Facilio is the best building management software for most multi-site commercial portfolios, with UpKeep the best low-cost start for a small team and MaintainX the best free start for mobile work orders. Published prices are rare here, because Facilio, Building Engines, FMX and MRI Software all use quote-only pricing, while UpKeep starts at $24 per user per month and MaintainX starts at $20 per user per month when billed annually. Yardi Breeze Commercial charges $2 per unit per month with a $200 monthly minimum, so a 50-unit portfolio pays $200 per month, not $100, and that minimum matters more than the headline rate for small portfolios.
Building management software covers work orders, preventive maintenance, assets, tenants and vendors for offices, retail, schools and other commercial buildings. The right pick depends on portfolio size, the number of technicians who need a licensed seat, and whether you need lease and accounting depth or only maintenance and tenant requests.
On this page
Best building management software: comparison table
Swipe the table sideways on a phone to see every column.
| # | Name | Best for | Starting price | Free plan / trial | Link |
|---|---|---|---|---|---|
| 1 | Facilio | Multi-site commercial portfolios | quote only | No | Visit |
| 2 | Building Engines | Commercial office and retail portfolios | quote only | No | Visit |
| 3 | UpKeep | Small mobile maintenance teams | $24 per user/month | Free trial (7 days) | Visit |
| 4 | MaintainX | Mobile-first teams starting free | $20 per user/month | Yes | Visit |
| 5 | Fiix | Asset-heavy teams wanting a free start | $45 per user/month | Yes | Visit |
| 6 | FMX | Schools, campuses and facility teams | quote only | No | Visit |
| 7 | Yardi Breeze | Small commercial portfolios | $2 per unit/month | No | Visit |
| 8 | MRI Software | Large mixed commercial portfolios | quote only | No | Visit |
The 8 best best building management software tools, in detail
Facilio
Best for: Multi-site commercial portfolios
Facilio is a connected operations platform for commercial real estate, corporate facilities, retail and healthcare portfolios. It brings work orders, preventive maintenance, assets, vendors, energy and tenant requests into one system, so a team can move from a tenant request to a closed job without switching tools. Its pricing page explains that Connected CMMS is priced by named users, split by user type, with three tiers named Standard, Essential and Enterprise.
- One limit: Facilio does not publish a per-user price, and pricing is typically quoted for a 3-year contract, with further discounts for 5-year commitm
- Facilio fits an owner-operator with 10 to 500 or more buildings who wants live asset data and portfolio dashboards.
- It is a poor fit for a single building that wants a published monthly price.
Pros
- Connected work orders, assets, energy and tenant requests on one data layer
- live data from meters and sensors tied to maintenance
Cons
- No published price, so budgeting needs a sales quote
- one-time setup and implementation fee is charged separately at contract start
Building Engines
Best for: Commercial office and retail portfolios
Building Engines, now a JLL company, sells Prism as an operations command center for commercial real estate. Prism connects property teams, tenants and vendors in one mobile-friendly platform, with tenant service requests, work orders, vendor bidding, resource reservations and certificate-of-insurance tracking. That tenant-facing depth is the main reason to choose it over a general maintenance tool.
- One limit: the vendor states that pricing is available on request and customized based on portfolio size and needs, and its pricing page lists portfol
- There is no free plan and no free trial, so evaluation is demo-led.
- Building Engines suits a Class A office, retail or industrial portfolio that wants tenant experience and chargebacks with maintenance.
- It does not suit a small team that needs a published price before a sales call.
Pros
- Tenant service requests, certificate tracking and billable work chargebacks for commercial buildings
- Prism mobile app for engineers and technicians
Cons
- No published price and no free plan or free trial
- pricing is customized by portfolio size and features, so early cost comparison is hard
UpKeep
Best for: Small mobile maintenance teams
UpKeep is a mobile-first maintenance platform for teams that run work orders, assets and parts from a phone. Essential costs $24 per user per month and includes unlimited work orders, unlimited locations, asset management, QR code scanning, internal requests and 250 Nova AI credits per month. Premium costs $55 per user per month and adds preventive maintenance scheduling, custom checklists, parts and inventory with costing, time and labor tracking and 500 Nova AI credits per month.
- One limit: only admin, technical and limited technical users need a licensed seat, while view-only users, requesters and third-party vendors are free
- Implementation is separate, with Training Only at $500, Quickstart at $1,500 and Advanced at $5,000.
- UpKeep suits a small team moving off spreadsheets at one site or a few sites.
