Quick Overview
- 1#1: AppFolio - Comprehensive cloud-based property management software with automated maintenance requests, work orders, and vendor coordination.
- 2#2: Buildium - All-in-one property management platform featuring robust work order tracking, preventive maintenance scheduling, and tenant portals.
- 3#3: Yardi Breeze - Cloud property management solution with integrated maintenance management, inspections, and vendor tracking for efficient operations.
- 4#4: Entrata - Unified multifamily property management platform offering self-service resident maintenance requests and service coordination.
- 5#5: UpKeep - Mobile-first maintenance management software for real-time work orders, asset tracking, and preventive maintenance in properties.
- 6#6: MaintainX - Paperless CMMS platform for streamlined work orders, preventive maintenance, and compliance audits in property management.
- 7#7: Rent Manager - Flexible property management software with advanced maintenance request handling, scheduling, and reporting capabilities.
- 8#8: Limble CMMS - User-friendly CMMS designed for quick work order management, asset maintenance, and inventory control in properties.
- 9#9: Hippo CMMS - Affordable web-based CMMS for tracking maintenance requests, scheduling PM tasks, and managing property assets.
- 10#10: DoorLoop - Modern property management platform with automated maintenance workflows, tenant portals, and integrated vendor management.
Ranked for their comprehensive features, user-friendly design, reliability, and value, these tools were chosen to suit diverse property management needs, from small portfolios to large-scale operations.
Comparison Table
Explore the best property maintenance software with this comparison table, highlighting tools like AppFolio, Buildium, Yardi Breeze, Entrata, UpKeep, and more. Learn about each platform’s key features, pricing, and usability to identify the ideal fit for your property management needs. Understand how these tools streamline tasks, communicate with tenants, and enhance operational efficiency before making a decision.
| # | Tool | Category | Overall | Features | Ease of Use | Value |
|---|---|---|---|---|---|---|
| 1 | AppFolio Comprehensive cloud-based property management software with automated maintenance requests, work orders, and vendor coordination. | enterprise | 9.5/10 | 9.7/10 | 8.9/10 | 9.2/10 |
| 2 | Buildium All-in-one property management platform featuring robust work order tracking, preventive maintenance scheduling, and tenant portals. | enterprise | 8.7/10 | 9.0/10 | 8.3/10 | 8.1/10 |
| 3 | Yardi Breeze Cloud property management solution with integrated maintenance management, inspections, and vendor tracking for efficient operations. | enterprise | 8.6/10 | 8.8/10 | 9.1/10 | 8.0/10 |
| 4 | Entrata Unified multifamily property management platform offering self-service resident maintenance requests and service coordination. | enterprise | 8.4/10 | 9.2/10 | 7.8/10 | 7.5/10 |
| 5 | UpKeep Mobile-first maintenance management software for real-time work orders, asset tracking, and preventive maintenance in properties. | specialized | 8.6/10 | 8.4/10 | 9.1/10 | 8.2/10 |
| 6 | MaintainX Paperless CMMS platform for streamlined work orders, preventive maintenance, and compliance audits in property management. | specialized | 8.7/10 | 8.4/10 | 9.5/10 | 9.2/10 |
| 7 | Rent Manager Flexible property management software with advanced maintenance request handling, scheduling, and reporting capabilities. | enterprise | 8.2/10 | 9.0/10 | 7.5/10 | 7.8/10 |
| 8 | Limble CMMS User-friendly CMMS designed for quick work order management, asset maintenance, and inventory control in properties. | specialized | 8.4/10 | 8.2/10 | 9.2/10 | 8.0/10 |
| 9 | Hippo CMMS Affordable web-based CMMS for tracking maintenance requests, scheduling PM tasks, and managing property assets. | specialized | 8.4/10 | 8.5/10 | 9.2/10 | 7.9/10 |
| 10 | DoorLoop Modern property management platform with automated maintenance workflows, tenant portals, and integrated vendor management. | enterprise | 7.6/10 | 7.4/10 | 8.0/10 | 7.5/10 |
Comprehensive cloud-based property management software with automated maintenance requests, work orders, and vendor coordination.
All-in-one property management platform featuring robust work order tracking, preventive maintenance scheduling, and tenant portals.
