As a property manager, a big part of your job is keeping your rentals in working order. The bigger your portfolio, the bigger the responsibility. At some point (if you haven’t already), you’ll want to invest in property maintenance software to help you stay on top of routine maintenance and major repairs. Otherwise, you risk falling behind and letting important tasks fall through the cracks.
But which property maintenance software solution should you choose? There are many options out there, so narrowing them down takes an organized approach. To get you closer to a decision, we rounded up some top picks for 2025 by comparing pricing, features, and other important factors.
What Is Property Maintenance Software?
Property maintenance software is a digital platform for streamlining rental repair and upkeep. Think of it as a central hub for handling your portfolio’s entire maintenance needs—from initial work order submissions to paying vendor bills and reporting back to owners. It lets you coordinate maintenance tasks with tenants, clients, and contractors to set up a smoother workflow from start to finish.
What Are the Benefits of Property Maintenance Software?
Investing in property maintenance software is all about making your life easier through:
#1: Increased efficiency: Manage work orders online to cut the amount of back-and-forth needed to complete maintenance tasks, and auto-schedule recurring work.
#2: Cost savings: Maintain better oversight over your maintenance budget with built-in expense tracking, and lower the risk of costly repairs with preventative maintenance.
#3: Better communication: Run all communication through a central platform, and send automated reminders and updates to stakeholders.
#4: Happier tenants: Boost tenant satisfaction by reducing response times and making it easy to submit work orders and get real-time updates.
#5: Improved recordkeeping: Have a digital record of all your properties’ maintenance histories to enhance decision-making and stay compliant with all the relevant laws and regulations.
Key Features of Property Maintenance Software
The best property maintenance software should do more than just track repairs—these key features will help you stay organized and keep your properties in the best possible shape with less work for your team.
Work Order Management
At the heart of any property maintenance software is its work order system. Tenants should be able to log in to their tenant portal to easily create work orders and attach relevant photos or videos. From there, you should be able to quickly assign the ticket to the appropriate vendor or team and provide real-time updates until the job is complete.
The best property management work order software solutions automate the entire work order lifecycle so that you can get work done faster and keep tenants happy.
Vendor Profiles
Maintaining properties takes a network of reliable vendors. Your property maintenance software should let you create vendor profiles for storing vendors’ contact information, rates, payment details, service history, etc. That way, you can track their performance and assign work orders to the best team for the job.
Integrated Communication Tools
Juggling multiple communication apps can be overwhelming. Instead, find a property maintenance platform that centralizes all communication—with tenants, landlords, and vendors. This helps prevent missed messages and keeps everyone informed.
Automated Scheduling and Messaging
A good property maintenance software lets you schedule recurring maintenance tasks so you don’t have to enter them manually over and over again. It also lets you send automated reminders to vendors and tenants to reduce missed appointments and delays.
Comprehensive Accounting: Invoicing and Payments
Property maintenance software should offer integrated accounting. For example, it should track your property expenses and make it easy to manage and pay vendor bills. In addition, it should let you set up automatic payments for recurring maintenance tasks.
Mobile Apps
These days, having a mobile version of your property maintenance software is a must. Not only does it let you manage your portfolio on the go, but it gives tenants the ability to submit maintenance requests and attach photos and videos from their phones.
Customization
The best property maintenance platforms can be integrated with other tools (like accounting or inspection software) via an open API. This lets you tailor the platform to your needs without needing to switch systems as your business grows and evolves.
Bonus: 24/7 Support for Tenants
Some property maintenance software includes 24/7 phone support for tenants. For example, Buildium’s Maintenance Contact Center responds to service requests 24/7/365 (yes, even on holidays) so that you can gather work order information after hours and dispatch emergency teams if necessary.
#1: Buildium
Comprehensive Property Management Software that Meets Your Maintenance Needs and More
Buildium® is one of the top all-in-one property management platforms for both small and large portfolios. Whether you manage single-family homes, apartments, or commercial buildings, Buildium can help you keep your properties in top shape by automating the entire property maintenance lifecycle with seamless work order tracking, mobile compatibility, and much more.
Features
Buildium offers a host of features for property maintenance and beyond:
- Work Order Management: Accept, assign, and track maintenance requests from a central platform where tenants can get real-time updates.
- Accounting: Seamlessly track maintenance costs, pay vendors, and automatically reconcile bank accounts to keep your books up to date. When tax season comes around, Buildium lets you issue 1099s in a few clicks.
- Mobile Apps: Tenants can report maintenance issues with phone photos and videos on Buildium’s Resident Center Mobile App, while property managers can respond to and manage requests on the Buildium App.
