5 Best Property Maintenance Software for 2026 (In-Depth Review)

A burst pipe at 2 a.m. isn’t just a maintenance issue — it’s a test of your entire operation.

For property maintenance teams relying on emails, spreadsheets or disconnected tools, emergencies spiral fast: missed work orders, slow response times, frustrated tenants and costly damage that could’ve been avoided.

Property maintenance management software exists to solve that chaos. The best platforms centralize work orders, preventive maintenance, asset tracking and tenant communication into a single system. So, when something breaks, your team already knows what to do, who’s responsible and how fast it needs to happen.

But not all property maintenance software is built the same. Some tools focus on accounting first and treat maintenance as an afterthought. Others are powerful but too complex for technicians in the field.

In this guide, we break down the best property maintenance software options, compare where each one excels (and falls short) and show which platforms actually help teams reduce downtime, respond faster and keep properties running smoothly.

Our Top Picks

1

Best Option

Best all-around software for teams of all sizes due to its intuitiveness and customizable work requests

Try for Free

2

Great for large-scale property portfolios that need robust tracking

3

Excels for teams looking to scale safety inspections

Why Trust Coast?

At Coast, we take our software reviews seriously. Our review methodology evaluates software across seven critical categories that help differentiate the solutions from one another. Each category receives a score from one to five, with five being the highest, and a maximum possible score of 35 points.

What Makes the Best Property Maintenance Software?

Property maintenance software isn’t just a digital work order log. The best platform acts as a central nervous system for your properties — connecting people, assets and maintenance data in real time.

Based on hands-on testing and feedback from property and maintenance teams, the best property maintenance software consistently solves five core problems:

1. Reactive maintenance overload: Look for preventive maintenance scheduling, automated alerts and recurring work orders that stop small issues from becoming emergencies.
2. Slow response times across properties: Location-based work assignment and mobile access let teams respond faster.
3. Poor visibility into asset history: Strong asset tracking shows past repairs, downtime and costs, helping teams decide whether to repair or replace equipment.
4. Disconnected communication: In-app messaging tied directly to work orders prevents missed updates and reduces back-and-forth.
5. Software that doesn’t scale with the team: The best tools are customizable enough to match how your team already works — without forcing rigid workflows that slow adoption.

When evaluating software, prioritize tools that focus on maintenance first, not platforms where maintenance becomes an afterthought to accounting or leasing features.

“Property maintenance and CMMS software are fast becoming indispensable in managing properties successfully, especially with the increase in maintenance demand we have to handle,” says Jonathan Cobey, CEO of Carolina Home Cash Offer, a Charlotte, N.C.-based, accredited home-buying company. “These systems provide the necessary tools to streamline jobs, enhance transparency and reduce energy downtime — necessary for sustaining property values. They further offer insights from data to understand future repairs and optimize costs. An investment in [property maintenance software] has made property management more feasible and efficient, thereby assisting property owners and managers in making certain key, long-term decisions.”

Best Property Maintenance Software at a Glance

	Best for	Standout Feature	Pricing
	For customizable location fields	Customizable fields, preventive maintenance notifications, in-app messaging	Free plan available; paid plans from $20/month per user
	For data tracking and reporting	Preventive maintenance scheduling, work order reporting, contractor management	Free plan available; paid plans from $45/month per user
	For focusing on facilities management	Proven maintenance management tool, robust asset reliability, mobile CMMS solution	From $69/month per user for a 3-person plan
	For real-time metrics	On-the-go communication, real-time metrics, asset and parts inventory	Contact for Details
	For working with multiple vendors	Mobile app for work photos, vendor management, 24/7 tenant and owner portals	From $1/unit/month with possible additional services

Read on for an in-depth review of all five software solutions to get a better understanding of their key similarities and differences.

1. Coast: For Customizable Location Fields

For Customizable Location Fields

34

out of 35

Ease of Use

5

Mobile Experience

5

Core Features & Functionality

4

Adaptability & Customization

5

Customer Support

5

Pricing

5

Current Reviews

5

Why Coast Is a Top Property Maintenance Software

Most property maintenance software breaks down in the field. It’s either too rigid to match real-world workflows or too complex for technicians juggling multiple properties. Coast is different because it’s built around how maintenance teams actually work.