Cloud property management solution with integrated maintenance management, inspections, and vendor tracking for efficient operations.
Unified multifamily property management platform offering self-service resident maintenance requests and service coordination.
Mobile-first maintenance management software for real-time work orders, asset tracking, and preventive maintenance in properties.
Paperless CMMS platform for streamlined work orders, preventive maintenance, and compliance audits in property management.
Flexible property management software with advanced maintenance request handling, scheduling, and reporting capabilities.
User-friendly CMMS designed for quick work order management, asset maintenance, and inventory control in properties.
Affordable web-based CMMS for tracking maintenance requests, scheduling PM tasks, and managing property assets.
Modern property management platform with automated maintenance workflows, tenant portals, and integrated vendor management.
AppFolio
enterpriseComprehensive cloud-based property management software with automated maintenance requests, work orders, and vendor coordination.
AI-driven automation for work order prioritization and vendor matching
AppFolio is a leading cloud-based property management software with a powerful maintenance module that centralizes work order creation, assignment, and tracking. Tenants submit requests via an intuitive online portal, which managers can dispatch to in-house staff or vendors using automated routing and mobile apps. It offers real-time updates, preventive maintenance scheduling, and seamless integration with accounting for cost tracking, making it ideal for efficient property upkeep.
Pros
- Comprehensive work order management with automated dispatching
- Mobile app for technicians enabling on-site updates and photo uploads
- Integrated vendor portal for bidding and payments
Cons
- Pricing scales with portfolio size, less ideal for small operators
- Steep learning curve for advanced customizations
- Limited standalone use without full property management suite
Best For
Property management firms with 50+ units needing integrated maintenance within a full operations platform.
Pricing
Starts at ~$1.40 per unit/month (minimums apply), custom quotes for larger portfolios with add-ons.
Buildium
enterpriseAll-in-one property management platform featuring robust work order tracking, preventive maintenance scheduling, and tenant portals.
Integrated resident, staff, and vendor portals for seamless maintenance request handling and collaboration
Buildium is an all-in-one property management software with robust maintenance features, enabling managers to handle resident requests, track work orders, schedule preventive maintenance, and manage vendors efficiently. It offers mobile apps for technicians, automated workflows, and integration with accounting to monitor repair costs. The platform centralizes maintenance data, providing reporting and analytics to optimize operations for residential portfolios.
Pros
- Comprehensive work order tracking and assignment
- Resident self-service portal for quick request submission
- Vendor management with payment integration
- Mobile app for real-time updates and inspections
Cons
- Pricing scales steeply with unit count
- Full maintenance automation requires higher tiers
- Steeper learning curve for non-maintenance users
Best For
Mid-sized residential property managers needing integrated maintenance within broader property operations.
Pricing
Starts at $58/month for up to 20 units (Essential plan); scales to $173 (50 units, Growth) and $395+ (Premium for 150+ units), billed annually.
Yardi Breeze
enterpriseCloud property management solution with integrated maintenance management, inspections, and vendor tracking for efficient operations.
Resident self-service portal for submitting and tracking maintenance requests via mobile app, reducing administrative burden.
Yardi Breeze is a cloud-based property management platform from Yardi Systems, offering comprehensive tools for property maintenance including work order management, preventive maintenance scheduling, and tenant service requests. It enables maintenance teams to track tasks via a mobile app, dispatch vendors, and integrate maintenance data with leasing and accounting modules for a holistic view. Designed for small to mid-sized portfolios, it streamlines operations while providing real-time reporting and analytics to optimize property upkeep.
Pros
- Intuitive mobile app for technicians enabling real-time updates and photo documentation
- Seamless integration of maintenance with accounting and leasing for unified workflows
- Robust preventive maintenance scheduling and automated dispatching to reduce downtime
Cons
- Pricing can be steep for very small portfolios or single-property owners
- Limited customization options compared to enterprise-level Yardi Voyager
- Customer support response times can vary during peak seasons
Best For
Small to mid-sized property managers handling multifamily, student housing, or affordable properties who need integrated maintenance within full property management software.
Pricing
Subscription-based starting at ~$1 per unit/month for core features, scaling with portfolio size and add-ons like premium support (~$100+/month base).
