Quick Overview
- 1#1: AppFolio - All-in-one property management platform with advanced maintenance request tracking, automated work orders, and vendor coordination.
- 2#2: Buildium - Cloud-based property management software featuring tenant self-service portals for submitting and tracking maintenance requests.
- 3#3: Yardi Breeze - Scalable property management solution with comprehensive work order management, preventive maintenance scheduling, and mobile tracking.
- 4#4: Entrata - Unified platform for multifamily properties offering real-time maintenance request handling, technician dispatching, and performance analytics.
- 5#5: ResMan - Integrated property management system with mobile-first maintenance tracking, work order approvals, and inventory management.
- 6#6: DoorLoop - Modern all-in-one tool for property managers with streamlined maintenance ticketing, status updates, and reporting features.
- 7#7: Rent Manager - Flexible property management software with a dedicated maintenance module for creating, assigning, and tracking work orders.
- 8#8: Property Meld - Specialized maintenance platform for property management that prioritizes, tracks, and measures repair requests end-to-end.
- 9#9: MaintainX - Mobile CMMS app for property maintenance tracking, including work orders, audits, and preventive maintenance routines.
- 10#10: UpKeep - CMMS software for real estate maintenance with asset tracking, reactive requests, and customizable work order workflows.
Tools were ranked based on feature robustness (including work order automation, preventive scheduling, and tenant self-service), user-friendliness, reliability, and overall value, ensuring a balanced selection of versatile solutions for property managers.
Comparison Table
This comparison table explores top property management maintenance tracking software, such as AppFolio, Buildium, Yardi Breeze, Entrata, ResMan, and more, providing clarity on key features. Readers will discover functionality, user experience, cost, and support details to identify the best fit for their properties' needs.
| # | Tool | Category | Overall | Features | Ease of Use | Value |
|---|---|---|---|---|---|---|
| 1 | AppFolio All-in-one property management platform with advanced maintenance request tracking, automated work orders, and vendor coordination. | enterprise | 9.8/10 | 9.9/10 | 9.5/10 | 9.2/10 |
| 2 | Buildium Cloud-based property management software featuring tenant self-service portals for submitting and tracking maintenance requests. | specialized | 8.7/10 | 9.1/10 | 8.4/10 | 8.2/10 |
| 3 | Yardi Breeze Scalable property management solution with comprehensive work order management, preventive maintenance scheduling, and mobile tracking. | enterprise | 8.7/10 | 9.2/10 | 8.4/10 | 8.1/10 |
| 4 | Entrata Unified platform for multifamily properties offering real-time maintenance request handling, technician dispatching, and performance analytics. | enterprise | 8.7/10 | 9.2/10 | 8.4/10 | 7.9/10 |
| 5 | ResMan Integrated property management system with mobile-first maintenance tracking, work order approvals, and inventory management. | enterprise | 8.2/10 | 8.7/10 | 7.8/10 | 7.9/10 |
| 6 | DoorLoop Modern all-in-one tool for property managers with streamlined maintenance ticketing, status updates, and reporting features. | specialized | 8.4/10 | 8.6/10 | 8.7/10 | 8.1/10 |
| 7 | Rent Manager Flexible property management software with a dedicated maintenance module for creating, assigning, and tracking work orders. | specialized | 8.2/10 | 8.5/10 | 7.7/10 | 7.9/10 |
| 8 | Property Meld Specialized maintenance platform for property management that prioritizes, tracks, and measures repair requests end-to-end. | specialized | 8.2/10 | 8.7/10 | 8.0/10 | 7.8/10 |
| 9 | MaintainX Mobile CMMS app for property maintenance tracking, including work orders, audits, and preventive maintenance routines. | specialized | 8.4/10 | 8.2/10 | 9.5/10 | 9.0/10 |
| 10 | UpKeep CMMS software for real estate maintenance with asset tracking, reactive requests, and customizable work order workflows. | specialized | 8.1/10 | 8.0/10 | 9.2/10 | 7.6/10 |
All-in-one property management platform with advanced maintenance request tracking, automated work orders, and vendor coordination.
Cloud-based property management software featuring tenant self-service portals for submitting and tracking maintenance requests.
Scalable property management solution with comprehensive work order management, preventive maintenance scheduling, and mobile tracking.
Unified platform for multifamily properties offering real-time maintenance request handling, technician dispatching, and performance analytics.