Pros
- Unlimited work orders and locations on Essential at $24 per user per month
- unlimited view-only, requester and vendor users at no extra license cost
Cons
- Preventive maintenance scheduling starts on Premium at $55 per user per month
- mobile offline mode starts on Professional, which is quote only
MaintainX
Best for: Mobile-first teams starting free
MaintainX is a mobile-first maintenance platform with a free Basic plan, which makes it the easiest low-risk start in this list. Basic costs $0 per user per month and includes unlimited work orders, unlimited procedures and unlimited requester users, but it is limited to 2 work orders with attached procedures, 2 active repeating work orders and 1 month of access to Advanced Analytics. Essential costs $20 per user per month when billed annually, or $25 when billed monthly, and adds unlimited work orders with attached images and unlimited repeating work orders.
- Premium costs $65 per user per month when billed annually, or $75 when billed monthly, and adds meter-based maintenance, parts inventory, purchase ord
- Enterprise is custom priced and adds multi-site management, SSO and asset health insights.
- MaintainX suits a team that wants to start free and then move to Essential for preventive maintenance.
- It suits a team less well when parts and API access are needed from day one, because those sit on Premium.
Pros
- Free Basic plan with unlimited work orders and unlimited requester users
- published Essential price of $20 per user per month when billed annually
Cons
- Basic is limited to 2 active repeating work orders and 2 work orders with attached procedures per month
- parts inventory, purchase orders and API access start on Premium at $65 per user per month
Fiix
Best for: Asset-heavy teams wanting a free start
Fiix, a Rockwell Automation company, is a maintenance platform for asset-heavy facilities that want work orders, preventive maintenance, assets and parts in one place. The free plan includes unlimited work requests and work orders, tasks, a calendar and email and push notifications, and unlimited parts inventory, with up to 25 active preventive maintenance jobs and no credit card required. Basic costs $45 per user per month and adds unlimited preventive maintenance jobs and meter readings, while Professional costs $75 per user per month and adds multi-site management, purchasing and Fiix Foresight.
- One limit: failure codes, e-signatures and the audit trail sit on the Enterprise tier, which is custom priced, so a team with strict inspection record
- Fiix also connects to Rockwell FactoryTalk, which lets machine signals open Fiix work orders directly.
- Fiix suits a mid-size facility team that wants a real free start and published prices.
Pros
- Free plan with unlimited work requests and work orders and unlimited parts inventory
- published Basic price of $45 per user per month
Cons
- Free plan is limited to 25 active preventive maintenance jobs
- multi-site management, purchasing and Fiix Foresight start on Professional at $75 per user per month
FMX
Best for: Schools, campuses and facility teams
FMX is a facilities management suite built for schools, higher education, healthcare and other facility teams. Its products cover work orders, capital planning, utility tracking, event scheduling and warehouse inventory, so a campus can manage maintenance requests, planned work and stock from one account. FMX states that pricing is based on the number of users working on and closing out maintenance requests, or the number of students enrolled for public K-12 schools, plus the features chosen.
- Standard contracts are renewed annually, and FMX charges a one-time implementation fee.
- One limit: FMX creates an implementation and onboarding plan based on a 60-day timeframe, so a buyer should plan for that setup window rather than a s
- The suite suits a school district, university or large campus that needs work orders, capital planning and event scheduling together.
- It suits a single commercial building less well, because the quote-only model and the implementation fee add cost and time.
Pros
- Work Manager, Capital Planner, Utility Manager, Event Manager and Warehouse Manager in one suite
- pricing based on users who close requests, with free requesters
Cons
- No published price and a one-time implementation fee
- no free plan, so evaluation needs a quote and a demo
Yardi Breeze
Best for: Small commercial portfolios
Yardi Breeze is the small-portfolio product from Yardi, and it is the most transparent per-unit option in this list. Breeze Commercial costs $2 per unit per month with a $200 monthly minimum on an annual agreement, and Breeze bills each month for the units managed the month before, or the minimum, whichever is greater. For a 200-unit commercial portfolio, that is $400 per month.
- Breeze includes online maintenance, automated common area maintenance reconciliation, vendor payments and owner payments for commercial properties.
- One limit: there is no free plan or free trial, so evaluation is demo-led, and feature depth trails the larger Yardi Voyager suite.
- Breeze Premier carries a $400 monthly minimum and annual-only billing, and it is needed for affordable housing and some other property types.
- Yardi Breeze suits a small commercial manager who wants a published per-unit price and basic maintenance, leasing and accounting in one place.
Pros
- Published commercial price of $2 per unit per month with a $200 monthly minimum
- no charge for setup, training, support or data conversion
Cons
- No free plan or free trial
- Breeze Premier, for affordable housing and other property types, starts at a $400 monthly minimum with annual-only billing
MRI Software
Best for: Large mixed commercial portfolios
MRI Software is a long-running property platform, in the market since 1971, and its Angus module handles commercial work orders and tenant requests alongside lease and financial tools. That combination is the reason to choose MRI over a maintenance-only tool: a large owner can run leasing, multi-entity accounting, tenant service and preventive maintenance in one system. MRI also offers workplace and visitor products, so the suite can grow beyond maintenance.