Entrata
enterpriseUnified multifamily property management platform offering self-service resident maintenance requests and service coordination.
AI-driven predictive maintenance and automated dispatching integrated across the platform
Entrata is an all-in-one property management platform with a robust maintenance module designed primarily for multifamily properties. It streamlines service request submissions through a resident portal and mobile app, enables work order management, technician dispatching, and preventive maintenance scheduling. The software offers mobile tools for maintenance staff, real-time tracking, and analytics to improve efficiency and resident satisfaction.
Pros
- Seamless integration with leasing, accounting, and resident portals
- Mobile apps for residents and technicians enhance accessibility
- Advanced analytics and reporting for maintenance optimization
Cons
- High cost unsuitable for small properties
- Steep learning curve and complex initial setup
- Overkill for teams needing only standalone maintenance tools
Best For
Large multifamily property managers requiring integrated maintenance within a full property management suite.
Pricing
Custom quote-based pricing, typically $1.50+ per unit/month for enterprise portfolios.
UpKeep
specializedMobile-first maintenance management software for real-time work orders, asset tracking, and preventive maintenance in properties.
Offline-capable mobile app that empowers technicians to manage work orders seamlessly in the field without internet
UpKeep is a cloud-based CMMS (Computerized Maintenance Management System) tailored for property maintenance, enabling teams to manage work orders, assets, preventive maintenance, and inventory from a single platform. Its mobile-first design allows field technicians to receive assignments, update statuses, attach photos, and access data in real-time or offline. The software provides customizable dashboards, reporting, and integrations with tools like QuickBooks and Slack to streamline operations for properties, facilities, and equipment.
Pros
- Highly intuitive mobile app with offline access for field teams
- Quick setup and easy adoption for non-technical users
- Effective preventive maintenance and asset tracking tools
Cons
- Reporting and analytics lack depth compared to enterprise solutions
- Pricing scales quickly for larger teams
- Limited advanced customization in entry-level plans
Best For
Small to mid-sized property management teams needing a mobile-centric CMMS for efficient work order management.
Pricing
Starts at $45/user/month (Starter, billed annually) up to $110+/user/month (Enterprise), with a 14-day free trial.
MaintainX
specializedPaperless CMMS platform for streamlined work orders, preventive maintenance, and compliance audits in property management.
Conversational work orders that function like a chat interface for instant task creation, updates, and collaboration
MaintainX is a mobile-first CMMS platform designed for streamlined work order management, preventive maintenance, and inspections, making it well-suited for property maintenance teams handling repairs, asset tracking, and compliance. It enables technicians to log issues, assign tasks, attach photos/videos, and complete checklists via an intuitive app, with real-time updates and reporting. The software excels in reactive and preventive maintenance for multifamily properties, commercial buildings, and facilities.
Pros
- Highly intuitive mobile app for field technicians
- Unlimited users on free plan with core features
- Quick setup and strong preventive maintenance scheduling
Cons
- Limited advanced analytics and custom reporting
- Fewer integrations than enterprise competitors
- Asset management lacks depth for large portfolios
Best For
Small to mid-sized property managers and facilities teams seeking an affordable, mobile-centric solution for daily maintenance and inspections.
Pricing
Free plan for unlimited users; Pro at $16/user/month (annual); Elite at $32/user/month with advanced features.
Rent Manager
enterpriseFlexible property management software with advanced maintenance request handling, scheduling, and reporting capabilities.
Integrated maintenance dispatching that syncs directly with financial tracking and tenant communications
Rent Manager is an all-in-one property management software with a dedicated maintenance module for handling work orders, preventive maintenance, and vendor management. It enables property managers to assign tasks, track completion via mobile apps, and integrate maintenance data with accounting and leasing functions. The platform supports customizable workflows and reporting to streamline property upkeep across residential, commercial, and multi-family portfolios.
Pros
- Robust work order management with mobile technician access
- Seamless integration with accounting and tenant portals
- Advanced reporting and preventive maintenance scheduling
Cons
- Steep learning curve for new users
- Pricing scales with portfolio size, less ideal for small operations
- Interface feels dated compared to modern specialized tools
Best For
Mid-to-large property management firms needing integrated maintenance within a full property management suite.
