The Best Property Maintenance Management Software in 2026
We researched property maintenance management software from official websites, including pricing pages, plan tables and product documentation. Products are ranked on the category’s core job, value for money and verified features, helping property teams compare tools for requests, work orders, vendors, inspections and repair history.
Our top picks
-
Top ranked
UpKeep#1 of 329.3/10A broad CMMS with transparent entry pricing and advanced paid-tier capabilities.
7-day trial
-
Runner-up
Smart Maintenance by Cohesion#2 of 329.1/10A broad maintenance system for commercial property teams managing complex portfolios.
Pricing on request
-
Top-ranked free plan
SRVO#12 of 328.2/10A free maintenance starting point with broad workflows and limited ecosystem coverage.
Free plan
Advertiser disclosure: iTechGuides is reader-supported. Vendors can pay for top positions in our rankings and for a place on other products' pages, and we may earn a commission when you click some links. Bought places stand at the number bought; this page and our disclosure say so. Paying vendors may get a fuller, more detailed review from our editors, and that review can change their score. How we rank.
The full ranking 32 tools, best first
-
Best forMaintenance teams wanting transparent CMMS pricing
A broad CMMS with transparent entry pricing and advanced paid-tier capabilities.
- Work order management
9.3/10★★★★★Visit UpKeep -
Best forLarge portfolios needing deep maintenance control
A broad maintenance system for commercial property teams managing complex portfolios.
- Vendor management
9.1/10★★★★★Visit Cohesion -
Best forConnected commercial building operations
A connected platform for managing commercial building maintenance and operations.
- Inspection workflows
- Work order management
- Tenant request portal
9.0/10★★★★☆Visit Cove -
Best forEstablished commercial property teams
A broad maintenance and tenant-operations platform for established commercial property teams.
- Vendor management
8.9/10★★★★☆Visit Prism -
Best forLow-cost portfolios needing broad operations
Broad property maintenance operations at a low per-space monthly price.
- Inspection workflows
- Work order management
- Tenant request portal
8.8/10★★★★☆Visit PropExcel -
Best forUK contractors and facilities managers running reactive and planned maintenance
A UK field service platform covering job intake, drag-and-drop scheduling, an offline mobile app, compliance forms, PPM contracts and a customer portal.
- Inspection workflows
- Work order management
- Tenant request portal
8.7/10★★★★☆Visit Joblogic -
Best forProperty managers prioritizing resident support
A broad maintenance workflow platform for managers focused on resident support.
- Vendor management
8.7/10★★★★☆Visit Latchel -
Best forProperty managers seeking low-cost resident workflows
A low-cost maintenance hub for resident requests, work orders, inspections, and vendors.
- Vendor management
8.6/10★★★★☆Visit Property Meld -
Best forHousing providers needing end-to-end repairs
An end-to-end repairs platform covering tenants, field teams, contractors, assets, and compliance.
- Inspection workflows
- Work order management
- Tenant request portal
8.5/10★★★★☆Visit ROCC Core -
Best forFacilities teams needing full CMMS operations
A full CMMS for teams managing work, assets, inventory, inspections, and field operations.
- Work order management
8.4/10★★★★☆Visit FMX -
Best forSmart, sensor-connected property operations
A broad property operations platform for sensor-connected maintenance workflows.
- Vendor management
8.3/10★★★★☆Visit Fentrica -
Best forTeams wanting a free maintenance starting point
A free maintenance starting point with broad workflows and limited ecosystem coverage.
- Inspection workflows
- Work order management
- Tenant request portal
8.2/10★★★★☆Visit SRVO -
Best forSmall portfolios wanting inexpensive full coverage
Inexpensive maintenance coverage for small portfolios, delivered through the web.
- Vendor management
8.1/10★★★★☆Visit TaskEstate -
Best forInspection-led property maintenance programs
A strong choice for configurable, offline inspections tied to corrective maintenance workflows.
