IBM TRIRIGA
by IBM · Lease Accounting
Integrated workplace management system for real estate, space, facilities and lease accounting.
- Works with
- SAP, Oracle
- Deployment
- Cloud, On-premises, Hybrid
- Company size
- Enterprise
- Pricing
- Quote-based
- Headquarters
- Armonk, New York, United States (IBM Corporation)
Overview
IBM TRIRIGA is an integrated workplace management system (IWMS) covering real estate portfolio management, space management, capital project management, facilities/operations management and lease accounting. Its Real Estate Manager module supports lease administration and lease accounting under both US-GAAP (ASC 840/ASC 842) and international standards (IAS 17/IFRS 16), effectively acting as a sub-ledger that tracks right-of-use (ROU) assets and lease liabilities, runs classification tests, and produces the schedules and disclosures required under the modern lease standards.
TRIRIGA separates lease administration duties (entering contractual lease terms, options, clauses, critical dates) from lease accounting duties (classification testing, reassessments, ROU asset and liability reporting), and generates the period-end journal entries needed to post lease accounting impacts. To get that data into a company's core financial system, TRIRIGA creates a Data Transfer Object (DTO) file that is loaded into the ERP's general ledger, and general ledger codes for real estate leases can be configured directly within the Real Estate Manager module. IBM positions TRIRIGA as connecting to ERP, building management, and financial systems for consolidated reporting.
IBM has been transitioning TRIRIGA into Maximo Application Suite as "Maximo Real Estate and Facilities" (announced 2025); software ordering for standalone TRIRIGA/TRIRIGA Application Suite ended January 28, 2026, with support continuing through September 30, 2027, and new SaaS orders directed to the Maximo-based successor.
Screenshots & demo
Demo video from the vendor's YouTube channel.
Features & capabilities
Real Estate Management & Lease Accounting
Portfolio management with built-in lease accounting and administration.
- Lease administration (terms, options, clauses, critical dates)
- Lease accounting under ASC 840/ASC 842 (US-GAAP)
- Lease accounting under IAS 17/IFRS 16
- Right-of-use (ROU) asset and lease liability tracking
- Lease classification testing and reassessment
- Period-end close and disclosure reporting
- Automated lease payment reconciliation
Space Management
Workplace space planning, occupancy and utilization.
- Room usage and occupancy tracking
- Seating and space allocation
- Moves, adds and changes management
- Space consolidation and expansion analysis
Capital Project Management
Planning and control for capital, facility and environmental projects.
- Capital program and funding prioritization
- Project risk and financial benefit analysis
- Project management controls and alerts
- Budget and cost tracking across project portfolios
Facilities & Operations Management
Day-to-day facility operations and maintenance.
- Service request and work order management
- Preventive and corrective maintenance scheduling
- Facility utilization and cost analysis
- Reservations for spaces, equipment and resources
Financial & ERP Integration
Connecting lease and real estate financial data to core financial systems.
- General ledger code configuration for real estate leases
- Data Transfer Object (DTO) export for ERP GL posting
- Consolidated financial reporting across systems
- Sub-ledger role for lease accounting data
Common use cases
- Centralizing lease administration and lease accounting for a large corporate real estate portfolio
- Producing ASC 842 and IFRS 16 compliant ROU asset and lease liability schedules at period close
- Posting lease accounting journal entries from TRIRIGA into an SAP or Oracle general ledger via a data transfer file
- Separating lease administrator and lease accountant responsibilities across a shared lease record
- Optimizing office space utilization and planning moves/consolidation across a corporate portfolio
- Managing capital project budgets, risk and funding priorities across facility and environmental programs
- Running day-to-day facilities maintenance and service requests across a distributed real estate portfolio
Strengths & considerations
Strengths
- Combines lease accounting with full IWMS functionality (space, capital projects, facilities/operations) in one suite rather than a lease-accounting-only point solution
- Real Estate Manager module functions as a lease accounting sub-ledger with dedicated classification testing and reassessment workflows for ASC 842 and IFRS 16
- Long enterprise track record in large corporate real estate portfolios, now being folded into IBM Maximo as Maximo Real Estate and Facilities
ERP integrations
TRIRIGA generates a Data Transfer Object file of lease accounting entries that is loaded into the SAP general ledger; general ledger codes for leases are configured in Real Estate Manager
Same DTO-based general ledger posting approach used to transfer lease accounting entries into Oracle financials
Pricing
Licensed via IBM's AppPoints metric (clients purchase AppPoints and allocate them to the modules/capabilities used); third-party estimates cite IBM TRIRIGA Application Suite starting around $42,000/year with additional implementation costs, but IBM does not publish list pricing and requires a custom quote. Get an independent shortlist with pricing guidance below.
Technical & security
- Hosting
- SaaS, customer-managed, or hybrid (transitioning to Red Hat OpenShift-based deployment under Maximo Application Suite)
About the vendor
- Headquarters
- Armonk, New York, United States (IBM Corporation)
Alternatives to IBM TRIRIGA in Lease Accounting
IBM TRIRIGA — frequently asked questions
Does IBM TRIRIGA integrate with SAP?
Yes. TRIRIGA generates lease accounting entries as a Data Transfer Object (DTO) file that is loaded into the SAP general ledger, with lease-specific GL codes configured inside the Real Estate Manager module.
Does IBM TRIRIGA support ASC 842 and IFRS 16 lease accounting?
Yes. TRIRIGA's Real Estate Manager module supports lease accounting under both ASC 840/ASC 842 (US-GAAP) and IAS 17/IFRS 16, including classification testing, ROU asset and lease liability tracking, reassessments, and period-close reporting.
How much does IBM TRIRIGA cost?
IBM does not publish list pricing. It is licensed through IBM's AppPoints metric based on the modules and capacity purchased, and requires a custom quote; third-party estimates put TRIRIGA Application Suite starting around $42,000 per year plus implementation costs.
Is IBM TRIRIGA still available, or has it been replaced?
IBM has been migrating TRIRIGA into IBM Maximo Application Suite as "Maximo Real Estate and Facilities." Software ordering for standalone TRIRIGA and TRIRIGA Application Suite ended January 28, 2026, with support continuing through September 30, 2027; new deployments are directed to the Maximo-based successor.
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