Integrated property management system with mobile-first maintenance tracking, work order approvals, and inventory management.
Modern all-in-one tool for property managers with streamlined maintenance ticketing, status updates, and reporting features.
Flexible property management software with a dedicated maintenance module for creating, assigning, and tracking work orders.
Specialized maintenance platform for property management that prioritizes, tracks, and measures repair requests end-to-end.
Mobile CMMS app for property maintenance tracking, including work orders, audits, and preventive maintenance routines.
CMMS software for real estate maintenance with asset tracking, reactive requests, and customizable work order workflows.
AppFolio
enterpriseAll-in-one property management platform with advanced maintenance request tracking, automated work orders, and vendor coordination.
Integrated resident and vendor portals with AI-powered work order routing and automatic invoicing
AppFolio is a comprehensive cloud-based property management platform that excels in maintenance tracking by allowing tenants to submit work orders through a user-friendly resident portal or mobile app, with automatic routing to maintenance staff or vendors. It provides real-time status updates, photo attachments, communication logs, and seamless integration with accounting for invoicing and payments. The software supports preventive maintenance scheduling, inspections, and performance analytics, making it ideal for scaling property portfolios.
Pros
- Robust maintenance request system with mobile apps for tenants, staff, and vendors
- Seamless integration with accounting and automated workflows for efficiency
- Real-time tracking, reporting, and analytics for maintenance performance
Cons
- Pricing scales per unit, which can be costly for very small portfolios
- Steeper learning curve for advanced customization and reporting
- Limited options for highly specialized commercial maintenance needs
Best For
Mid-sized to large property management firms handling residential multifamily properties seeking an all-in-one solution.
Pricing
Starts at $1.40 per unit/month for portfolios under 100 units (billed annually), with tiered discounts for larger portfolios; includes full suite features.
Buildium
specializedCloud-based property management software featuring tenant self-service portals for submitting and tracking maintenance requests.
Advanced vendor bid management and approval workflows that automate maintenance procurement
Buildium is a full-featured property management software platform with strong maintenance tracking tools designed for residential property managers. Tenants can submit work orders through a self-service resident portal, while managers assign tasks to in-house staff or external vendors, track progress with status updates, and monitor costs. The system provides detailed reporting on maintenance activities, turnaround times, and expenses, integrating seamlessly with accounting and leasing modules for a holistic view.
Pros
- Robust work order management with prioritization and status tracking
- Integrated vendor portal for streamlined subcontractor coordination
- Comprehensive reporting and analytics for maintenance performance
Cons
- Pricing scales quickly with number of units, less ideal for very small portfolios
- Steeper learning curve due to extensive feature set beyond maintenance
- Mobile app lacks some desktop-level maintenance functionality
Best For
Mid-sized property management companies with 20+ units seeking integrated maintenance tracking within a complete PM suite.
Pricing
Starts at $58/month for Essential plan (up to 20 units), $185/month for Growth (up to 50 units), and $375/month for Premium (up to 100 units); scales per additional unit.
Yardi Breeze
enterpriseScalable property management solution with comprehensive work order management, preventive maintenance scheduling, and mobile tracking.
Integrated preventive maintenance scheduling that automates recurring tasks and vendor assignments across properties.
Yardi Breeze is a cloud-based property management platform that excels in maintenance tracking through its comprehensive work order system, service request portal, and preventive maintenance scheduling. It enables property managers to assign tasks to in-house staff or vendors, track progress via a mobile app, and generate detailed reports on maintenance activities. Ideal for multifamily and commercial properties, it integrates maintenance seamlessly with leasing, accounting, and tenant communications for streamlined operations.
Pros
- Robust work order and preventive maintenance tools with mobile technician access
- Seamless integration with full property management suite including accounting and leasing
- Customizable reporting and analytics for maintenance performance tracking
Cons
- Pricing can be high for small portfolios under 100 units
- Steeper learning curve for advanced customization
- Some features like advanced inventory require add-ons
Best For
Mid-sized property managers handling multifamily or commercial portfolios who need integrated maintenance tracking within a comprehensive PM platform.
Pricing
Quote-based subscription starting at around $1-2 per unit/month, with additional fees for premium modules and setup.
Entrata
enterpriseUnified platform for multifamily properties offering real-time maintenance request handling, technician dispatching, and performance analytics.
