Top 10 Property Maintenance Software Platforms to Use in 2025

The best property maintenance software depends on your specific needs. If you’re a landlord or small property manager, free options like Innago and TenantCloud help you get started without upfront cost.

If you’re running larger residential portfolios, Buildium and AppFolio stand out for their integrated accounting and work order management. 

And for multi-site enterprises in commercial real estate or retail, connected CMMS platforms such as Facilio, ServiceChannel, or Corrigo deliver advanced automation and compliance tracking.

This guide compares the 10 best property maintenance software platforms in 2025, so whether you’re managing a handful of units or thousands across geographies, you’ll find the right solution.

Our Criteria for Selecting the Best Property Maintenance Software

Each platform below was evaluated on the features and factors that matter most:

• Work order management: End-to-end ticket creation, assignment, and tracking.
• Preventive maintenance & inspections: Tools to move from reactive to proactive.
• Mobile usability: Tenant apps, field technician tools, real-time updates.
• Accounting & system integrations: Sync maintenance with budgets, payments, and asset data.
• Scalability & support: Fit for landlords, growing PMs, and enterprise portfolios.

Top 10 Property Maintenance Software Platforms in 2025

We’ve assembled a selection of leading options: Facilio, Buildium, AppFolio Maintenance Plus, Innago, TenantCloud, Rentec Direct, DoorLoop, UpKeep, Limble CMMS, eMaint.

1. Facilio

Best for: Multi-site portfolios in retail, commercial real estate, healthcare, and education

Facilio is trusted by multi-site enterprises across retail, healthcare, and commercial real estate for unifying maintenance at scale. Its real-time IoT and BMS integrations stand out, giving property leaders predictive insight into asset performance—something most PM suites can’t match.

It unifies work orders, preventive schedules, inspections, vendor SLAs, and compliance dashboards in one pane of glass. With BMS integrations, live asset data triggers maintenance before downtime, while vendor portals streamline contractor management.

Pros:

• Connected CMMS with interoperability (ERP, IoT, BMS)
• Native vendor portal + compliance workflows
• Advanced reporting across portfolios
• Accessible Mobile CMMS

Cons:

• Enterprise focus; less suited to small landlords

Specifications:

• Platform: Cloud, Web, Mobile (iOS/Android)
• Industries: CRE, retail, healthcare, education
• Geographies: US, Middle East, UK, ANZ
• Pricing: Custom

2. Buildium

Best for: Property managers needing integrated accounting + maintenance

Buildium is a comprehensive property management suite trusted by residential operators. Its maintenance tools include work order tracking, mobile photo uploads, and accounting integrations to connect costs with reporting. Tenants submit requests online, managers dispatch vendors, and costs sync automatically.

Buildium is especially strong for residential managers needing accounting precision. Its unique owner portal ties maintenance spend directly to financials, a key differentiator from free landlord tools like Innago or TenantCloud.

Pros:

• Strong accounting + maintenance link
• Mobile app with tenant photo upload
• Established ecosystem + support

Cons:

• Maintenance not as advanced as full CMMS

Specifications:

• Platform: Cloud, Mobile
• Industries: Residential PM
• Geographies: North America
• Pricing: From $55/month

3. AppFolio Maintenance Plus

Best for: Residential property managers scaling portfolios

AppFolio dominates among large residential portfolios that want leasing, accounting, and maintenance under one roof. Its Maintenance Plus add-on is recognised for automating vendor dispatch—a feature many property managers cite as reducing response times by days. Tenants log requests via app, vendors get dispatch instructions, and managers monitor completion.

Pros:

• End-to-end suite with maintenance module
• Tenant app for quick requests
• Vendor automation

Cons:

• Best value only with AppFolio ecosystem

Specifications:

• Platform: Cloud, Web, Mobile
• Industries: Residential PMs
• Geographies: US
• Pricing: From $1.25/unit/month

4. Innago

Best for: Landlords needing a free option

Innago is a top pick for independent landlords and student housing operators looking for a no-cost entry point. Unlike most free tools, it includes tenant communication and rent collection alongside maintenance, making it a versatile starter platform.

It offers tenant maintenance requests, vendor assignments, and cost logging. Data syncs with rent collection and expenses. Paid add-ons expand functionality, but the free tier covers essentials.

Pros:

• Free entry tier with maintenance
• Simple, intuitive interface
• Rent + maintenance integration

Cons:

• Limited features vs enterprise systems
• Premium tools require upgrades

Specifications:

• Platform: Web, Mobile
• Industries: Independent landlords
• Geographies: US
• Pricing: Free (add-ons available)

5. TenantCloud

Best for: Independent landlords managing a few units

TenantCloud is widely used by independent landlords and small PMs who want rent and maintenance tied together. It’s particularly popular in student rentals and short-term housing, where mobile-first request logging ensures fast turnaround without extra cost.