During testing, what stood out immediately was Coast’s location-based asset tracking. Instead of dumping assets into a generic list, Coast lets teams assign equipment to specific buildings, floors, units or rooms using fully customizable fields. That means when a technician opens a work order, they instantly see exactly what asset they’re dealing with and where it lives.

Compared to more rigid CMMS platforms, Coast also wins on ease of adoption. The mobile-first interface feels more like a modern app than enterprise software, which matters when you’re rolling tools out to technicians who don’t sit at desks all day.

Where some facility management software tools prioritizes reporting dashboards over execution, Coast focuses on closing work orders faster:

• Create and assign work orders in seconds
• Communicate directly inside the task
• Track parts, labor and downtime without extra admin work

“When choosing property maintenance software, it’s vital to look at scalability, ease of integration with other systems and mobile compatibility,” says Tim Choate, founder and CEO of RedAwning, a platform for short-term vacation rental owners and property managers. “A strong CMMS should not only centralize maintenance but also facilitate data-driven decisions.”

That balance — powerful enough for managers, simple enough for technicians — is why Coast works well for teams managing everything from apartment buildings to hospitality portfolios.

Key Features

• Preventive maintenance scheduling: Sends automated preventive maintenance notifications and alerts to ensure no work is overdue

• Customizable fields: Ensure easy user adoption and consistency with your company lingo

• In-app messaging: Provides seamless communication through group channels and individual project discussions

• A user-friendly interface: Makes setup as easy as using a mobile device

Pros & Cons

Pros

• Sleek design provides simple navigation and easy-to-read dashboards
• Knowledgeable customer support team schedules regular check-ins with customers
• Quick setup allows users to get up and running rapidly

Cons

• Analytics tools are only available on paid plans
• Occasional glitches when multiple users work on the schedule simultaneously

Current Review

Coast App Work Order System

[Coast is an] easy-to-work-with company. Very flexible and available for quick questions, and adjustments are easy to make. They've gone above and beyond in providing us with additional services for reports, etc.

Shelley G., Director of Operations, Hospitality Business

Coast vs. MaintainX Coast vs. UpKeep Best CMMS Software

Pricing

Free - $0 / user / month

• Unlimited Work Orders
• 5 Repeating Work Orders
• Real-Time Messaging
• 7-Day History
• File Uploads Up to 3 MB

Starter - $20 / user / month

• Unlimited History
• Unlimited Repeating Work Orders With Procedures
• Unlimited Request Users
• No Limits on File Uploads
• Workspace Permissions
• Time & Cost Tracking
• 5 Workflow Automations

Pro - $49 / user / month

• Full Workflow Customization
• Reporting Analytics
• Unlimited Customizable External Work Request Forms
• Unlimited Custom Dashboards
• Automated Downtime Tracking
• 30 Workflow Automations
• Implementation, Setup & Training

2. Fiix: For Data Tracking & Reporting

For Data Tracking & Reporting

23

out of 35

Ease of Use

2

Mobile Experience

3

Core Features & Functionality

3

Adaptability & Customization

3

Customer Support

4

Pricing

3

Current Reviews

4

Why It's a Top Property Maintenance Software

Fiix streamlines property maintenance operations, improves asset management and optimizes workflows. With its asset tracking capabilities, you can monitor equipment comprehensively and keep detailed service histories. It also offers a robust maintenance scheduling feature that lets you create, manage and assign unlimited work orders. Last but not least, Fiix offers powerful reporting tools, providing insights into property maintenance performance, asset health and operational efficiency.

Key Features

• Preventive maintenance: Includes robust scheduling tools and work order reporting for project analysis

• Contractor management: Provides a complete view of scope and responsibilities

• Maintenance analytics and reporting: Helps with devising data-driven strategies

Pros & Cons

Pros

• Each asset can have associated files, making it easy to keep all relevant information in one place
• Many companies offer similar tools, but Fiix stands out with exceptional support
• Robust data protection with advanced security measures and encryption

Cons

• Some users want more advanced tools and customizable reporting options
• Users get logged out after a few minutes of inactivity
• Migrating inventory data can be problematic and sometimes requires re-entering information

Current Review

Fiix Is a Great Tool!