Unified resident portal for instant maintenance requests with AI-driven prioritization and technician dispatching
Entrata is an all-in-one property management platform with robust maintenance tracking features, enabling residents to submit requests via a self-service portal, automatic dispatching to technicians, and real-time status updates. It includes mobile apps for field technicians to log work, track inventory, and upload photos, alongside comprehensive reporting for preventive maintenance and compliance. The system integrates maintenance seamlessly with leasing, accounting, and resident communication tools, making it suitable for multifamily properties.
Pros
- Comprehensive integration with full property management suite
- Mobile-first apps for residents and technicians
- Advanced analytics and preventive maintenance scheduling
- Real-time work order tracking and automation
Cons
- High pricing suited for larger portfolios
- Steep learning curve for new users
- Limited flexibility for custom workflows
Best For
Mid-to-large multifamily property managers needing integrated maintenance tracking within a broader platform.
Pricing
Quote-based SaaS pricing, typically $1-2+ per unit/month depending on features and scale.
ResMan
enterpriseIntegrated property management system with mobile-first maintenance tracking, work order approvals, and inventory management.
Seamless integration of maintenance workflows with resident self-service portals and accounting for end-to-end visibility.
ResMan is an all-in-one property management platform with strong maintenance tracking features tailored for multifamily, single-family, and commercial properties. It enables efficient work order creation, assignment, dispatching, and tracking via a centralized dashboard, complete with mobile apps for technicians and residents. The software integrates maintenance with accounting, leasing, and resident portals for streamlined operations and real-time updates.
Pros
- Robust work order management with automated dispatching and status tracking
- Mobile technician app for real-time updates and photo attachments
- Integrated vendor portal and preventive maintenance scheduling
Cons
- Higher pricing may not suit small property portfolios
- Steeper learning curve due to extensive feature set
- Limited standalone flexibility for pure maintenance-only users
Best For
Mid-to-large multifamily property managers needing integrated maintenance tracking within a comprehensive property management system.
Pricing
Custom quote-based pricing, typically $0.75-$1.50 per unit per month based on portfolio size and features.
DoorLoop
specializedModern all-in-one tool for property managers with streamlined maintenance ticketing, status updates, and reporting features.
Integrated vendor portal for direct bidding, scheduling, and invoicing within the maintenance workflow
DoorLoop is a comprehensive property management platform with a dedicated maintenance module that enables efficient tracking of work orders, tenant requests, and preventive maintenance schedules. Users can submit requests via a tenant portal, assign tasks to in-house staff or vendors, track progress with real-time updates and photo attachments, and integrate maintenance data with accounting and leasing tools. It supports mobile access for technicians, making it suitable for streamlined property upkeep across portfolios.
Pros
- Intuitive tenant portal for quick maintenance request submissions with photos and status updates
- Real-time work order tracking and mobile app for technicians and vendors
- Automated preventive maintenance scheduling and vendor payment integration
Cons
- Less specialized for maintenance compared to dedicated tools like MaintainX or UpKeep
- Pricing scales with unit count, which can become costly for large portfolios
- Full feature set requires higher-tier plans for advanced automation
Best For
Small to mid-sized property management firms seeking an all-in-one platform with reliable maintenance tracking integrated into broader operations.
Pricing
Starts at $59/month for up to 50 units (Essentials plan); scales to $2.49/unit/month for Enterprise with advanced features; custom quotes available.
Rent Manager
specializedFlexible property management software with a dedicated maintenance module for creating, assigning, and tracking work orders.
Tenant self-service portal with real-time work order status updates and photo attachments
Rent Manager is a comprehensive property management software with a dedicated maintenance tracking module that handles work orders, tenant requests, preventive maintenance scheduling, and vendor management. It features a tenant portal for submitting and tracking requests, mobile apps for technicians to update statuses in real-time, and integration with accounting for cost tracking. This makes it suitable for property managers needing maintenance oversight within a broader PM ecosystem.
Pros
- Robust work order management with dispatching and scheduling
- Mobile apps for tenants and techs enabling real-time updates
- Seamless integration with accounting and property modules
Cons
- Steeper learning curve due to extensive features
- Pricing can be high for small property portfolios
- Customization often requires professional setup
Best For
Mid-to-large property management companies seeking integrated maintenance tracking alongside full tenancy and financial management.
