Optimize real estate and facilities operations
IBM® TRIRIGA® is an integrated workplace management system (IWMS) that streamlines real estate and facilities management, optimizing portfolio performance and asset lifecycle. This modular and scalable solution helps enterprises reduce costs and improve operational efficiency with data-driven decisions while ensuring readiness for future challenges.
faster space utilization insights.¹
USD in cost avoidance while reducing reporting times.²
work orders per year were processed with TRIRIGA.²
Features
Provides complete enterprise-wide project and program management including the required tools to support efficient, cost-effective delivery of capital, facility and environmental projects.
Identifies resource-intensive facilities and processes, analyzes the financial and environmental benefits of environmental sustainability investments, and automates carbon reduction actions to reduce energy costs and achieve environmental and energy management strategies.
Helps organizations enhance the effectiveness of real estate portfolio planning, improve returns from real estate transactions, avoid lease penalties and overpayments, and streamline lease accounting.
Provides facility maintenance software to manage critical facilities assets throughout their lifecycle and reduce maintenance costs. It automates corrective maintenance for higher-quality services and streamlines preventive and condition-based maintenance to improve the condition of critical assets and extend their lifespan.
Increases the utilization of real estate and building infrastructure assets through advanced space planning, space management and move planning. It provides space management and audit tools, space use agreements and chargeback tools, and move planning and move execution management.
Provides complete enterprise-wide project and program management including the required tools to support efficient, cost-effective delivery of capital, facility and environmental projects.
Identifies resource-intensive facilities and processes, analyzes the financial and environmental benefits of environmental sustainability investments, and automates carbon reduction actions to reduce energy costs and achieve environmental and energy management strategies.
Helps organizations enhance the effectiveness of real estate portfolio planning, improve returns from real estate transactions, avoid lease penalties and overpayments, and streamline lease accounting.
Provides facility maintenance software to manage critical facilities assets throughout their lifecycle and reduce maintenance costs. It automates corrective maintenance for higher-quality services and streamlines preventive and condition-based maintenance to improve the condition of critical assets and extend their lifespan.
Increases the utilization of real estate and building infrastructure assets through advanced space planning, space management and move planning. It provides space management and audit tools, space use agreements and chargeback tools, and move planning and move execution management.
Industries
See how TRIRIGA Application Suite capabilities can provide holistic facilities lifecycle management across industries.
Government agencies face challenges in managing aging buildings, including deferred maintenance, reduced funding, increased oversight, rising costs, labor shortages and a focus on healthy buildings. TRIRIGA offers them cost-effective, long-term facility management solutions for flexible, quick adaptation to unforeseen events, enabling continued essential operations.
Capabilities:
- Modular design for logic step-wise implementations
- FedRamp authorized (moderate impact level)
- GASB 87 and 96 certified
- Integrated facility condition assessment functionality
- Open and extensible architecture designed for simplified integration
- Single source of truth for facility management
More ways to explore
Hospitals and medical facilities struggle to provide comprehensive care without financial loss due to rising labor, supply, insurance, building and operating costs, alongside lower reimbursements and decreasing government funding. TRIRIGA can help optimize operational efficiency, enabling quick turnover of patient, exam and operating rooms to maximize infrastructure efficiency and ROI. By maintaining state-of-the-art facilities, TRIRIGA supports compliance with regulatory safety and health standards while supporting a positive return on investment.
Capabilities:
- Maintenance and operations process automation
- Workload balancing across facility professionals
- Single source of truth for facility management
- Maintenance supply tracking and management
- Extensive reporting or dashboards of daily activities
More ways to explore
Education institutions must produce outstanding citizens and prepare future workers for jobs while facing yearly funding cuts. To lower expenses, they often need to cut staff, increase enrollment or reduce facility costs. The TRIRIGA integrated facility management solution can address these challenges. By optimizing maintenance and operations, institutions can lower staffing requirements, handle more students and activities, and better plan and run facility upkeep.
Capabilities:
- Integrated facility condition assessment
- Maintenance and operations process automation
- Integrated capital planning and lease management
- Single source of truth for campus or facility management
- Robust reporting or dashboards for monitoring activities
More ways to explore
Many corporations face under-utilized office space due to hybrid work, open landscapes, healthy workspaces, sustainability and changing workforce dynamics. TRIRIGA offers a holistic space management solution that provides productive work environments cost-effectively and sustainably. It optimizes space utilization within and between buildings, enhances capital planning, manages building lease terms and reduces maintenance and operations expenses across facilities.
Capabilities:
- Integrated capital planning and project management
- Integrated lease management
- Comprehensive space, move and workspace management
- Workspace hoteling, reservations and indoor-mapping
- Comprehensive maintenance or operations management
- Single source of truth for facility management
- Robust reporting or dashboards for operational awareness
More ways to explore
Benefits
Optimize your workplace utilization with strategic space planning and floor plan data while fostering a healthy, connected and productive environment.
Streamline lease accounting and administration to optimize cost savings and better assess financial impacts of potential disruptions.
Use conditions-based and preventive maintenance for better decision making and to reduce operating costs.
Improve project cycle time, eliminate budget over-runs, remove resource bottlenecks and analyze projects risks to improve planning decisions.
Royal Melbourne Hospital used IBM TRIRIGA software to digitize facilities management and business processes.
Teradyne used IBM TRIRIGA to achieve operational efficiency through better space optimization and utilization.
Outfront Media used IBM TRIRIGA to transform their manual processes into seamless digital experiences.
FAQ
IBM TRIRIGA has evolved by being repackaged into IBM Maximo Application Suite (MAS), as IBM Maximo Real Estate and Facilities solution, including the full suite of TRIRIGA capabilities.
MAS customer-managed and SaaS with Maximo Real Estate and Facilities will replace TRIRIGA Application Suite offerings.
Yes. None of the current TRIRIGA functionality is being removed.
Maximo Real Estate and Facilities was announced in June 2025, along with Maximo Application Suite 9.1 release.
Customers will be able to bring their existing TRIRIGA database, including data and configurations, into the MAS environment. This will minimally require a platform upgrade, potential database conversion (depending on which database is being used), license reassignment, and potentially some modifications of integrations and other setup to account for the environment architecture.
Yes. MAS Core and Foundation Services will be the base capabilities for authentication used by Maximo Real Estate and Facilities. So just like TAS requires RHOS today, the new offering also requires the MAS Core and Foundation Services. Customers will not have to adopt any other components of MAS.
The TRIRIGA user interface will continue to exist as today, rebranded to Maximo Real Estate and Facilities. The new Operational Dashboards in MAS will be extended to include MREF information.
At the end of the existing TRIRIGA SaaS contracts, customers will have the opportunity to migrate to MAS SaaS.
The support lifecycle schedule can be found here.
When TRIRIGA joins MAS it will adopt Maximo user management for single sign on. Maximo capabilities will be made available via universal app point system. In addition, there will be enhancements to workplace services, dynamic space planning, drawing manager and reserve.
All future product updates will be on Maximo Application Suite for Real Estate and Facilities moving forward. In future iterations direct integrations will be built between Maximo Application Suite for Real Estate and Facilities and Manage, unlocking strong new use cases for asset lifecycle management. The functionality across asset lifecycle management products enhances organizational planning and operations to optimize assets and the service they provide.
Footnotes
¹ “Closing the workplace door on COVID-19,” Karen Boush, February 2021.
² “Optimize your real estate and facilities management from the ground up,” May 2021.