Lease management & accounting
Centralize lease administration, automate reconciliation and support lease accounting compliance. AI-powered lease abstraction pulls key dates, financial terms and clauses out of complex documents.
Solutions / Maximo Application Suite / Real Estate & Facilities
IBM Maximo Application Suite
IBM TRIRIGA is now Maximo Real Estate & Facilities
One platform for your buildings and the assets inside them. SMS implements, upgrades and supports IBM Maximo Real Estate and Facilities (MREF), the evolution of IBM TRIRIGA, as part of the Maximo Application Suite.
What changed
TRIRIGA has a new home in Maximo
With Maximo Application Suite 9.1, IBM brought TRIRIGA into the Maximo family as Maximo Real Estate and Facilities.
The full TRIRIGA functionality you rely on is still there: lease accounting, space management, capital planning, and energy and environmental management. What’s new is the foundation. MREF runs on Red Hat OpenShift alongside Maximo Manage, Health, Monitor and Predict, and it is licensed through the same AppPoints.
For the first time, real estate, facilities and maintenance teams can work from one source of truth for locations, assets and work.
Capabilities
What you can do with MREF
Everything TRIRIGA customers expect, connected to the asset and work management power of Maximo.
Space management & reservations
Plan layouts, track occupancy with IoT and analytics, manage reservations and clear out ghost bookings in a hybrid workplace.
Capital planning & condition assessments
Assess building condition, compare scenarios and prioritize capital projects with real data.
Maintenance & operations
Align locations, assets and work orders across MREF and Maximo Manage, with mobile-ready workflows from request to close-out.
Environmental & energy management
Track consumption and environmental impact in one place, and use predictive models to find savings. Pairs naturally with IBM Envizi for ESG reporting.
See MREF in action
Walk through lease, space and maintenance workflows with an SMS real estate and facilities consultant.
Request a demo
Better together
Why TRIRIGA and Maximo together
Wherever you are starting from, MREF in the Maximo Application Suite gives you a clear next step.
| If you run today… | MREF in MAS gives you… |
|---|---|
| TRIRIGA and Maximo as separate systems | One platform, shared location and asset data, and a single AppPoints entitlement |
| TRIRIGA only | A path to add Manage, Health, Monitor and Predict without a second vendor or license model |
| Maximo only | Lease, space and capital planning for the same buildings your maintenance team already manages |
| Spreadsheets or a legacy IWMS | A modern, containerized platform for SaaS, on-premises or hybrid deployment |
Why SMS
One partner for the lease and the boiler
SMS is an IBM Platinum Partner with hundreds of Maximo implementations since 1999. With the acquisition of EBUSINESS STRATEGIES (EBIZ), SMS adds a dedicated TRIRIGA and corporate real estate consulting team.
That gives you one partner who knows both sides of the building: the lease and the space, and the boiler and the work order.
1999Founded
100sMaximo implementations
PlatinumIBM Partner
- TRIRIGA depthThe EBIZ team has guided strategy, implementation and support for corporate real estate and workplace organizations in oil and gas, finance, insurance, telecom, technology, retail, government and education.
- Maximo depthHundreds of Maximo implementations, upgrades and validations across oil and gas, life sciences, healthcare, aerospace and facilities management.
- Full lifecycleStrategy, implementation, migration, cloud hosting, eVailable help desk support, training and managed services, all from one team.
- Thought leadershipEBIZ advisors have published on IWMS and corporate real estate technology in IFMA’s FMJ, Facility Executive, CoreNet and OSCRE, and presented on unifying MAS and MREF at MaximoWorld 2026.
Deployment options
Run MREF your way
SMS supports Maximo Real Estate and Facilities however you want to run it.
IBM SaaSMREF within MAS Standard or Premium, managed by IBM.
Customer-managedOn-premises or hybrid on Red Hat OpenShift, in your environment.
SMS Cloud ServicesHosted and supported by SMS. Learn more
Essentials SaaSFocused IBM editions for Space Management, Lease Management and Capital Planning.
Still on TRIRIGA?
You don’t have to move everything at once. SMS will assess your TRIRIGA platform and application versions, customizations, integrations and data, and give you a clear, phased roadmap to MREF in MAS.
FAQ
TRIRIGA and MREF questions
Is IBM TRIRIGA being discontinued?
TRIRIGA has evolved into IBM Maximo Real Estate and Facilities, starting with Maximo Application Suite 9.1. MREF keeps TRIRIGA’s functionality and adds integration with the rest of Maximo. SMS can review your current TRIRIGA version and support timeline with you.
What does MREF stand for?
Maximo Real Estate and Facilities, the new name for IBM TRIRIGA within the Maximo Application Suite.
Do I need Maximo Manage to use MREF?
MREF is part of MAS and uses the same AppPoints, so you can start with real estate and facilities and add Manage and other applications later.
Can SMS host MREF for us?
Yes. Along with IBM SaaS and customer-managed options, SMS Cloud Services can host and support your Maximo environment.
Ready to talk TRIRIGA?
Our real estate and facilities team is ready to help you get more from TRIRIGA today and plan your move to Maximo.