Fiix was extremely easy to use, navigate and learn even as a beginning user. Our entire team was able to utilize the system and input assets with ease. I would highly recommend Fiix to any property management team out there looking for an easy and efficient way to track work orders.

Sarah L., Associate Property Manager, Small Business

Honest Fiix Review Fiix Alternatives Coast vs. Fiix

Pricing

Free - Limited Users

• 25 Active PMs
• Unlimited Service Requests
• Work Orders
• Downtime Tracking
• Asset Management

Basic - $45 / user / month

• Unlimited PMs
• Reports
• Resource-Based Scheduling
• User Certification Tracking
• Access to Success Team

Professional - $75 / user / month

• Multi-Site Management
• Fiix Foresight
• Purchasing & RFQs
• Nested PMs
• Multi-Asset Work Orders

3. eMaint: For Focusing on Facilities Management

For Focusing on Facilities Management

24

out of 35

Ease of Use

3

Mobile Experience

4

Core Features & Functionality

4

Adaptability & Customization

3

Customer Support

4

Pricing

2

Current Reviews

4

Why It's a Top Property Maintenance Software

Part of the Fluke Corporation, eMaint helps you manage work orders, preventive maintenance schedules and parts inventory. The facilities management system focuses on improving maintenance operations and asset performance so that facilities can proactively deal with potential issues before they escalate. It improves facility uptime and extends equipment life.  

No matter what size organization you are or how many locations you have, you can use the cloud-based CMMS software to manage work orders, optimize workflow, track inventory and spare parts, and schedule preventive and predictive maintenance. It makes sure routine maintenance tasks don’t get overlooked, leading to improved performance and fewer unexpected downtimes.

Key Features

• Preventive maintenance: Drag-and-drop scheduling for easy task management

• QR codes: Offers quick asset identification and information retrieval

• Offline mode: Ability to work offline, ensuring continuity in areas with poor connectivity

Pros & Cons

Pros

• Simple to switch back and forth between assets and work orders
• Allows for easy data integration with similar systems through SCADA integration
• Condition monitoring that nables real-time equipment health tracking and predictive maintenance

Cons

• Difficult for residents to input work orders themselves
• Web-based systems present some usability challenges until users learn shortcuts
• Inability to create custom usernames, system-generated only

Current Review

Awesome!

Implemented CMMS last year, and it has helped us move from chaos to stability in our maintenance program.

Verified User, Information Technology & Services, Mid-Market Business

Honest eMaint Review eMaint Alternatives Coast vs. eMaint

Pricing

Team - $69 / user / month (3 users)

• Standard CMMS Features
• Unlimited Helpdesk Support
• Software Updates & Upgrades
• 24/7 Online Training
• Access on Mobile Devices

Professional - $85 / user / month (3 or more users)

• Advanced Feature Set
• Dedicated Account Management
• Interactive Image Mapping
• Automated Workflows
• Work Request Options

Enterprise - Custom Quote

• Unlimited Work Request User Logins
• Access to Web API
• Senior Customer Success Manager
• Single Sign-On
• Multi-Site Toolkit

4. Eagle CMMS: For Real-Time Metrics

For Real-Time Metrics

24

out of 35

Ease of Use

3

Mobile Experience

3

Core Features & Functionality

4

Adaptability & Customization

3

Customer Support

4

Pricing

4

Current Reviews

3

Why It's a Top Property Maintenance Software

Eagle CMMS (previously Maxpanda) streamlines property maintenance operations. It offers integrated asset inventory management features and preventive maintenance tools. A key feature of Eagle CMMS is its ability to track assets in real-time, allowing property managers and facility directors to ensure efficient operations and make data-driven decisions to ensure tenant satisfaction.