Pricing
Custom quotes starting at ~$1 per unit/month with minimums; scales with portfolio size.
Property Meld
specializedSpecialized maintenance platform for property management that prioritizes, tracks, and measures repair requests end-to-end.
Smart Bid system for automated vendor selection and competitive bidding directly in the platform
Property Meld is a dedicated maintenance management platform designed for property managers to handle work orders, tenant requests, and vendor coordination from submission to completion. It automates workflows like request triage, vendor bidding, and dispatch tracking, while providing tools for inventory management and performance analytics. The software integrates seamlessly with major property management systems like AppFolio, Yardi, and Buildium, making it a focused solution for streamlining property maintenance operations.
Pros
- Automated vendor bidding and smart dispatch reduce turnaround times and costs
- Strong mobile apps for tenants, techs, and managers with photo uploads and updates
- Robust integrations and detailed maintenance reporting for data-driven decisions
Cons
- Pricing minimums make it less ideal for very small portfolios under 50 units
- Setup and customization can have a moderate learning curve
- Reporting lacks advanced customization compared to full-suite PM software
Best For
Mid-sized property management firms focused on optimizing vendor relationships and maintenance efficiency.
Pricing
Starts at $1/unit/month (minimum $75/mo for Starter plan), $2/unit/month for Pro, and custom Enterprise pricing; annual billing discounts available.
MaintainX
specializedMobile CMMS app for property maintenance tracking, including work orders, audits, and preventive maintenance routines.
Conversational work order creation via text, voice, or AI (Otto) that turns natural language requests into actionable tasks instantly
MaintainX is a mobile-first CMMS platform that simplifies maintenance tracking for property management by enabling quick work order creation, assignment, and completion via app or web. It supports preventive maintenance scheduling, asset management, inspections, and real-time updates with photo/video attachments, ideal for handling tenant requests and vendor coordination. The software integrates with tools like QuickBooks and offers customizable forms and checklists for compliance.
Pros
- Intuitive mobile app for instant request submission and updates
- Free plan with unlimited users for basic needs
- Real-time collaboration and photo documentation streamline workflows
Cons
- Reporting and analytics lack depth compared to enterprise tools
- Limited customization for complex property portfolios
- Advanced features like AI assistant require higher-tier plans
Best For
Small to mid-sized property management teams seeking an easy, affordable way to track and resolve maintenance requests without steep learning curves.
Pricing
Free Basic plan (unlimited users, core features); Pro at $16/user/month (billed annually); Enterprise custom pricing.
UpKeep
specializedCMMS software for real estate maintenance with asset tracking, reactive requests, and customizable work order workflows.
Mobile-first app with offline mode and real-time photo/GPS attachments for instant field updates
UpKeep is a cloud-based CMMS platform tailored for property management, focusing on work order management, preventive maintenance scheduling, and asset tracking to keep properties running smoothly. It emphasizes a mobile-first interface, enabling field technicians to log issues, update statuses, and attach photos in real-time from any device. The software also includes inventory tracking, customizable forms, and basic reporting to help property managers prioritize tasks and reduce downtime.
Pros
- Highly intuitive mobile app with offline capabilities for field teams
- Streamlined preventive maintenance and work order automation
- Quick setup and user-friendly dashboards for non-technical users
Cons
- Limited advanced reporting and analytics in lower-tier plans
- Pricing scales quickly for teams with many users
- Fewer native integrations compared to enterprise-level competitors
Best For
Small to mid-sized property management teams needing an easy-to-deploy, mobile-centric tool for daily maintenance tracking and work orders.
Pricing
Starts at $45/user/month (Essentials, billed annually) up to $110/user/month (Business), with Enterprise custom pricing; 14-day free trial available.
Conclusion
After reviewing the top 10 property management maintenance tracking tools, AppFolio emerges as the top choice, excelling with its all-in-one platform that masterfully handles maintenance requests, automated work orders, and vendor coordination. Buildium follows closely, offering strong tenant self-service portals for tracking requests, while Yardi Breeze rounds out the top three with scalable work order management and preventive scheduling. Each tool suits different needs, but AppFolio leads as the most comprehensive solution.
Ready to simplify maintenance workflows? Start with AppFolio to experience its streamlined processes, improved efficiency, and enhanced tenant satisfaction—don’t let maintenance management hold your properties back.
Tools Reviewed
All tools were independently evaluated for this comparison