5 Best Property Management Maintenance Software

Key Takeaways

• Property maintenance is one of the biggest challenges for landlords and managers: Over 70% of tenant complaints relate to maintenance or safety issues. Dedicated software can automate and streamline these tasks.
• Property management software vs. maintenance software: An all-in-one property management platform includes maintenance alongside leasing, accounting, etc., while standalone maintenance software focuses only on work orders and repairs. The right choice depends on whether you need a comprehensive solution or just maintenance management.
• Essential maintenance features to look for: Work order creation/tracking, a tenant request portal, communication tools (e.g. updates via SMS/email), vendor assignment and payments, maintenance history logs, and mobile app access for on-the-go updates. These features ensure you can handle requests efficiently from start to finish.‍
• Benefit of all-in-one solutions: Using a unified property management software (like DoorLoop) means maintenance workflows integrate with rent collection, tenant communications, and more – reducing duplicate work and keeping everything in one place. This can save time, cut down on errors, and improve tenant satisfaction compared to juggling separate tools.

There are a few things that can be massive time sinks when it comes to the management of rental property, such as:

• Staying on Top of Your Finances
• Choosing a Good Accounting System
• Conducting Regular Property Inspections
• Reviewing Tenant Satisfaction
• Analyzing Your Investment's Return

But perhaps none of them are more challenging than keeping up with property maintenance.

Whether planned or preventive maintenance of an HVAC system or a sudden, unexpected request to fix a toilet, managing maintenance is always time-consuming and rarely glamorous.

Property maintenance management software seeks to lend a hand by simplifying and even automating some processes for property managers and owners.

Let’s first look at what property management software can do to get an idea of the kind of advantageous features you can expect.

What is Property Maintenance Software?

When discussing “property management maintenance software,” it usually refers to two categories of tools:

• Property Management Software: A comprehensive platform designed for landlords and property managers to handle all aspects of property operations – from rent collection and leasing to accounting and maintenance. Maintenance is just one module of a larger system.
• Maintenance Management Software: A specialized system (often called CMMS – Computerized Maintenance Management Software) focused solely on maintenance tasks like work orders, preventive schedules, and vendor management. These tools aren’t property-specific; they can be used in various industries for facility maintenance.

Think of it like using a full property management suite vs. a dedicated maintenance tool. A property management platform (for example, DoorLoop) lets you oversee maintenance plus tenant screening, listings, rent payments, etc., all in one place. In contrast, a maintenance-only system (for example, UpKeep) might offer deeper maintenance functionality but won’t help with leases or rent collection.

The table below highlights some key differences between all-in-one property management software and maintenance-specific software:

In short, both types of software can help you manage maintenance. If you only need to handle maintenance work orders, a specialized maintenance management tool might suffice. But if you prefer a platform tailored to property management (with maintenance as one component), an all-in-one property management software is likely a better choice for comprehensive management.

Notable Features of Property Management Maintenance Software

Before we get to some of the best options for property management maintenance software, let’s talk about what features you should be looking for.

These are seven maintenance management features to look for in any kind of property maintenance tool:

• Work order creation: You should be able to create maintenance tasks, edit work orders, and schedule preventive maintenance.
• Tenant maintenance requests: One of the best features of a property management tool like DoorLoop is that tenants can send in maintenance requests themselves conveniently from the app. 
• Tenant communication: In addition, tools to communicate with tenants on those maintenance orders (such as SMS messaging) is key. 
• Vendor assignment: You should be able to assign that work order to a vendor. 
• Vendor payment: You should also be able to pay that vendor once the job is complete. 
• Word order history: Once a job is complete, you should be able to view it and all previously completed work orders from one central place. 
• View work orders on mobile: You should also be able to view all of the above on mobile, so you can handle work orders and maintenance requests on the go, whenever and wherever you are.

With all of these features together, you have a full suite of maintenance management tools designed to streamline your entire work order system. 

Best Property Maintenance Software at a Glance

If you’re short on time, the following table provides a quick side-by-side comparison of the top 5 maintenance management solutions we’ll cover, including each software’s standout trait:

Best Property Management Maintenance Software: Our Top Picks

Below are five of the top property management maintenance tools available.

Each software section includes the following:

• A quick summary highlighting the system's unique pros and cons
• Notable features
• Pricing

Together, they should give you a clear idea of whether that tool does what you need and want it to and is worth looking into.