TenantCloud combines rent collection, expense tracking, and maintenance requests in one system. Tenants submit requests with photos, managers assign tasks, and vendors get notified instantly. Premium tiers add QuickBooks integration and storage.

Pros:

• Free tier for landlords
• Tenant + maintenance workflows
• Scalable premium options

Cons:

• Limited analytics in free tier
• Suited to small portfolios

Specifications:

• Platform: Web, Mobile
• Industries: Independent landlords
• Geographies: Global
• Pricing: Free + paid plans

6. Rentec Direct

Best for: Professional landlords with established portfolios

Rentec Direct is favoured by mid-sized landlords in the US who need strong accounting + maintenance linkage. Its vendor payment workflows stand out, helping operators manage budgets without moving into expensive CMMS territory.

Rentec Direct connects maintenance requests directly to accounting workflows. Tenants log issues online, vendors update via mobile, and managers track costs and budgets in one dashboard.

Pros:

• Strong accounting-maintenance link
• Cloud + mobile accessible
• Trusted by mid-sized portfolios

Cons:

• Less customisation than enterprise CMMS

Specifications:

• Platform: Cloud, Mobile
• Industries: Residential landlords
• Geographies: US
• Pricing: From $55/month

7. DoorLoop

Best for: Landlords wanting modern all-in-one software

DoorLoop has become a Capterra Top Performer for ease of use (2024) and is popular among first-time digital adopters. Landlords like its QuickBooks and Stripe integrations, making it a trending choice for fast setup and modern design.

DoorLoop is among the top-rated property maintenance software programs for simplicity and adoption speed.

Pros:

• Modern, user-friendly interface
• Payment + maintenance integration
• Quick setup

Cons:

• Less advanced than CMMS platforms

Specifications:

• Platform: Cloud, Mobile
• Industries: Landlords, residential PMs
• Geographies: Global
• Pricing: From $59/month

8. UpKeep

Best for: SMB maintenance teams

UpKeep is widely adopted in logistics-heavy property operations and SMB portfolios. Its mobile-first design is praised by maintenance teams on the go, and its IoT integrations make it a stepping stone toward predictive maintenance.

UpKeep suits managers needing preventive scheduling and mobile-first execution.

Pros:

• Strong preventive maintenance
• Mobile-first design
• IoT integrations

Cons:

• Pricing scales quickly
• Limited tenant portals

Specifications:

• Platform: Cloud, Mobile
• Industries: SMB landlords, FM teams
• Geographies: Global
• Pricing: From $45/user/month

9. Limble CMMS

Best for: Scalable property maintenance operations

Limble is well-known for its high customer satisfaction on G2 and Capterra, especially for usability. Property managers value its real-time KPI dashboards, which simplify preventive maintenance tracking compared to traditional PM suites.

Limble is a scalable CMMS for managers who want performance data alongside work orders.

Pros:

• Deep reporting + KPIs
• Mobile experience
• Easy deployment

Cons:

• Not a full PM suite (maintenance focus only)

Specifications:

• Platform: Cloud, Mobile
• Industries: Multi-industry, including real estate
• Geographies: Global
• Pricing: From $50/user/month

10. eMaint

Best for: Enterprises with complex portfolios

eMaint is a long-standing enterprise CMMS with deep ERP/SAP integrations, making it a favourite for corporate portfolios with strict compliance needs. 

Its predictive maintenance modules help reduce downtime for large-scale assets. Ideal for enterprises needing complex maintenance controls.

Pros:

• Enterprise customization
• Predictive maintenance
• ERP/SAP integration

Cons:

• Steeper learning curve
• Higher cost

Specifications:

• Platform: Cloud, Web, Mobile
• Industries: Large enterprises, CRE
• Geographies: Global
• Pricing: From $69/user/month

Why Is Facilio the Right Property Maintenance Choice for Enterprises?

Free options like Innago and TenantCloud work well for independent landlords. PM suites such as Buildium and AppFolio combine leasing and accounting with maintenance tools. But for enterprises, CMMS platforms like ServiceChannel, Corrigo, and Facilio bring advanced automation, reporting, and compliance.

Facilio stands out as a connected CMMS built for multi-site portfolios. It automates work order routing, preventive schedules, vendor SLAs, inventory thresholds, and compliance—all from one platform. With IoT and BMS integrations, maintenance moves from reactive firefighting to predictive planning.

See how Facilio can improve your property operations:

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