MAS suite — Real Estate & Facilities
The same Manage platform, applied to buildings, leases and space
We deliver IBM Maximo Real Estate and Facilities — formerly TRIRIGA — on MAS as a production capability for organisations with significant building portfolios: real estate and lease admin, capital projects, space planning, facilities maintenance, and ESG reporting, on the same managed cloud as Manage.
IBM Maximo Real Estate and Facilities is the integrated workplace management system (IWMS) inside MAS — the capability that used to be called TRIRIGA and TAS. From MAS 9.1 onwards it shares user management, AppPoints and the OpenShift estate with Manage, Monitor, Predict, Health and the rest of the suite. The TRIRIGA name has changed; the workflows haven’t.
What it actually does
Real Estate and Facilities runs the side of an asset-intensive operator’s portfolio that is buildings, leases and space rather than plant. The five capability areas it is built around are real estate portfolio and lease management (with lease accounting under IFRS, ASC and GASB), capital projects and planning, space planning and management, facilities maintenance and operations, and environmental management. These are the same capabilities TRIRIGA customers have been using for years — now on the MAS platform.
When it earns its licence
The case lands when one of four things is happening. The lease portfolio has grown to the point that spreadsheets and point tools no longer pass audit. Capital project visibility across the building estate is fragmented. Space utilisation is the centre of a hybrid-working conversation that needs evidence rather than opinion. Or ESG and sustainability reporting against the building portfolio has become a board-level deliverable and the underlying data is in a dozen places.
The other case — and one we see more often now — is consolidation. An operator running Manage for plant and a separate IWMS for the estate decides that one platform, one user model and one operations team is worth more than the parallel stack. RE&F on MAS is what makes that consolidation safe.
What we deliver
- IWMS implementation and configuration across the relevant capability areas: portfolio, lease, projects, space, operations, sustainability
- TRIRIGA to Maximo Real Estate and Facilities migration for existing TRIRIGA and TAS customers, using the IBM migration tooling
- Integration with finance, HR and ERP where lease accounting, headcount-driven space planning or asset capitalisation require it
- Manage and APM cross-feeds so facilities assets flow into criticality and condition models in Health, and live BMS or energy data flows in via Monitor
- Reporting for lease accounting standards, ESG, ISO 41001 and the operator’s internal capital governance
- Managed hosting and run-state on the same MAS platform as Manage, owned by the same operations team
How this fits with the rest of the suite
Real Estate and Facilities is the third leg of the “beyond Manage” conversation alongside the analytics components and field service. It draws on the same Manage data model, runs on the same OpenShift, and is operated by the same team. For operators with both a plant and a building portfolio, that means one platform across the whole asset estate. The wider story sits on the MAS suite overview.
Related capabilities
Related capabilities and components
MaxIron products
MaxIron products that strengthen RE&F operations
Frequently asked questions
- What is IBM Maximo Real Estate and Facilities?
- It is the integrated workplace management system (IWMS) capability that lives inside MAS from version 9.1 onwards. Functionally it is what TRIRIGA and the TRIRIGA Application Suite (TAS) used to be: real estate portfolio and lease management, capital projects, space planning, facilities maintenance and operations, environmental management. IBM rebranded and brought it under the MAS umbrella so it shares user management, AppPoints and the OpenShift estate with the rest of the suite.
- Is this the same as TRIRIGA?
- Yes, in capability. The product name has changed and the licensing and administration moved into MAS Core, but the IWMS workflows that TRIRIGA customers have used for portfolio, lease, projects, space and operations are intact. IBM has published a migration tool for existing TRIRIGA customers moving to Maximo Real Estate and Facilities. IBM's product page covers the official position.
- Where does this fit if we already run Maximo Manage for plant assets?
- Manage is built around heavy industrial and linear assets — pumps, turbines, conveyors, fleet, networks. Real Estate and Facilities is built around buildings, leases, space and portfolios — different data model, different workflows, different reporting (IFRS / GASB lease accounting, ESG, ISO 41001 facilities). Most asset-intensive operators run both: Manage for the plant, RE&F for the estate, on the same MAS platform.
- When does Real Estate and Facilities earn its licence?
- It earns it when the cost of running spreadsheets, point tools and disconnected lease admin systems exceeds the cost of consolidating onto an IWMS platform. The signals are usually a lease portfolio in the hundreds or thousands, a capital project pipeline that nobody has end-to-end visibility on, a space utilisation question driven by hybrid working, or a sustainability or ESG reporting requirement against the building portfolio.
- Do you deliver and run Real Estate and Facilities today?
- Yes. We design and configure the IWMS workflows that the customer needs, integrate with finance and HR systems where lease accounting and headcount-driven space planning require it, host on the same managed cloud as the rest of MAS, and run it in production.
- What about the AI and analytics part?
- The integration with the wider MAS suite means building data feeds into Health (criticality of facilities assets) and Monitor (live energy and BMS data) is a natural extension. Generative AI capabilities for occupant experience and operations are on IBM's roadmap for the platform; we operate what is in the product today and stay close to the roadmap.
One platform across plant and estate
Tell us where the building portfolio is today — the lease accounting, the capital project visibility, the space conversation. We will tell you what an RE&F engagement looks like in your environment.
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