5 Best Property Management Work Order Software (2026 Review)

When maintenance requests come in through calls, texts, emails and tenant portals, it’s easy for work orders to get delayed, duplicated or lost entirely. That leads to unhappy tenants, missed service-level agreements and emergency repairs that cost more than they should.

Property management work order software fixes this by centralizing tenant requests, routing jobs to the right technician or vendor, and giving you real-time visibility across every building in your portfolio. But not every platform solves the same problems equally. Some are best for tenant-facing intake, others excel at vendor management and payments, and enterprise systems prioritize reporting and compliance across large portfolios.

To help you choose the right fit, we evaluated five of the best property management work order software options and compared them based on what matters most day to day: tenant request workflows, multi-property coordination, mobile usability, preventive maintenance and flexibility as your portfolio grows.

Our Top Picks

1

Best Option

For streamlining tenant requests

Try for Free

2

For vendor management

3

For larger property management portfolios

What Makes the Best Work Order Software for Property Management?

Superior property management goes beyond tracking tasks. It reduces the chaos that causes slow response times, poor vendor coordination and inconsistent maintenance standards across buildings.

In our testing, top-performing platforms shared four strengths:

1. Tenant-friendly request intake: The best systems make it easy for tenants to submit requests with photos and clear context — without relying on phone calls or email chains. This improves response times and reduces duplicate requests.
2. Clear coordination between maintenance teams and vendors: Built-in messaging, vendor assignment, estimates and status updates prevent requests from stalling between parties.
3. Preventive maintenance that prevents emergencies: Strong platforms generate recurring work orders for inspections and equipment upkeep so you’re not always reacting to urgent failures that frustrate tenants and inflate costs.
4. Flexibility for different portfolios and workflows: Property management workflows vary widely (i.e., multifamily versus commercial). The best work order software adapts to your approval rules, priority systems and building-specific processes — without forcing your team into rigid templates.

How We Chose the Software

Property managers don’t need more software complexity — they need fewer maintenance surprises. We evaluated each platform based on how well it handles the real workload: high request volume, vendor coordination, multi-building visibility, preventive maintenance and compliance requirements that create liability when missed.

Specifically, we looked for software that makes it easy to:

• Capture tenant requests quickly (with photos and clear details)
• Assign and track work across multiple buildings
• Coordinate vendors without losing visibility
• Standardize preventive maintenance schedules
• Document work for compliance and reporting

After comparing the tools, we narrowed the list down to five platforms that best support property managers in day-to-day operations — each with a different strength depending on your portfolio and workflow needs.

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.

	Best for	Standout Feature	Pricing
	Streamlined maintenance requests	QR code asset management for instant tenant requests	Free plan available; paid plans from $20/month per user
	Vendor management	Mobile-first design with integrated vendor payments	Contact for details
	Larger property portfolios	Enterprise-level reporting and analytics	Contact for details
	Single-family rentals	Automated inspection scheduling	From $1/unit/month with possible additional services
	Preventive maintenance	Color-coded PM calendars with visual workflows	Contact for details

Top 5 Property Management Work Order Software

These platforms all manage work orders, but they differ in how they handle the hardest parts of property maintenance: tenant intake, vendor accountability, portfolio-level visibility and preventive maintenance consistency.

1. Coast: For Streamlined Maintenance Requests

For Streamlined Maintenance Requests

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 It's a Top Property Management Work Order Software

After testing the options, Coast emerged as the strongest choice for property managers who want faster tenant request intake and flexible workflows — without the complexity of an all-in-one enterprise property management suite.

Compared to platforms that prioritize leasing and accounting first, Coast keeps the focus on maintenance execution: capturing requests, routing work quickly and keeping everyone updated in one place.

This streamlined process means that property management companies can process work orders significantly faster — from weeks to a matter of days or even hours. Its ease of use helps teams save time, which in turn, decreases downtime. Plus, Coast’s customer support team consistently receives rave reviews from users.

Key Features

• QR code asset management: Coast's QR code feature enables tenants to report maintenance issues without needing to make a call. Tenants scan codes and submit service requests, along with photos, through a simple online form, improving overall response times.

• Automated preventive maintenance: Coast's dashboards and alerts provide flexibility for property managers. The system generates preventive maintenance (PM) schedules for building systems and automatically creates work orders with alerts days before due dates.

• Workflow customization: Coast allows property managers to customize workflows, define approval processes, assign priority levels and route work orders based on property location.

Pros & Cons

Pros

• User-friendly dashboards: Coast's dashboard prioritizes the most urgent jobs at the top and organizes them by location, allowing technicians to know what to tackle first.
• Document attachments: Coast makes it easy to add checklists, step-by-step instructions and photos directly to work orders. Think maintenance manuals and warranty information for specific assets.
• Real-time communication: Coast provides seamless communication within work orders through real-time messaging and photo uploads, ensuring a transparent and efficient workflow. Messages and status changes appear in chronological order within each work order.

