IBM Maximo for Facilities Management
Maximo Real Estate and Facilities (formerly TRIRIGA) on MAS 9: leases, space, capital projects, and maintenance on one suite, with a planned path off TRIRIGA
Overview
IBM TRIRIGA now continues as Maximo Real Estate and Facilities (formerly TRIRIGA), or MREF, the designated upgrade path that runs inside Maximo Application Suite 9.x. It covers lease administration, space planning, capital projects, facility condition, and environmental and energy management, and it shares MAS user management, AppPoints licensing, and Red Hat OpenShift with Maximo Manage. IBM ends base support for all TRIRIGA and TRIRIGA Application Suite versions on 30 September 2027, so every TRIRIGA customer needs a migration decision now. MREF 9.2 adds native Manage integration, where locations and assets synchronize and service requests create Manage work orders, along with AI lease abstraction, dynamic space planning, and a Reserve app with IoT occupancy check-in. We plan and run the TRIRIGA to MREF migration, connect MREF to Manage and your building systems, and build the maintenance programs that keep your portfolio compliant.
What facilities management maintenance leaders are prioritizing
TRIRIGA to Maximo Real Estate and Facilities: key dates
New orders for TRIRIGA, TRIRIGA Application Suite, and TRIRIGA SaaS ended on 28 January 2026. Base support for all TRIRIGA and TAS versions ends on 30 September 2027, after which IBM moves them to Sustained Support for up to five years. Customers who trade up to a MAS license receive dual support until 30 April 2029 and must stop using TRIRIGA once the technical migration to Maximo Real Estate and Facilities is complete.
The problem
32% space heating share of energy. Largest end use in U.S. commercial buildings, which consumed 6.8 quadrillion Btu in 2018
Over 2/3 nyc emissions from buildings. Share of New York City greenhouse gas emissions that come from buildings
TRIRIGA base support ends in September 2027. Teams must choose between Sustained Support, migrating to Maximo Real Estate and Facilities, or re-platforming, and plan database, license, and integration changes.
When leases, space, and capital projects live in an IWMS and work orders live in a separate CMMS, service requests are re-keyed and location data drifts between systems.
Abstracting key dates, terms, and obligations from lease documents by hand is slow and error-prone, and missed critical dates carry real cost.
Building management systems from different vendors across a portfolio keep telemetry separate from maintenance records, so faults surface as comfort complaints instead of planned work.
Capital planning needs consistent condition assessments and priority scoring across thousands of building systems, and backlogs grow when that data is missing.
NYC Local Law 97 and similar laws set emissions limits for large buildings. Meeting them depends on executing retro-commissioning and equipment replacement work on time.
How we fix it
IBM says existing TRIRIGA databases, data, and configurations can be brought into MAS through a platform upgrade, which may also require a database conversion, license reassignment, and integration changes. Workloads move from TRIRIGA process servers to OpenShift pods, and licensing and users move to the suite level.
AI in practice
MREF 9.2 bundles a User Migration Tool and supports merging Object Migration packages, and the dual support window lets TRIRIGA keep running while the migration is completed.
MREF 9.2 integrates natively with Maximo Manage: locations and assets synchronize, and MREF service requests create work orders in Manage. It replaces the legacy TRIRIGA connector and uses cluster certificates with a Manage Integration Manager app.
AI in practice
Real estate and maintenance share one location hierarchy, so maintenance cost and history can be viewed alongside lease and space data.
AI lease abstraction accepts lease documents in PDF or DOCX, fills in key fields, and shows where each value came from so a person can review it. Dynamic space planning adds markup and space assessments, and the Reserve app syncs with Outlook delegates.
AI in practice
When MREF is integrated with Maximo Monitor, room reservations can check users in automatically from IoT occupancy sensors and cancel no-shows. Lease abstraction requires the MAS AI Service.
The Edge Data Collector device library in Maximo Monitor includes BACnet/IP connectors, with scan-by-protocol discovery and a CSV import template. In Monitor 9.2 the IoT Platform is no longer required. BACnet MS/TP networks need a BACnet/IP router or gateway.
