MAS suite · Real Estate & Facilities
Building services work starts with a person and a lease, not a sensor
IBM Maximo Real Estate and Facilities (formerly TRIRIGA) on MAS for significant building portfolios: real estate and lease admin, capital projects, space planning, facilities maintenance and statutory reporting, on the same managed cloud as Manage.
Two estates, two sets of rules
What plant maintenance optimises, and what facilities operations optimises
Both belong on MAS. Running facilities work through a plant process, or the reverse, is what produces workarounds nobody can maintain.
Plant and linear assets
Maximo Manage territory: pumps, turbines, conveyors, fleet, networks.
Buildings, leases and space
Real Estate and Facilities territory: property, occupancy and building services.
What raises the work
A PM schedule, a condition signal or a failure.
An occupant, a statutory inspection, or a lease obligation falling due.
The first question asked
What is the criticality, and what does failure cost production?
Who is responsible under the lease, and what response window applies?
The binding constraint
The production plan and the outage window.
Occupancy: access windows, noise, out-of-hours, people in the building.
What the record has to support
Reliability, the safety case and capital replacement.
Lease accounting, service commitments, utilisation and statutory returns.
Who reads the reports
Engineering, operations and reliability.
Property, finance, HR and the sustainability function.
Asset classes and what each one owes somebody
Six classes on a building estate, and the obligation each has to evidence
Facilities work is largely obligation-driven. The record has to satisfy a regulator, an auditor or a landlord, which is what dictates the space and lease data underneath it.
| Ref | Asset class | Obligation it serves | What the record must hold |
|---|---|---|---|
| A1 | Offices and occupied workplaces | EPC rating and MEES minimum standard on letting; lease accounting under IFRS 16 | Space hierarchy to floor and zone, areas, and lease terms against the property |
| A2 | Building services plant: AHUs, chillers, boilers | F-gas leak checking and records; TM44 air-conditioning inspection under Part L | Asset register per zone, refrigerant charge, inspection and report dates |
| A3 | Water systems and outlets | ACOP L8 written scheme of control, HSG274 monitoring | Temperature and flushing records against the space, with the responsible person named |
| A4 | Fire and life safety: alarms, dampers, doors | Fire Safety Order duties; golden-thread evidence for higher-risk buildings | Test regime per device, evidence retained, defects closed with dates |
| A5 | Lifts and pressure systems | LOLER thorough examination; PSSR written scheme | Examination dates, the competent person, and defect close-out |
| A6 | Lease portfolio and land | IFRS 16 and GASB 87 lease accounting; dilapidations exposure | Break clauses, review dates and obligations, out of personal workbooks |
Energy and emissions reporting under SECR and ESOS draws on the same building records, with consumption fed in through Monitor.
One request, down both columns
Third floor west is cold, for the second time this month
A composite building-services request in an occupied office, followed to the capital conversation it eventually feeds. Times and details are illustrative.
On a reused plant work type
Four visits and an anecdote
- 1
08:15 Report
No PM due, no condition trend, no asset number. It becomes an email to a facilities manager.
- 2
08:40 Obligation
The step does not exist, so it is skipped. The cost lands as facilities spend nobody recovers under the lease.
- 3
10:30 Dispatch
An asset with no space context sends the engineer to the air handling unit. Third visit, second wrong one.
- 4
Quarterly
The pattern is an anecdote about the third floor being cold, repeated at three consecutive capital reviews.
On a facilities workflow
One record, and evidence at the end of it
- 1
08:15 Report
Raised from a phone against a location in the space hierarchy, with the two earlier reports visible beside it.
- 2
08:40 Obligation
Lease terms held against the property make the heating plant a landlord responsibility, with a defined response window. That decides who works, who pays, and by when.
- 3
10:30 Dispatch
The mechanical contractor gets the space record, the access constraints for an occupied floor and both earlier reports. The finding is a zone control valve, not the air handling unit.
- 4
Quarterly
That zone carries a disproportionate share of comfort requests on the floor: evidence in the building capital plan and in the occupancy conversation.
The pivot is 08:40. A contractual question with no plant equivalent decides the whole request.
Order of work
Space hierarchy first, lease data second, workflows third
Nothing above that order holds, and the first two stages are where the effort actually sits.
- 01
Space hierarchy below building level
Floors, zones and spaces, with a named owner who keeps them current through fit-outs and churn. A comfort request cannot be located, and utilisation cannot be measured, against a list of building names.
Owner Estates data owner Typically 4 to 8 weeks
- 02
Lease data assembled and validated
Terms, obligations, break clauses and review dates checked against the documents and moved out of a workbook one person maintains. This stage often justifies the programme on its own.
Owner Property team with MaxIron Typically 6 to 10 weeks
- 03
Intake and obligation routing configured
One route in for occupants, request types that reflect service commitments rather than plant work types, and the landlord, tenant, in-house or contractor decision made at intake.
Owner Facilities lead Typically 6 to 8 weeks
- 04
Scope and boundaries
Where the module needs a process decision from you
It is not Manage with different labels
The data model, workflows and reporting are built for property and occupancy. Running a building portfolio through plant work types produces workarounds nobody can maintain.
It cannot locate work in a hierarchy that stops at the building
Floors, zones and spaces have to exist and stay current. Naming who maintains them through churn is part of the design, not an afterthought.
It does not validate your lease data for you
Checking terms, obligations and dates against the actual documents is real work with the property team. The platform holds the result; it cannot source it.
It will not settle a hybrid-working policy
Utilisation evidence informs that debate rather than concluding it, and the numbers are only as good as the space records underneath them.
IBM Maximo Real Estate and Facilities, frequently asked questions
- What is IBM Maximo Real Estate and Facilities?
- The integrated workplace management system inside MAS from version 9.1: real estate and lease management, capital projects, space planning, facilities maintenance and environmental management. It is what TRIRIGA and TAS were, sharing user management, AppPoints and the OpenShift estate with Manage.
- Is this the same as TRIRIGA?
- Yes in capability. The name and the licensing moved into MAS Core; the portfolio, lease, project, space and operations workflows are intact, and IBM publishes a migration tool for existing TRIRIGA customers. The IBM product page carries the official position.
- Where does it fit if we already run Manage for plant assets?
- Manage holds pumps, turbines, conveyors, fleet and networks. Real Estate and Facilities holds buildings, leases, space and portfolios, with a different data model and different reporting. Most asset-intensive operators run both on one MAS platform.
- What has to be in place before implementation?
- A space hierarchy below building level, meaning floors, zones and spaces, with a named owner who keeps it current through fit-outs and churn, plus lease data assembled and validated against the documents. Both are phase one, not later data cleansing.
Related capabilities
Related capabilities and components
Bring one building and its lease.
One property: how its space is recorded today, the lease terms that govern it, and the last month of building services requests raised against it. We will walk the intake, the obligation routing and the close-out, and say how much space and lease work stands in front of it.
Bring this to the first call
- One building, and how its floors and spaces are recorded today
- The lease for it, or the workbook the terms currently live in
- A month of building services requests and how each was routed
- Who answers the space utilisation question today, and from what source
- Whether Manage already runs the plant side, and who operates it