Cons

• Limited integrations: Integration options with specialized property management software can be limited.
• Advanced customization only available on paid tiers: Coast's free version allows for basic customization, but advanced automation features are only available with a paid subscription.

Current Review

Super Simple & It Integrates With Fleetio!

Coast is super easy for our teams in the field to use. They have used it more often than other cards we have made available. It has become our No. 1 card. The fact that it integrates with Fleetio is also a huge win for us. We can capture fuel and mileage in one location and get great reporting thanks to Coast.

Lisa L., Special Projects Management, Mid-Market Business

Coast vs. UpKeep Coast vs. MaintainX Best Work Order Apps

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. AppFolio: For Vendor Management

For Vendor Management

26

out of 35

Ease of Use

5

Mobile Experience

4

Core Features & Functionality

4

Adaptability & Customization

3

Customer Support

3

Pricing

3

Current Reviews

4

Why It's a Top Property Management Work Order Software

AppFolio aims to be an all-in-one property management platform, and it does a commendable job with work orders, particularly when managing outside contractors. It offers robust core capabilities for property managers, including tenant screening, online leasing and rent collection. Plus, vendor payment processing is built in, which makes working with vendors smoother.

Key Features

• Mobile-first design: AppFolio's mobile application mirrors the desktop experience more completely than most competitors. During our testing, we were able to create work orders, assign vendors, approve estimates and process payments entirely from a mobile device. Property managers can handle emergencies and approve urgent repairs while away from their desks.

• Vendor management: AppFolio's vendor portal impressed us with its comprehensive approach to contractor relationships. External vendors receive work order notifications, can submit estimates through the platform and can upload completed photos. AppFolio's integrated payment processing enables you to approve vendor invoices and process payments seamlessly, eliminating the need to switch systems.

Pros & Cons

Pros

• Seamless vendor integration: AppFolio's vendor portal creates transparency throughout the repair process for property managers. Vendors can update work order status, upload progress photos and submit invoices through a dedicated interface.
• Complete mobile functionality: AppFolio's mobile app doesn't feel like a watered-down version of its desktop counterpart. Property managers can efficiently manage complex workflows and multiple properties from their phones.
• Integrated financial tracking : Work order costs automatically flow into AppFolio's accounting system. Property managers get real-time visibility into maintenance expenses across their portfolios.

Cons

• Lack of true customization: AppFolio works well for regular property management tasks, but it's limited in customization options if your business has specific needs.
• Higher costs for smaller portfolios: AppFolio's pricing is better suited for larger property management companies. Small operators might find it too expensive.
• Complex initial setup: AppFolio does a lot of things, which means you'll spend a considerable amount of time setting it up initially.

Current Review

AppFolio for SFR

Overall, AppFolio really does make it simple; the platform is user-friendly, and the support is great. If I don't know how to do something particular, their system provides support to teach me, and if it doesn't, they have reps who can help.

Jordan C., Property Manager, Real Estate Industry

3. Maintenance Connection: For Larger Property Portfolios

For Larger Property Portfolios

28

out of 35

Ease of Use

4

Mobile Experience

5

Core Features & Functionality

4

Adaptability & Customization

4

Customer Support

3

Pricing

4

Current Reviews

4

Why It's a Top Property Management Work Order Software

Maintenance Connection targets enterprise-level property management with detailed reporting capabilities and extensive integration options. We found their platform particularly well-suited for organizations managing large portfolios of typically commercial properties where detailed analytics and compliance tracking are essential.

Key Features

• Enterprise-level reporting system: Maintenance Connection's reporting features stood out to us. You can delve deeply into the data and customize reports as needed. We generated reports that tracked maintenance costs by property, vendor performance analytics and preventive maintenance compliance across multiple locations.

• Advanced preventive maintenance scheduling: Maintenance Connection's PM scheduling system does more than just set calendar reminders. We can create complex maintenance schedules that trigger based on various factors and periods, including usage levels and other conditions specific to each piece of equipment.

• Extensive third-party integrations: Maintenance Connection connects well with popular property management platforms, accounting software and IoT devices.

Pros & Cons

Pros

• Comprehensive analytics: Maintenance Connection's reporting system provides information that helps optimize maintenance operations. The system allows property managers to identify trends in equipment failures and analyze vendor performance.
• Scalable architecture: Maintenance Connection manages large property portfolios without compromising performance.
• Regulatory compliance tracking: Maintenance Connection tracks compliance requirements and generates the necessary paperwork for audits and inspections, ensuring you stay up-to-date with all regulatory requirements.

Cons

• Complex user interface: Maintenance Connection has numerous features that can make new users feel overwhelmed when they first start using it.
• Limited customizations: We found customization options restrictive for organizations with unique operational requirements.
• Higher implementation costs: Maintenance Connection typically requires significant implementation services, training and ongoing support.