With the platform, you can manage maintenance requests from staff and customers as well as handle scheduled tasks. Maintenance teams can use this to optimize workflows and reduce equipment downtime. Also, the system makes it easy to process maintenance requests. You can submit requests via any web browser, and administrators will review them. These requests become work orders once approved, and users get emailed updates along the way.

Key Features

• On-the-go team communication: Enables seamless coordination among maintenance staff

• Real-time metrics: Provide up-to-date information on asset status and maintenance activities

• Asset and parts inventory: Help manage and track equipment and supplies effectively

Pros & Cons

Pros

• Tracks and manages assets across multiple properties
• Real-time metrics provide up-to-date information on asset status and maintenance activities
• Asset and parts inventory management

Cons

• Not as flexible when it comes to adapting to specific needs and preferences
• Administrators do not automatically approve requests, potentially slowing down the work order process
• Some users report that the app can get stuck loading pages

Current Review

Excellent Experience

Easy to use and does exceed expectations.

Michael, Food Production, Mid-Market Business

Honest Eagle CMMS Review Best Work Order Software

5. Propertyware: For Working With Multiple Vendors

For Working With Multiple Vendors

23

out of 35

Ease of Use

3

Mobile Experience

2

Core Features & Functionality

4

Adaptability & Customization

3

Customer Support

4

Pricing

4

Current Reviews

3

Why It's a Top Property Maintenance Software

Propertyware is a top property management software for managing single-family and other low-density residential properties. It’s designed to address the unique challenges that property management companies and landlords face, providing a comprehensive platform for property management tasks. An integrated suite of tools streamlines workflows, enhances tenant relations and boosts operational efficiency. From marketing and leasing to operations, maintenance and financial reporting, Propertyware covers all aspects of property management.

One standout feature is its ability to work with multiple vendors from a single work order, making it easier for property maintenance teams to manage various tasks and services. 

Key Features

• Integrated vendor invoicing: Makes it easy to work with vendors on work orders and billing

• 24/7 access: Provides real-time visibility for tenants and owners

• Strong maintenance lifecycle tools: Vendor dispatching, accounting and tenant portals

Pros & Cons

Pros

• Simplified accounting that covers accounts receivable, accounts payable, bank reconciliations and direct ACH payments to owners
• Flexible rent payment solutions that makes rent collection easy with both online and cash payment options
• Asset protection that reduces the risk of accidental damage and minimizes tenant liability

Cons

• Limited to residential properties
• Restricted in-app messaging and communication options
• System reliability issues

Current Review

Great Product!

I like the ease of use and the great support you receive if you have any questions. Even in the beginning I always had people that were willing to help me achieve my goals when I wasn't that familiar with the product!

Tamara, Real Estate, Small Business

Best Building Maintenance Software

Pricing

Basic - $1 / unit / month

• Global Customization & Reports
• Marketing
• Property Management
• Owner & Tenant Portals
• Unlimited Storage

Plus - $1.50 / unit / month

• Two-Way Text Messaging
• eSignature
• Inspections

Premium - $2 / unit / month

• Maintenance Projects
• Vendor Portals

Choose Software That Actually Reduces Chaos

Coast, Eagle CMMS, Propertyware, Fiix and eMaint each offer unique features, but customization stands out for meeting specific needs. Custom solutions integrate seamlessly with existing systems, enhancing workflows and aligning with business goals. Luckily, Coast provides a customizable, user-friendly interface, ideal for any maintenance team. 

Property maintenance rarely fails because teams don’t work hard — it fails because systems break down. Missed work orders, reactive repairs and poor visibility into assets all add friction that slows response times and drives up costs.

The right property maintenance software solves those problems by giving teams a single source of truth: clear work orders, preventive maintenance schedules, real-time communication and asset histories that inform better decisions.

Tools like Fiix, eMaint, Eagle CMMS and Propertyware each serve specific use cases, whether that’s deep reporting, facilities management or vendor coordination. But for teams that need flexibility, fast adoption and a maintenance-first approach, Coast stands out. Its mobile-first design and customizable workflows make it easier to standardize maintenance processes without forcing teams into rigid systems.

Try a free Coast account to see how a centralized, customizable maintenance platform can help your team move faster, stay organized and keep properties running smoothly.