1. DoorLoop

⭐⭐⭐⭐⭐ 4.8 (693 reviews)

DoorLoop is an all-in-one property management software with a robust set of maintenance management tools.

You get access to tools that allow you to perform these major property maintenance tasks:

• Create and manage work orders with a complete order history
• Easily allow tenants to send in maintenance requests
• Communicate with tenants in real-time on those requests
• Assign to a vendor and issue the payment when they complete the order
• Track it all via a convenient mobile app

You also get access to other great property management features:

• Automatic rent payments
• A complete property CRM for managing all your leads and tenants
• A robust suite of property accounting tools
• Tenant portal and owner portal
• Automatic listings

Pricing

DoorLoop starts at just $49 per month for up to your first 20 units, which is very affordable considering what it has to offer and when compared to other software on the market.

Check out DoorLoop today.

2. ServiceTitan

⭐⭐⭐⭐½  4.4 (306 reviews)

ServiceTitan is a maintenance management solution designed for service professionals dealing with large-scale property management.

Users report high satisfaction ratings as well as good usability of the software itself.

However, being a maintenance-specific software, it doesn’t offer any of the typical features you’d expect from a full property management tool.

Features include:

• Work order creation
• Order database
• Scheduling
• Work quotes
• Recurring maintenance appointments

Pricing

ServiceTitan doesn’t list its pricing publicly, so you’ll have to contact the sales team for more information. 

3. Service Fusion

⭐⭐⭐⭐☆ 4.3 (248 reviews)

ServiceFusion is a maintenance management solution designed for small- to mid-sized businesses.

It serves everyone from property management companies to appliance maintenance specialists, so it's not designed specifically for property management (nor does it have other property management features). However, users report good ease of use.

Features include:

• Work order creation
• Order and customer database
• Contract management
• Quotes
• Scheduling

Pricing

Service Fusion starts at $149 per month and goes up to $399 per month for the premium-tier plan.

4. FMX

⭐⭐⭐⭐½  4.7 (419 reviews)

FMX is a dedicated maintenance management software with a large list of features, including strong scheduling tools.

It boasts high ease of use, but being a maintenance management-specific platform not designed specifically for property management, it lacks other property-related features like online rent payments, leasing, and screening.

Features include:

• Work order creation
• Preventative scheduling
• Recurring appointments
• Quotes

Pricing

FMX doesn’t list its pricing online, so you’ll need to contact the company directly to get a demo and find out more about its pricing model.

5. UpKeep

⭐⭐⭐⭐½  4.6 (1,347 reviews)

UpKeep is an enterprise-level maintenance management solution for those looking for something with more robust maintenance management features.

It isn’t designed for property management, so you’re missing many useful features. But it does offer unique maintenance-related features, such as being able to assign priority levels to work orders and automatically delivering work orders.

Features include:

• Work order creation
• Automated workflows
• Real-time work order tracking
• Work order analytics

Pricing

UpKeep’s basic plan starts at $45 per month for features like inventory management, preventive maintenance, and monthly analytics and reporting.

DoorLoop: The Best All-in-One Solution

Do you want to learn about preventative maintenance and how it can help you cut costs in the long run? If so, give this article a read!

The best maintenance management tool is the one that not only supports preventative maintenance but also integrates smoothly with your existing workflows, without adding more manual processes, extra labor hours, or unnecessary complexity to your software stack.

So when evaluating solutions, think about not only what each system can do but also how it impacts your day-to-day operations, your team’s operational efficiency, and your ability to make data-driven decisions. A standalone maintenance system may offer a few appealing features, but if it becomes “just another tool,” it can create more work, duplicate tasks, and slow down your response time.

A dedicated, cloud-based property management platform like DoorLoop helps you manage preventative maintenance while also streamlining the rest of your operations across residential and commercial properties, student housing, community associations, and more. Beyond maintenance, it gives you an intuitive, all-in-one system to simplify:

• Leasing & online applications
• Rent collection & payment processing
• Accounting & financial reporting
• Listings & property marketing
• Resident management & communication workflows
• Vendor management & service requests

With real-time insights, automated routine tasks, and a birds-eye view of your entire property portfolio, DoorLoop helps you improve efficiency, reduce downtime, and deliver better tenant satisfaction—while giving you the most value from a single, easily accessible platform.

Schedule a free demo today and see what it can for you!