Birmann 21: How Operational Discipline Turned a Legacy Office Tower into a LEED O+M Platinum Asset

In real estate markets, one of the clearest signs of asset quality is the ability to maintain and improve performance over time. That is especially true for existing office buildings, where sustainability is no longer defined only by original design intent, but by how efficiently the building is actually operated year after year. Birmann 21, a corporate tower in São Paulo originally designed by Skidmore, Owings & Merrill and inaugurated in 1997, is a strong example of this kind of long-term performance journey.

From LEED Certified to LEED O+M Platinum

The building first achieved LEED O+M at the Certified level in 2012, advanced to Gold in 2021 after operational improvements, and has now reached LEED O+M Platinum, the highest certification level, with support from CTE. This progression is what makes the case particularly relevant: it demonstrates that an existing building can evolve into a high-performance asset through disciplined management, targeted upgrades, and a clear sustainability strategy.

The building’s leadership framed the achievement in operational terms rather than marketing language. Emerson Melo, Building Manager at Birmann 21, explained that the certification “proved the building’s ongoing commitment to sustainable practices and high operational efficiency,” while also serving as “a concrete foundation for incorporating ESG principles into daily management.” He also noted that the result validated the work of the operating teams under rigorous environmental criteria, with a focus on impact reduction and quality of life.

Improving Energy Performance Through Operational Efficiency

The technical path to Platinum was built through practical resource-efficiency measures. Birmann 21 implemented elevator modernization, automated water and energy management, and individual energy metering by floor. The building, which uses a chilled-water plant for cooling, also strengthened equipment maintenance practices to keep systems operating at their best performance. Common-area lighting is now fully LED, reinforcing the building’s energy efficiency strategy and supporting the kind of measurable results expected from a mature sustainability program.

The energy strategy was complemented by renewable energy procurement. The project acquired renewable energy certificates to demonstrate that part of the building’s electricity use comes from clean sources, directly supporting decarbonization goals. This is an important signal for owners and fund managers, because it shows that CTE’s approach is not limited to operational tuning; it also reflects the depth of a sustainability consulting practice that connects building performance to broader carbon and ESG agendas.

Water and Resource Management in an Existing Building

Water management was another major contributor. In addition to low-consumption fixtures and continuous hydraulic system improvements, the building captures rainwater and reuses it for external cleaning, irrigation, and cooling towers. The irrigation system itself uses sensors and intelligent strategies to minimize water consumption. Together, these measures show how operational sustainability can be strengthened through relatively focused interventions with clear, measurable effects.

Advancing Waste Management and Building Operations

Waste management also played a role in the Platinum achievement. The implementation of an ambitious waste management plan helped expand recycling rates and significantly reduce the amount of waste sent to landfill. This matters because it reinforces a broader point that is highly relevant in global markets: high-performance operations are not only about utility consumption, but about the consistency of management practices across the full building lifecycle.

Supporting Occupant Wellbeing Through Building Performance

Occupant wellbeing was addressed as part of the operational performance model. The project adopted smoke-free policies across all spaces, reinforced air renewal and maintenance practices, and carried out CO₂ measurements to support indoor environmental quality. Melo also highlighted that “actions to increase occupant engagement and the continuous measurement of performance consolidated the results achieved and ensured the maintenance of the level of excellence.” User feedback supported that claim: nearly 90% of respondents reported being satisfied, very satisfied, or extremely satisfied with the building’s facilities.

Turning LEED Certification Into Asset Value

The ownership perspective also adds commercial relevance to the case. Duvaldo Jose Sotero, property manager of Birmann 21, stated that among buildings constructed in the same era, the tower is “one of the very few” able to achieve LEED Platinum in operation, and that the certification helped position the property as another Triple-A asset in the owner’s portfolio, aligned with its sustainability policy. That is the real takeaway: CTE is not simply supporting a certification process, it is helping transform existing buildings into more efficient, more valuable, and more institutionally credible assets.

A Strategy for High-Performance Existing Buildings

For owners and operators looking to reposition an existing tower as a sustainable building, Birmann 21 demonstrates why CTE is a compelling partner for existing-building strategies. The firm can support mature assets through operational diagnostics, targeted improvements, measurable efficiency actions, and certification-backed market positioning. In a world where asset value increasingly depends on ESG credibility and operational resilience, this is exactly the kind of expertise associated with trusted LEED consulting services and international-grade building performance.

About the author

This article was developed by CTE and published internationally through JoinWise.

CTE specializes in building performance consulting, LEED certification, building energy efficiency, and operational excellence for commercial and institutional buildings.

Learn more about CTE's projects and technical expertise through its official website and LinkedIn profile.