In commercial real estate, we’ve long measured sustainability through environmental data: kilowatts used, carbon tons avoided.
But what about the people inside those buildings? The industry has always struggled to account for the human experience—an unquantified variable with enormous influence on performance.
Spire (Social Performance Insights in Real Estate) aims to change that. Looking to lead as the first comprehensive social rating system for commercial real estate, Spire is bringing much-needed clarity to measuring financial performance through operational efforts that center on people—from residents and staff to broader communities in which these buildings are nestled.
By tracking how buildings support their occupants, Spire aims to reinforce that social-centered improvements are not soft costs but strategic investments. Forward-thinking operators already know: buildings that empower people perform better on the balance sheet.
Whether it’s student housing, senior living, multifamily, or beyond, the message is the same: when buildings support people’s success, people support the business’s success. That leads to better retention, reduced churn, stronger brand reputation, and long-term value.
This isn't philanthropy dressed in metrics. It's performance built on purpose. And it's the movement Spire is helping lead.
A New Rating for a New Era
Backed by research and piloted across 60 properties, Spire introduces a standardized way to measure and benchmark social performance at the asset level.
Founded by industry leaders Martijn Stroom , Nils Kok (GRESB founder), and Jill Brosig (Harrison Street), Spire is grounded in the day-to-day realities of property operations. It evaluates how well buildings serve four critical stakeholder groups: residents, workforce, building staff, and the surrounding community.
“It’s not about checking if a building has a gym,” says Martijn Stroom, Spire CEO. “It’s about whether people use it. If it doesn’t move the needle, it doesn’t earn a score.”
There’s a keen focus on operational impact, ensuring that no one is simply ticking off boxes on a sheet for social efforts. It’s about finding clear, measurable policies that make a difference on the actual person—which, in turn, makes a difference for your business’s bottom line.
The Four Pillars of Performance
At the heart of Spire are four groups, each essential to a building’s value and potential financial resilience:
- Residents: Students, seniors, or tenants—how is the property (depending on its purpose) supporting their health, comfort, and day-to-day experience?
- Workforce: The operational staff like nurses, aides, or hospitality teams—what tools, support, and environment are they given to thrive?
- Building Management: The unsung heroes who maintain operations. Are cleaners, technicians, and landscapers set up for success?
- Community: The people and neighborhoods surrounding the asset—how does the property integrate, support, and contribute?
Each of these groups is evaluated through two dimensions:
- Asset: The physical characteristics of the building—community facilitating spaces, amenities, indoor environment, and more.
- Effort: The programming, services, and policies offered—community engagement efforts, physical and mental health initiatives, service and employment satisfaction measures, and development and local employment opportunities.
Together, these perspectives allow Spire to not only assess what a building is but also what a building does.
Better Experience. Bigger Earnings.
While measuring building satisfaction isn’t new, it’s been difficult to connect these metrics to positive returns on investment. Spire’s framework is about making the invisible visible.
Stroom notes they’re pulling from scientific evidence to connect operational excellence to financial returns. It’s more than just showing off for shareholders—Spire connects social performance to business outcomes:
- Higher retention among residents and staff
- Better lease value through tenant satisfaction
- Enhanced operational efficiency and cost savings
- Competitive edge in talent recruitment
- Stronger government and community relations
“When people thrive in your building, your business does too,” Stroom says.
That’s the Spire proposition: what’s good for people is good for performance—if you know how to measure it.
Turning Metrics Into Momentum
Spire is built on a mobile-friendly platform to make implementation easy. Users submit data, receive actionable insights, and benchmark performance—all in one place.
The four-step process:
- Data Collection – Upload assessments, documents, and progress directly.
- Processing & Validation – Spire validates and weights data through its sector-specific materiality model.
- Benchmarking & Ratings – Properties are scored against peers to drive meaningful comparison.
- Reports & Recommendations – Operators get tailored insights and strategies for improvement.
For organizations managing multiple properties, Spire offers portfolio services to consolidate individual property reports into operator and fund-level analyses, providing a strategic view of performance trends across entire portfolios.
With the launch of the InSpire Research Institute, Spire aims to turn insights into influence. Their annual market research will track shifting expectations and sector trends, ensuring Spire's benchmarks remain responsive, relevant, and forward-facing while providing owners and operators with tailored recommendations for their assets.
A Strong Framework for Financial Upsides
While many ESG standards focus on distant ideals, Spire keeps its metrics grounded in the realities of operations. Every indicator has been stress-tested for business relevance. If it doesn’t create real impact, it doesn’t make the cut.
In a world drowning in acronyms, Spire stands out by keeping it simple: better buildings begin with better human experiences.
This isn’t just box-checking. It’s outcome-changing.
And in the not-so-distant future, buildings won’t just be judged by their design. They’ll be defined by their impact.
Learn more about Spire.
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