Current Review

Great Optimization of Maintenance Response & Time Management

Overall, very pleasurable experience coming from an antiquated system focused on paper for the most part. I highly recommend anyone looking to better organize and track work orders from a maintenance standpoint.

Keith L., Associate Director of Physical Plant, Higher Education

Honest Maintenance Connection Review Best Predictive Maintenance Software

4. Propertyware: For Single-Family Rentals

For Single-Family Rentals

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 Management Work Order Software

Propertyware targets single-family rental managers and builds its work order system around managing rental properties spread across different neighborhoods, rather than apartment buildings in one location. It’s especially good at inspection management as well as financial tracking per property.

Key Features

• Streamlined inspection management: Propertyware's inspection feature handles scheduling automatically and keeps track of tasks completed across all your properties. We tried out their move-in and move-out inspection process, which automatically generates work orders when inspectors identify issues.

• Useful mobile application: Propertyware's mobile app works well for inspections and work orders when you're out at properties. The app allows property managers to conduct complete property inspections even without an internet connection, then upload photos and notes once they are back online.

• Integrated financial management: Work order costs automatically integrate with Propertyware's accounting system, enabling detailed tracking of maintenance expenses per property.

Pros & Cons

Pros

• Single-family optimization: Propertyware understands the challenges of managing properties across different neighborhoods. Propertyware effectively handles varied lease terms, multiple property types and disparate maintenance teams.
• Automated inspection workflows: Propertyware's inspection-to-work-order process eliminates manual data entry, streamlining the workflow. Discovered issues automatically become trackable work orders with photos and descriptions already populated.
• Organized property financial tracking: Each property maintains separate financial records, allowing for easy analysis of profitability and maintenance costs on a per-unit basis.

Cons

• Limited workflow customization: Propertyware effectively handles standard single-family rental processes, but we found limited options for customizing workflows to match unique operational preferences.
• Higher learning curve: Propertyware packs in so many features that new users need more time to figure out how everything works, compared to simpler platforms that focus solely on work orders.
• Integration limitations: You don't have many choices when you want to connect it with specialized maintenance software or other industry apps.

Current Review

Easy to Use for Both Owners & Renters

Very user-friendly; also very easy to put in maintenance requests; easy to put in inspections right to owner portal and see owner information.

Kate M., Property Manager, Small Business

Best Property 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

5. Limble: For Preventive Maintenance

For Preventive Maintenance

25

out of 35

Ease of Use

4

Mobile Experience

3

Core Features & Functionality

4

Adaptability & Customization

3

Customer Support

4

Pricing

3

Current Reviews

4

Why It's a Top Property Management Work Order Software

Limble positions itself as a maintenance-first platform, with a particular focus on preventive maintenance capabilities. We found their visual approach to PM scheduling and handy offline functionality especially valuable for property managers prioritizing proactive maintenance strategies.

Key Features

• Color-coded PM calendars: Limble's visual approach to preventive maintenance scheduling caught our attention during testing. Their calendar interface displays different colors to show the type of maintenance, its urgency and completion status.

• Helpful asset management: Limble's asset management system keeps detailed equipment histories, warranty info and maintenance schedules all in one spot.

• Offline mode: Limble's mobile app works even without an internet connection. Technicians can complete work orders and take photos, even in areas with poor cell service. That said, some users report only being able to access limited features when offline.

Pros & Cons

Pros

• Intuitive visual interface: Limble's color-coded calendar system enables you to quickly view maintenance schedules without needing to dig through details.
• Proactive maintenance focus: Limble focuses on preventive maintenance, which helps property managers stop waiting for things to break and start taking care of equipment before problems happen.

Cons

• Limited integrations: We found limited integration options with property management-specific platforms, like tenant portals and lease management systems.
• Workflow customization constraints: We encountered limitations when attempting to tailor the platform to meet the unique needs of some property management workflows.
• Customer support: Limble's customer support receives mixed reviews from users. Some absolutely love it, while others report slow response times.

Current Review

An Easy-to-Use CMMS That You Hardly Need the Almost Instant Support

We were able to add over 200 assets and 2,000 parts in the first two weeks. We started the work request and work orders in the third week. We were not using a CMMS at the time we started, yet our technicians and parts department had no problems adapting to this platform.

Bob W., Maintenance Manager, Oil & Energy Industry

Honest Limble Review Limble Alternatives

The Right Choice for Busy Property Managers

The best property management work order software depends on what causes the most friction in your operations today.

• If tenant requests are getting lost or delayed, prioritize systems with fast intake and clear routing.
• If vendor management is your bottleneck, choose software built around estimates, approvals and vendor accountability.
• If you manage a large portfolio, reporting and compliance visibility become the deciding factors.

Coast stands out for property managers who need a maintenance-first system that’s simple to roll out, flexible across building types and built to speed up tenant requests without adding operational complexity. Whichever platform you choose, look for software that adapts to how your team works — so you can improve response times, reduce emergencies and protect tenant satisfaction at scale.