- One limit: core MRI products require a custom quote, and third-party listings give conflicting starting figures, so a buyer should not treat any direc
- There is no free plan and no free trial.
- MRI suits an institutional owner or large manager with complex mixed portfolios and serious reporting needs.
- It is far more system than a small or mid-size manager needs.
Pros
- Angus work orders and tenant requests inside a wider property, lease and accounting suite
- open architecture with more than 150 partner integrations
Cons
- Quote-only pricing with no published price and no free plan or free trial
- implementation is a project, not a self-serve setup
How we chose
We chose tools that run real commercial buildings and cover work orders, preventive maintenance, assets and tenant requests. Prices and plan limits come from official vendor pricing pages and docs opened on 12 November 2026, and quote-only tools are marked quote only rather than given an estimated price. We did not test any tool hands-on. Facilio pricing is typically quoted for a 3-year contract, with further discounts for 5-year commitments, and that billing detail is stated here because most roundups skip it.
Which system fits your portfolio size and budget
| Portfolio | Best pick | Starting price | Why it fits |
|---|---|---|---|
| 1 building, 1 to 5 technicians | MaintainX | $20 per user/month (billed annually) | Free Basic plan, then a low published Essential price |
| 1 to 3 buildings, small team | UpKeep | $24 per user/month | Mobile work orders, free requesters, $500 to $5,000 implementation options |
| 1 to 10 buildings, asset-heavy | Fiix | $45 per user/month | Free plan with 25 active preventive maintenance jobs, published prices |
| Small commercial portfolio | Yardi Breeze | $2 per unit/month (commercial, $200 monthly minimum) | Published per-unit price, no setup charge |
| Multi-site commercial portfolio | Facilio | quote only | One data layer for work, assets, energy and tenants |
| Large mixed portfolio | MRI Software | quote only | Lease, accounting and Angus maintenance in one suite |
Frequently asked questions
How much does building management software cost?
Costs range from $0 on a free plan to quote-only enterprise contracts. MaintainX Essential is $20 per user per month when billed annually, UpKeep Essential is $24 per user per month, Fiix Basic is $45 per user per month, and Yardi Breeze Commercial is $2 per unit per month with a $200 monthly minimum. Facilio, Building Engines, FMX and MRI Software are quote only.
Which is the best building management software for a small team?
MaintainX is the best pick for a small team that wants to start free, because Basic costs $0 and includes unlimited work orders and unlimited requester users. UpKeep is the best low-cost subscription start at $24 per user per month, with unlimited work orders and locations on Essential. Choose MaintainX for a free start, and choose UpKeep for a simple published price and a 7-day free trial.
Which is the best building management software for a large commercial portfolio?
Facilio is the best pick for a large multi-site commercial portfolio, because it joins work orders, assets, energy and tenant requests. Building Engines is the best pick when tenant experience and billable work chargebacks matter most. MRI Software is the best pick when lease administration and accounting must sit beside maintenance.
Is there a free building management software plan?
Yes, two tools in this list offer a free plan. MaintainX Basic is free and includes unlimited work orders, while Fiix offers a free plan with unlimited work requests and work orders and up to 25 active preventive maintenance jobs. UpKeep does not offer a free plan, but it offers a 7-day free trial.
Do I need a separate tool for tenant requests?
No, not with the commercial tools in this list. Facilio, Building Engines, MRI Angus and Yardi Breeze all include tenant requests or online maintenance in the same system as work orders. UpKeep, MaintainX and Fiix use requester users for the same job, and UpKeep gives unlimited requester users at no extra license cost.
What is the main cost trap in building management software?
The main trap is the tier that holds the feature you need. Preventive maintenance scheduling, parts inventory, offline mobile use, multi-site tools and API access often sit one or two tiers above the entry price. Facilio also quotes pricing for a 3-year contract in most cases, so ask for the 1-year price, the setup fee and the renewal terms before signing.
Sources
- https://facilio.com
- https://facilio.com/pricing/know-more/
- https://www.buildingengines.com
- https://www.buildingengines.com/get-pricing/
- https://upkeep.com
- https://upkeep.com/pricing/?filter=maintenance
- https://getmaintainx.com
- https://getmaintainx.com/pricing/
- https://fiixsoftware.com
- https://fiixsoftware.com/pricing/
- https://www.gofmx.com
- https://www.gofmx.com/pricing/quote/
- https://www.yardibreeze.com
- https://www.mrisoftware.com
Prices and features were read on each company’s own website in November 2026. They change often, so confirm the current offer on the official site before you sign up or buy.