AI in practice
Monitor's anomaly detectors can flag abnormal chiller and air handler behavior, and Maximo Health and Predict can use that data for condition scores and remaining useful life. Fault detection rules are built for your equipment; IBM does not ship a packaged HVAC FDD library.
NFPA 25 and NFPA 72 inspection, testing, and maintenance tasks, ASHRAE 180 HVAC tasks, and ASHRAE 188 water management control points can be loaded as job plans and PMs, with route-based inspections on Maximo Mobile and deficiencies raised as corrective work orders.
AI in practice
The Reliability Strategies library provides failure modes and PM tasks for common asset types as a starting point for HVAC and building system PM programs.
Walk through your assets, integrations, and compliance needs with an engineer who has configured Maximo for your industry.
The platform
Compliance
PMs and job plans per component frequency, route-based inspections on Maximo Mobile, deficiency work orders, and audit history support sprinkler, standpipe, and fire pump programs.
Fire alarm inspection and testing follows the same PM and inspection pattern, with results recorded against each device.
Standard 180 task tables can be loaded as job plans and PM masters, with condition data from Maximo Monitor documenting the maintenance program.
PMs and meter readings for temperature and disinfectant residual, with out-of-range alerts, support a building water management program.
Hazards, precautions, and lockout/tagout steps on job plans and work orders, plus HSE permits, keep energy control in the maintenance workflow. The annual periodic inspection can be scheduled as a PM.
Maximo executes the work: retro-commissioning, equipment replacement, and PM on high-emitting systems. Emissions are calculated in ENERGY STAR Portfolio Manager or IBM Envizi.
KPIs, SLA evidence, service catalogs, and continual-improvement records in Maximo support an ISO 41001 management system and complement ISO 55001.
Maximo Real Estate and Facilities (formerly TRIRIGA) is the evolution of IBM TRIRIGA: an integrated workplace management system that runs inside Maximo Application Suite 9.1 and later. It covers lease administration, space planning, capital projects, facilities maintenance, and environmental and energy management, and shares MAS user management, AppPoints licensing, and OpenShift with Maximo Manage.
IBM ends base support for all versions of TRIRIGA and TRIRIGA Application Suite on 30 September 2027. New orders, including TRIRIGA SaaS, ended on 28 January 2026, and after base support ends IBM provides Sustained Support for up to five years.
The functionality is largely the same, but it runs on a new platform. IBM says existing TRIRIGA databases, data, and configurations can be brought into MAS through a platform upgrade, which may also require a database conversion, license reassignment, and integration changes.
Yes, for a limited window. Customers who trade up their TRIRIGA license to MAS receive dual support until 30 April 2029 and must stop using TRIRIGA once the technical migration is complete.
Maximo Manage is an EAM focused on maintenance, reliability, and the asset lifecycle. TRIRIGA, now Maximo Real Estate and Facilities, is an IWMS focused on real estate portfolios, leases, space, and capital projects. In MAS 9.2 the two integrate natively, with location and asset sync and service requests that create Manage work orders.
Yes. The Edge Data Collector device library in Maximo Monitor includes BACnet/IP connectors along with Modbus and OPC-UA. BACnet MS/TP serial networks are not confirmed, so plan for a BACnet/IP router or gateway.
Yes. In MREF 9.2 the integration is native: locations and assets synchronize between the two, and MREF service requests create work orders in Manage, replacing the legacy TRIRIGA connector.
Yes, in MREF 9.2. AI lease abstraction takes lease documents in PDF or DOCX, fills in key fields, and shows the source location of each extracted value so a person can review it. It requires the MAS AI Service.
Yes, in MREF 9.2. When MREF is integrated with Maximo Monitor, the room reservation apps check users in automatically when an IoT occupancy sensor detects presence and cancel no-shows.
No. IBM Envizi ESG Suite is a separately licensed SaaS product. MAS provides the IBM Maximo Connector for Envizi, which runs on App Connect flows.
Tell us where your maintenance program is today. We will tell you honestly what Maximo can and cannot do for it.
