2025 Canadian Nonprofit Employer of Choice Award from NEOC
- 2023 High-Performance Culture Award from Supporting Lines
- Competitive benefits package, including health, wellness, and pension plan
- Career and personal development, with the ability to grow in a diverse range of programs and departments
- Access to a range of staff mental health supports, including an in-house counsellor, Employee Family Assistance Program, and Critical Incidents Stress Management
- Access to On-Demand Pay to withdraw earned wages before payday
- Connective is part of a portability program where employees moving from a CSSEA-member employer to Connective will port their service hours for vacation and wage purposes (within last 12 months)
REPORTING AND WORKING RELATIONSHIPS
- Reports and is accountable to the Chief Real Estate Development Officer (CREDO)
- Works closely with REDD leadership, Finance, and Infrastructure teams
- Coordinates with external consultants including architects, planners, engineers, quantity surveyors, environmental consultants, and legal counsel
- Liaises with municipalities, funding agencies, and capital partners including CMHC, BC Housing, and Build Canada Homes
- Supports executive leadership and governance bodies through analysis, recommendations, and project reporting
KEY ACCOUNTABILITIES
Development Feasibility and Underwriting
- Build, maintain, and analyze development and acquisition pro formas across multiple project types and stages
- Conduct sensitivity analysis across construction costs, financing assumptions, lease-up scenarios, operating costs, affordability requirements, contingency structures, and capital stack variations
- Evaluate project viability under various funding and financing scenarios, identifying opportunities to improve project economics and reduce execution risk
- Translate analytical outputs into clear strategic recommendations and decision support narratives for executive leadership and governance
Acquisitions, Due Diligence and Opportunity Evaluation
- Lead the assessment and underwriting of acquisition opportunities, both development sites and existing income-producing and affordable housing assets
- Analyze acquisition opportunities through a development and operational lens, evaluating in-place revenue performance, operating expenses, capital requirements, tenant and occupancy considerations, covenant or subsidy structures, and long-term asset viability
- Conduct preliminary site and policy analysis including zoning, density potential, entitlement pathways, municipal policy considerations, servicing constraints, and regulatory risk
- Coordinate and synthesize due diligence materials including environmental reports, surveys, appraisals, title reviews, geotechnical studies, consultant reports, and construction budgets
- Identify key project risks, assumptions, and unresolved issues early in the evaluation process and prepare internal feasibility memos and project recommendation reports
Development Coordination and Project Advancement
- Support active development projects through entitlement, pre-development, and pre-construction phases
- Coordinate with external consultant teams and track project milestones, approvals, deliverables, and critical path items
- Support applications related to rezoning, development permits, funding submissions, grants, financing programs, and municipal approvals
- Maintain project schedules, risk registers, and decision logs, participating in consultant meetings, municipal discussions, and project coordination sessions
Capital Strategy and Funding Support
- Support the structuring and analysis of complex capital stacks involving CMHC financing, BC Housing, Build Canada Homes, grants, forgivable loans, patient capital, and private or institutional partners
- Prepare funding submissions and supporting analytical materials; coordinate information requests from lenders, funders, and capital partners
- Support portfolio-level financial and strategic analysis aligned to REDD’s long-term development goals
Executive Decision Support and Strategic Analysis
- Prepare concise executive summaries, briefing notes, presentations, and project recommendation materials for leadership and governance bodies
- Synthesize technical, financial, operational, and regulatory information into actionable insights distinguishing factual findings from assumptions and unresolved risks
- Monitor emerging trends in housing policy, municipal approvals, financing programs, modular and industrialized construction, affordability programs, and market conditions
- Contribute to organizational process improvement, standardization, and scalability within REDD, developing repeatable templates, workflows, and evaluation tools for a growing development platform
WORKING CONDITIONS
- Operate with a high degree of independence within a lean, entrepreneurial development environment
- Adhere to Connective and REDD policies, procedures, and governance requirements
- Manage multiple concurrent projects and priorities across different stages of development and acquisition
- Flexibility required, workload and timelines are driven by project and market conditions, not a standard operational calendar
- Periodic travel within Western Canada for site visits, municipal meetings, consultant coordination, and stakeholder engagement
EXPERIENCE AND SKILLS
- Degree or diploma in Real Estate, Urban Planning, Architecture, Engineering, Finance, Construction Management, Commerce, Economics, or a related field or an equivalent combination of education and demonstrated experience.
- Minimum five to eight years of progressive experience in real estate development, acquisitions, development consulting, real estate finance, urban planning, construction management, or a closely related discipline
- Demonstrated experience with development underwriting, pro forma modelling, and feasibility analysis in a professional or commercial context
Working knowledge of entitlement and municipal approval processes in British Columbia and Western Canadian markets
- Familiarity with affordable or mixed-income housing development, including government funding programs such as CMHC, BC Housing, and Build Canada Homes is a strong asset
- Experience with acquisitions, due diligence coordination, and evaluation of income-producing real estate assets
- Strong proficiency in Excel and financial modelling with ability to build and interrogate development pro formas independently
- Ability to interpret architectural drawings, planning policies, consultant reports, and construction budgets
- Strong written communication and presentation skills and experience preparing executive-level materials is a strong asset
COMPETENCIES
- Analytical rigor; builds and interrogates complex financial models with precision. Synthesizes large volumes of technical, financial, and regulatory information into clear, defensible outputs. Distinguishes facts from assumptions and knows where the risks are buried.
- Commercial and investment judgment; evaluates opportunities with sophistication and realism.
- Understands how development economics, capital structures, and market conditions interact.
- Capable of balancing mission objectives with financial and operational realities without losing sight of either.
- Communication and executive presence; translates complexity into clarity. Prepares concise, well-structured materials for executive and governance audiences. Confident presenting recommendations, risks, and strategic considerations to senior leadership.
- Cross-functional coordination; manages consultants, municipalities, funders, and internal stakeholders simultaneously without losing momentum. Builds alignment across competing priorities and keeps projects moving through complexity.
- Execution in ambiguity; comfortable building and operating in a lean environment without a fully formed playbook. Takes ownership and initiative. Proactive and solutions-oriented when circumstances change. Does not require constant direction to move work forward.
- Strategic and organizational development; capable of operating at a leadership level within a growing platform. Contributes to process improvement, standardization, and department scalability. As REDD grows, able to step into a more senior leadership role with team development responsibilities.
REQUIREMENTS
- Ability to successfully complete a Criminal Records Check
- Ability to successfully pass a reference check
- Valid driver’s license and access to reliable transportation for site visits and stakeholder meetings
COMPENSATION
The salary range for this position is $135,000 to $155,000. Annual salary will be negotiated based on experience and qualifications. This role will also be eligible for Connective's comprehensive benefits package.
Important: Candidates must be legally authorized to work in Canada, observe their weekly hours limit if under a temporary or study visa, and provide proof of eligibility if selected for the role.
INCLUSION
At Connective, we value and accommodate unique differences to ensure that our staff have the opportunity and are supported to thrive. To build a strong and representative workforce, we strongly encourage applications from BIPOC, LGBTQ2S+ people, immigrants, and people with disabilities or other marginalized communities.
For more information on Connective’s services and locations, visit our website at https://connective.ca/
