antonio

Antônio Yashiro, síndico do Edifício Eluma.

After almost 20 years under C&W management, the project remains modern and commercially attractive

In 1977, at the renowned Paulista Avenue, the Eluma Building was opened. Occupying 44,000m2 with 25,000m2 built area, distributed along 24 floors, since its beginning the building had as its front neighbor the Federation of the Industries of the State of São Paulo (Fiesp), with an endless comings and goings of pedestrians. Not as much as today, since one of the subway stations of the green line – Trianon-Masp – is practically at the entrance of the building, which draws attention by its distinct architecture, signed by the American architect Charles Bosworth, hired by the businessman Luiz Eduardo Campello, member of the Eluma Group, to create a multi-purpose building, whose penthouse would be his dwelling. Today, this very place is occupied by the Cushman & Wakefield team, who manager the whole building 24/7. The one who closely follow their work is the apartment manager Antônio Yashiro, who kindly gave us an interview, in which he talk about his experience and the importance of having an expert team on property management.

How long have you been a building manager?
Nearly 12 years. I was a member of the council of the building, representing the company I work for, which acquired three stories in 1989. Back then, there were few owners – six, maximum, I guess. There was an administrator we had hired, and we used to rotate the position of apartment manager. Then, right after, some owners decided on selling their stories. Currently, we have 23 owners. That was when we decided to change the management structure.

How come have you decided on changing the management structure? What did you do, exactly?
It is no picnic to manage own internal staff, payroll, vacation, absences, reception, parking, cleanliness and security. Let alone renovations conducted by each owner or lessee as they just moved here, besides the building maintenance. Due to the increase on the number of owners, the council decided to find an external administrator, to monitor everything and promote the modernization of the building. It was – and remains – our interest to keep Eluma commercially attractive, with infrastructure to meet the needs of the owners and visitors as well. So, we sought companies that could manage our building with professionalism and knowledge. We selected Cushman & Wakefield, with us since 1996.

What was the first major change by C&W?
The transition from the previous system to the new one was structured by the team led by Stela Hirata, current director of Property Management at C&W, thoroughly changing the way of managing, by means of her expertise, methodology and planning skills, particularly regarding subcontractors hired by us. After optimizing expenses and establishing a budget control, it was time for the technology upgrade. One of the main complaints raised in our surveys was related to the elevators, very old and slow, hindering the flow of people. Eight units of Miconic10 elevators were installed, with early calling system. Eluma pioneered the use of this technology on the Paulista Ave. This modernization allowed a renegotiation of the maintenance contract, with a reduction of 66% of the contracted price. And many other renovations and adaptations were suggested by C&W, always compliant with rules and laws, such as those on accessibility. This make us confident, besides keeping us updated.

Which other innovations were implemented with C&W expertise?
It was implemented the CCTV system and access control, monitored by the Security Center, within Eluma. We replaced the four cooling towers of the air conditioning system, and installed valves in every story to prevent waste and maintenance likely to damage the building. Before, for each maintenance activity we had to drain the whole water of the line. We also automated the pumps of the cooling towers, allowing a reduction in energy consumption of 21.5%, that is, energy bills fewer than R$ 7,000. Moreover, we had restoration of the facade, dressing rooms and cafeterias renovated by contractors, replacement of the water piping, restrooms accessibility etc.

Are these actions discussed with the council? What the direct impact on building business?
Yes. Every two months we have a meeting with C&W, which reports for everything done in the building, and always presents new solutions and proposals. As it is an old building, and while we, as investors, are interested in innovations and upgrades for the building, we closely follow everything. Managed by C&Wt, our building remains functional and with good facilities. And this is great for the business.