8.0/10★★★★☆Visit HappyCo -
Best forYardi-centered property maintenance teams
A Yardi-centered system for coordinating residential maintenance from request to completion.
7.9/10★★★★☆Visit Yardi -
Best forTeams needing automated dispatch and SLA control
Automates work-order routing, preventive maintenance, inspections, vendors, and SLA tracking.
- Vendor management
7.8/10★★★★☆Visit WerkOrder -
Best forUK property teams needing resident-trade coordination
EVO connects residents, managers and tradespeople across property maintenance workflows.
- Inspection workflows
- Work order management
- Tenant request portal
7.6/10★★★★☆Visit EVO -
Best forBudget-conscious managers needing core dispatch
Core maintenance dispatch and resident communication at $2 per unit monthly.
- Vendor management
7.5/10★★★★☆Visit Atlas -
Best forHousing organizations with compliance-heavy maintenance
A mature maintenance system for housing organizations managing compliance-heavy, multi-site portfolios.
- Inspection workflows
- Work order management
- Tenant request portal
7.4/10★★★★☆Visit HCOMS -
Best forOrganizations wanting a free operations platform
A broad free operations platform with useful workflows, but limited mobile coverage.
- Vendor management
7.3/10★★★★☆Visit FlowServIQ -
Best forMRI users needing basic service coordination
A broad web-based operations suite for MRI users coordinating commercial property services.
7.2/10★★★★☆Visit MRI Angus -
Best forProperty teams needing offline field operations
A broad property operations suite with strong offline field workflows and limited integrations.
- Inspection workflows
- Work order management
- Tenant request portal
7.1/10★★★★☆Visit SquareKeeper -
Best forSmall teams wanting a free property workflow
A focused maintenance workflow with a free entry point for small rental teams.
- Vendor management
7.0/10★★★★☆Visit Platuni -
Best forManagers wanting maintenance inside a full PMS
A broad property management suite that puts maintenance alongside rent, leasing, and accounting.
6.9/10★★★☆☆Visit MagicDoor -
Best forTeams focused on request triage and SLA response
A request-to-vendor workflow with AI triage and SLA tracking, from $99/month.
- Work order management
- Tenant request portal
- Mobile access
6.8/10★★★☆☆Visit Maintena -
Best forOrganizations building custom maintenance workflows
A flexible platform for custom maintenance workflows, but property teams must configure the system.
6.7/10★★★☆☆Visit Flowfinity -
Best forService teams converting messages into work orders
A focused work-order system for teams turning service requests into dispatched jobs.
- Work order management
- Tenant request portal
- Mobile access
6.6/10★★★☆☆Visit WorkOrders -
Best forHousing providers focused on resident repairs
A focused repairs platform for housing teams managing resident and communal-area jobs.
- Work order management
- Tenant request portal
- Mobile access
6.5/10★★★☆☆Visit Made Tech -
Best forSmall portfolios needing simple request tracking
A focused request-tracking tool for small portfolios, with clear tenant updates.
- Tenant request portal
- Mobile access
6.4/10★★★☆☆Visit SiteOps -
Best forBuilding owners managing planned repair projects
A focused platform for planned repairs, contractor bidding, and building-condition records.
- Vendor management
6.3/10★★★☆☆Visit EstateApp -
Best forTeams focused on appliance failure risk and diagnostics
ForVue scores appliance failure risk and guides diagnostics, but does not manage work orders.
- Inspection workflows
- Tenant request portal
- Mobile access
6.1/10★★★☆☆Visit ForVue -
Best forTeams focused on maintenance invoice approvals
A focused approval and billing workflow for property maintenance teams.
5.2/10★★★☆☆Visit Hili Billing
No tools match those filters.
