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TRIRIGA Is Now Maximo Real Estate and Facilities: What MREF Means for Users, EAM Teams, and Providers

Big news for the TRIRIGA crowd: TRIRIGA has a new name and a new home. With Maximo Application Suite 9.1, it's now called IBM Maximo Real Estate and Facilities, or MREF, and it's officially part of the MAS family.

This isn't just a new logo. For the first time, real estate, facilities, and asset management are all together in one suite, on one platform, with a single roadmap. No matter which side of the house you work on, this is a game changer for the whole Maximo and TRIRIGA community.

What MREF is (and what it keeps)

MREF is the same integrated workplace management system you knew as TRIRIGA, now running natively in MAS. All the features you count on are still here:

  • Real estate and lease administration, including lease accounting
  • Space management and space utilization
  • Capital project planning
  • Facilities maintenance and workplace services
  • Energy and environmental management

What's new with MREF? You get better facility condition assessments and tighter integration with the rest of the Maximo suite. You can run it your way: SaaS, on-prem, or hybrid, all thanks to containerized deployment on Red Hat OpenShift.

If you run TRIRIGA or MREF today

You probably have two big questions: How do I migrate, and what's in it for me?

Let's talk migration. IBM has your back with an upgrade path from TRIRIGA and TRIRIGA Application Suite to MREF. Starting with MREF 9.2, you can move over from TRIRIGA Application Platform 3.5 or later, and your database doesn't have to go anywhere. Licensing and user management shift up to the suite level, and there's a handy User Migration Tool to help with users and licenses.

Your MREF migration readiness checklist

Before you dive in, let's get your house in order:

  1. Confirm your current platform and application versions. Check them against IBM's application upgrade paths for MREF Platform 9.2.
  2. Find your AES encryption vault password. This was usually set up when TRIRIGA was installed, and you'll need it to bring over encrypted data like integration credentials.
  3. Decide what to do with your persistent storage and user files. Every directory and file will either make the move or get archived.
  4. Take stock of your customizations. Custom business objects, workflows, forms, and reports all need a plan: keep, retire, or rebuild.
  5. Map out your integrations. Financial systems, HR feeds, CAD/BIM, and any Maximo integration points all need a game plan.
  6. Pick your deployment model: SaaS, on-prem, or hybrid on OpenShift. Each one comes with its own infrastructure and skills needs.
  7. Plan out your licensing and user assignments at the suite level. Check with IBM or your provider to see how your current entitlements map to MAS, and tidy up your people records before you run the User Migration Tool.
  8. Look for some quick wins. Choose one area like lease accounting, space utilization, or condition assessment where MREF and the suite can show off some early value.

Now for the good stuff: value. The real opportunity is getting more out of features you might already have. Space utilization data, lease accounting accuracy, and condition assessment findings all become a lot more powerful when they can feed into maintenance and capital planning.

If you're on the EAM side

Assets and facilities teams have always lived in separate systems with their own ways of thinking. Maximo Manage is all about assets, locations, and work orders. MREF is focused on buildings, leases, space, and portfolios.

Now that both live in MAS, these worlds can finally connect using out-of-the-box integrations and shared suite apps like Maximo Mobile, Inspections, Scheduler, Asset Investment Planning, and Visual Inspection. Here are some practical questions to get you started:

  • Where do our location hierarchies and MREF's building and space structures need to align?
  • Which team owns work that touches both, such as building systems maintenance?
  • Could condition assessment data inform capital planning and asset investment decisions?

If you're a service provider

Get ready for questions. TRIRIGA clients will want to know about migration timing and effort. Maximo clients with real estate portfolios will ask what MREF brings to the table. Both groups will be curious about how Manage and MREF actually work together.

If your team is strong on just one side, now's the time to decide whether to build new skills, partner up, or refer out. With the roadmap coming together, these conversations are headed your way.

Go deeper on MREF at MAXCON 2027

TRIRIGA and MREF users haven't had many chances to learn from each other. MAXCON 2027 is changing that, with dedicated TRIRIGA and MREF sessions right alongside the Maximo program.

IBM product managers will be there to walk us through the new Maximo and MREF roadmap. You'll also get sessions on pairing Maximo Manage with MREF using out-of-the-box integrations and suite apps, plus deep dives into lease management, event management, facilities condition assessment, and more.

MAXCON 2027 is happening April 5 to 9, 2027, on Royal Caribbean's Utopia of the Seas. Only 300 spots are available. Registration closes December 18, 2026, or when we sell out, whichever comes first.

Explore the full agenda and register at the MAXCON website: https://liquidenterprise.com/maxcon

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