Pricing
Custom quotes starting at about $1 per unit/month (minimums apply), plus one-time setup fees and add-ons for premium features.
Limble CMMS
specializedUser-friendly CMMS designed for quick work order management, asset maintenance, and inventory control in properties.
One-click work order creation and lightning-fast setup in minutes
Limble CMMS is a cloud-based computerized maintenance management system tailored for property maintenance, enabling efficient handling of work orders, preventive maintenance schedules, and asset tracking across multiple properties. It provides mobile apps for technicians, real-time dashboards for managers, and customizable reporting to minimize downtime and optimize resource allocation. The platform emphasizes simplicity, allowing quick setup and adoption without extensive training.
Pros
- Intuitive interface with minimal learning curve
- Strong mobile app for on-the-go work order management
- Fast implementation, often under 10 minutes
Cons
- Limited advanced analytics and custom reporting options
- Fewer integrations compared to larger CMMS competitors
- Pricing scales up quickly for larger teams
Best For
Small to mid-sized property management firms needing a straightforward, mobile-first CMMS for daily maintenance tasks.
Pricing
Starts at $40/user/month for Essentials plan; Professional at $80/user/month; Enterprise custom pricing.
Hippo CMMS
specializedAffordable web-based CMMS for tracking maintenance requests, scheduling PM tasks, and managing property assets.
Visual kanban-style work order board with drag-and-drop scheduling for effortless task prioritization and assignment
Hippo CMMS is a cloud-based computerized maintenance management system (CMMS) tailored for property maintenance, enabling efficient work order management, preventive maintenance scheduling, and asset tracking. It offers tools for inventory control, vendor management, and detailed reporting to keep properties running smoothly. The platform's mobile app allows technicians to access, update, and complete tasks from anywhere, reducing downtime and improving response times.
Pros
- Intuitive drag-and-drop scheduling interface
- Robust mobile app for on-the-go access
- Strong preventive maintenance and reporting capabilities
Cons
- Pricing scales quickly with more users
- Limited third-party integrations compared to top competitors
- Advanced customization requires higher-tier plans
Best For
Small to mid-sized property management teams seeking a user-friendly CMMS for streamlined daily maintenance without steep learning curves.
Pricing
Starts at $195/month (billed annually) for Starter plan (up to 5 users); Pro and Enterprise plans custom-priced based on users and features.
DoorLoop
enterpriseModern property management platform with automated maintenance workflows, tenant portals, and integrated vendor management.
Unified tenant communication portal that combines maintenance requests with messaging and payments
DoorLoop is a comprehensive property management platform with a dedicated maintenance module that streamlines tenant request submissions, work order assignments, and vendor management. It offers real-time tracking, photo uploads, preventive maintenance scheduling, and reporting to help property managers maintain properties efficiently. While not a standalone maintenance tool, it integrates seamlessly with leasing, accounting, and tenant screening features for an all-in-one solution.
Pros
- Intuitive tenant portal for quick maintenance requests
- Strong automation for work orders and reminders
- Mobile app enables on-site updates and inspections
Cons
- Overkill for users needing only maintenance tools
- Pricing scales quickly for larger portfolios
- Limited customization in advanced maintenance reporting
Best For
Small to mid-sized property managers seeking integrated maintenance within a full property management suite.
Pricing
Starts at $59/month (Essential plan) for up to 50 units; Pro ($99) and Premium ($139+) for advanced features.
Conclusion
Evaluating top property maintenance software highlights the importance of features like workflow automation, vendor coordination, and user-friendliness. AppFolio leads as the top choice, excelling in comprehensive management and seamless operations, while Buildium and Yardi Breeze stand out for their robust work order tracking and preventive scheduling, each offering distinct strengths to meet varied needs. Together, these tools demonstrate how the right software can transform maintenance tasks, saving time and enhancing efficiency for property managers.
To experience the power of streamlined maintenance, start with AppFolio—its intuitive design and all-in-one capabilities make it the perfect tool to boost productivity, improve tenant satisfaction, and keep properties in top condition.
Tools Reviewed
All tools were independently evaluated for this comparison