Compare at a glance
| # | Tool | Free plan | Paid from | Vendor management | Score |
|---|---|---|---|---|---|
| 1 | UpKeep | No | $24/user/mo | 9.3 | |
| 2 | Smart Maintenance by Cohesion | Yes | 9.1 | ||
| 3 | Cove Building Operations | Yes | 9.0 | ||
| 4 | Prism by Building Engines | Yes | 8.9 | ||
| 5 | PropExcel | No | $0.89/unit/mo | Yes | 8.8 |
| 6 | Joblogic | No | £45/user/mo | Yes | 8.7 |
| 7 | Latchel | Yes | 8.7 | ||
| 8 | Property Meld | No | $1.50/unit/mo | Yes | 8.6 |
| 9 | ROCC Core | No | £8/user/mo | Yes | 8.5 |
| 10 | FMX | No | 8.4 | ||
| 11 | Fentrica | Yes | 8.3 | ||
| 12 | SRVO | Yes | CA$49/mo | Yes | 8.2 |
| 13 | TaskEstate | Yes | $4.99/mo | Yes | 8.1 |
| 14 | HappyCo | No | 8.0 | ||
| 15 | Maintenance IQ | 7.9 | |||
| 16 | WerkOrder | No | $49/mo | Yes | 7.8 |
| 17 | EVO | No | £4.99/site/mo | Yes | 7.6 |
| 18 | Atlas | No | $2/unit/mo | Yes | 7.5 |
| 19 | HCOMS Property Management System | Yes | 7.4 | ||
| 20 | FlowServIQ | Yes | $149/mo | Yes | 7.3 |
| 21 | MRI Angus | 7.2 | |||
| 22 | SquareKeeper Property | No | $529/yr | Yes | 7.1 |
| 23 | Platuni | Yes | Yes | 7.0 | |
| 24 | MagicDoor | No | $1.50/unit/mo | 6.9 | |
| 25 | Maintena | No | $99/mo | Yes | 6.8 |
| 26 | Flowfinity | No | 6.7 | ||
| 27 | WorkOrders | No | 6.6 | ||
| 28 | Made Tech Repairs | 6.5 | |||
| 29 | SiteOps | Yes | $300/yr | 6.4 | |
| 30 | EstateApp | No | €29.90/mo | Yes | 6.3 |
| 31 | ForVue | No | $2.50/unit/mo | Yes | 6.1 |
| 32 | Hili Billing | Yes | 5.2 |
Head-to-head All 25 comparisons →
- UpKeep vs Cove Building Operations
- UpKeep vs PropExcel
- UpKeep vs Latchel
- UpKeep vs Property Meld
- UpKeep vs ROCC Core
- Smart Maintenance by Cohesion vs Cove Building Operations
- Smart Maintenance by Cohesion vs PropExcel
- Smart Maintenance by Cohesion vs Latchel
- Smart Maintenance by Cohesion vs Property Meld
Explore other topics All topics →
- AI Tools 303 directories · 8,270 tools ranked AI Writing Tools · AI Video Generators · Text-to-Speech Software
- Web Hosting & Domains 275 directories · 6,107 tools ranked Shared Web Hosting · Managed Cloud Hosting · Dedicated Server Hosting
- Productivity 157 directories · 4,948 tools ranked Note-Taking Apps · Calendar Apps · Project Management Software
- Marketing 135 directories · 3,977 tools ranked SEO Tools · Influencer Marketing Platforms · Email Marketing Software
- Sales & CRM 152 directories · 4,161 tools ranked Real Estate CRM Software · CRM Software · Proposal Software
- Customer Service 55 directories · 1,547 tools ranked Chatbot Builders · Knowledge Base Software · Call Center Software
How we rank property maintenance management software
Every tool on this page was researched by iTechGuides Editors from its official website — pricing pages, plan tables and product documentation. We rank on how well each one does this category's core job, what the free or entry plan includes, and where it falls short. Where we have enough verified facts, the score out of 10 is a rubric — job fit, value and how much we could verify — shown with its breakdown on every tool's page; a tool we have not verified enough to score yet shows its rank without a number. Scores are re-checked when a product changes its plans. Read the full editorial policy, or submit a tool we missed.
Reviewed by iTechGuides Editors · Editorial team · Updated Nov 2026
Last updated · How we research and update