- Maintenance Contact Center: Outsource inbound service calls to our Maintenance Contact Center for full 24/7/365 coverage. That way, you can win back time to work on other parts of your business.
- Inspections: Perform property inspections on the go with customized reports that automatically sync with your unit history files.
- Open API: Get programmatic access to your data within Buildium to build custom APIs that integrate with your favorite third-party apps.
- Marketplace Software Partners: Explore a growing collection of partner apps that already integrate seamlessly with Buildium, including apps for inspections and other maintenance services.
These are just a handful of Buildium’s features. The platform also has leasing, marketing, rent collection, tenant screening, and many more time-saving tools.
Pricing
Buildium has three pricing tiers, all of which include:
- Accounting
- Maintenance
- Tasks
- Violations
- Online Portals
- Resident & Board Member Communications
From there, each tier breaks down like this:
- Essential: Starting at $58/month, you get a free marketing website, tenant screening, and standard reporting features.
- Growth: Starting at $183/month, you get everything in Essential, plus lower online payment costs, free property inspection tools, live phone support, and performance and business analytics and insights.
- Premium: Starting at $375/month, you get everything in Growth, plus Open API access, priority support, and a dedicated growth consultant for new client leads.
#2: Propertyware
Property Management Software with Customizable Maintenance Workflows
If you need a high level of customization, Propertyware® is a great choice. On top of handling work orders, inspections, etc., it can tailor maintenance workflows to your specific business needs, making it an ideal option for property managers with plans to grow.
Features
Some of Propertyware’s standout maintenance features include an automated work order system, expense tracking, a mobile inspection app, integrated vendor invoicing, centralized communication, and a maintenance contact center.
In addition, Propertyware handles other property management tasks, such as marketing, accounting, and tenant screening. It also offers dedicated tenant and owner portals and a landlord insurance program called AssetProtect.
Pricing
Propertyware offers three pricing tiers:
- Basic: For $1.00/unit/month and a $250 minimum, you get access to the following features: Global Customization & Reports, Marketing, Property Management, Owner Portals, Tenant Portals, Maintenance, Accounting, Screening, Payments, Unlimited Support, Unlimited Storage, and Unlimited Online Training.
- Plus: For $1.50/unit/month and a $350 minimum, you get everything in Basic, plus Two-Way Text Messaging, eSignature, and Inspection features.
- Premium: For $2.00/unit/month and a $450 monthly minimum, you get everything in the other two plans, plus Maintenance Projects and Vendor Portals features.
#3: Property Meld
Property Maintenance Software That Integrates with Other Platforms
Property Meld® is a property maintenance platform for coordinating work orders among all stakeholders: property managers, vendors, tenants, landlords, investors, etc. Overall, it’s a great tool if all you need to do is optimize maintenance workflows, but it can also integrate with Buildium to give you a more comprehensive set of features.
Features
Among other things, Property Meld’s features include automated troubleshooting and tenant follow-up, quick work order scheduling, performance analytics and tracking, and detailed vendor profiles. However, the platform’s detailed data insights and control panel stand out the most.
Pricing
According to the company’s FAQ page, Property Meld pricing starts at $1.60/unit per month with enterprise pricing up to 50,000 units. In addition, the company automatically scans your active units each month and adjusts billing accordingly.
#4: Clyr
Specialized Software For Managing Your Maintenance Expenses
Want to automate your maintenance expense tracking? Clyr® could be the answer. It’s a platform dedicated to expense management that integrates with Buildium for a more comprehensive set of features.
Features
Clyr’s property management features include instant receipt submission via mobile app, auto transaction matching and coding to properties, utility and vendor bill automation, real-time expense insights and visibility, and compatibility with all major credit card companies.
Pricing
Clyr doesn’t list its pricing on its website. However, interested users can book a free demo to learn more.
#5: UpKeep
Property Maintenance Software That’s Well-Suited for Commercial Properties
UpKeep® is a computerized maintenance management system (CMMS) best suited for commercial properties. It’s a powerful platform, though it may be overwhelming for property managers with smaller residential portfolios.
Features
Some of UpKeep’s maintenance features include:
- Equipment data management
- Preventive maintenance
- Work order requests
- Task prioritization
- Vendor management
- Inventory control
- Asset management
- Budgeting
- Analytics and reporting
Pricing
UpKeep offers four pricing tiers:
- Lite: For $20/user per month, you can access unlimited new and recurring work orders, custom tasks, unlimited request user licenses, asset management, and 24/7 phone, email, and chat support.
- Starter: For $45/user per month, you get everything in Lite, plus preventive maintenance optimization, custom checklists, inventory management/costing, and time and manpower tracking.
- Professional: For $75/user per month, you get everything in Professional, plus multiple inventory lines, signature capture, a customizable request portal, mobile offline mode, and advanced analytics and reporting.
- Business+: For custom pricing (available upon request), you get everything in Professional, plus workflow automation, downtime tracking, purchase order management, multi-site module support, standard API access, single sign-on, and more customization features.
#6: HappyCo
Property Maintenance Software for Multifamily Portfolios
HappyCo® is a property management software with a sleek modern interface and large selection of AI tools. However, it’s designed for multifamily portfolios, so it may not be the best fit for other property types like single-family homes.
Features
Among other things, HappyCo’s maintenance features include an AI-optimized work order system, mobile inspections, online vendor management, inventory control, and automatic leasing workflow triggers (for when a vacant unit is ready for tenants).
Pricing
HappyCo doesn’t list its full pricing on its website. However, it does state that its subscription products and services are based on a per unit, per month rate with a minimum requirement of 500 units. Interested users can contact HappyCo for a custom quote.
#7: zInspector
Property Inspection Software with Mobile Capabilities
For streamlined unit inspections, consider zInspector®. It’s an easy-to-use mobile app that lets you capture property photos and videos for inspection reports (and 3D virtual tours when paired with the right camera equipment). However, it doesn’t offer comprehensive maintenance management features.
Features
zInspector’s inspection features include tenant-completed move-in and renewal inspection options (i.e., you can invite tenants to perform and report their own inspections), remote tenant signing, custom reporting, offline mode, third-party app integrations, and more.
Pricing
zInspector offers a free plan for 1 user and up to 5 properties with limited features. From there, it has three pricing tiers:
- Core: Starting at $60/month, you can access team collaboration & custom permissions, unlimited users/devices, unlimited inspections, limited third-party integrations, a task manager, and tenant-complete inspections.
- Plus: Starting at $85/month, you get everything in Core, plus access to more third-party integrations, a tenant app builder, Google Drive syncing, and 360 degree photo features.
- Max: Starting at $110/month, you get everything in the other two plans, plus in-app measurement tools, priority support, and white-label branding.
Software for Worry-Free, On-Demand Pest Control
If you’re looking for software that tackles one of the most persistent problems for rental properties, and does it well, Pest Share® provides an automated pest control system for property managers. It lets tenants report pest issues and automatically alerts local service providers. It also integrates with Buildium if you want more comprehensive features.
Features
Pest Share’s features for property managers let you add Pest Share to the monthly lease and give tenants access to the Pest Share portal. Meanwhile, tenants can submit pest issues and get quick professional pest treatment.
Pricing
Pest Share doesn’t list its pricing on its website. However, interested property managers can book a free demo to learn more.
Which Property Maintenance Software Is Best for You?
Ultimately, the right property maintenance software for you depends on your portfolio and business needs.
For example, if your portfolio consists mainly of multifamily housing, HappyCo may be the best option. Meanwhile, if you manage mostly commercial properties, UpKeep may be better. Just need a point solution for inspections? Consider zInspector. Similarly, if you’re only worried about a specific upkeep or repair challenge, go with a specialized service such as Pest Share.
But if you’re looking for a comprehensive, all-in-one solution that grows with your business (and also lets you integrate specialized services), Buildium is a standout choice. Their live demo with a platform specialist gives you a firsthand look at how it simplifies work order management, vendor coordination, and maintenance tracking—all in one place. But if you’d rather dive in and explore on your own, their free 14-day trial lets you take Buildium for a spin—no credit card needed.
Frequently Asked Questions
What is property maintenance software?
Property maintenance software is a digital platform for managing property maintenance requests and repairs. It streamlines work orders and vendor communication to speed up turnaround times and keep even the smallest tasks from falling through the cracks.
How do I choose the right property maintenance software for my business and portfolio?
To choose the best property maintenance software, carefully compare different platforms’ pricing, user reviews, and features. Look for work order tracking, automated scheduling, mobile compatibility, integrations, and scalability to be sure that the software you invest in can grow with your business.
What are the benefits of using software for rental property maintenance?
Using maintenance software boosts efficiency by automating work orders, reducing response times, and ensuring maintenance requests are completed on schedule. It also keeps tenants happy by making it easy for them to report issues and get updates.
How much does property maintenance software cost?
Property maintenance software costs vary based on your portfolio size and desired features. However, some plans start as low as $58 per month (Buildium’s Basic Plan).
Can property maintenance software integrate with other tools or platforms?
Yes, most modern property maintenance software can integrate with other third-party tools like accounting or CRM apps. This can streamline workflows and make it easier to scale your property management business without switching to a new platform.
