IBM TRIRIGA

Integrated workplace management system for real estate, space, facilities and lease accounting.

Updated August 2026 · By the ERP Research Editorial Team · Independent and vendor-neutral.

Works with: SAPOracle
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.

Modules & capabilities

IBM TRIRIGA covers 15 of 41 capabilities we track in this category

37%

ASC 842 (US GAAP) compliance
Supported
IFRS 16 compliance
Supported
GASB 87 / public-sector compliance
Not evidenced
Parallel multi-standard reporting
Not evidenced
Finance vs. operating lease classificationLease classification testing and reassessment
Supported
ROU asset & lease liability calculation
Supported
Automated remeasurement on modificationsClassification testing and reassessment
Supported
Lessor accounting
Not evidenced
Embedded leases, subleases & sale-leasebacks
Not evidenced

“Not evidenced” means our research found no public documentation of this capability — the vendor may still offer it. Confirm on a demo.

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

SAP

File-based

Pushes to ERPJournal entriesGL account postings

TRIRIGA generates a Data Transfer Object (DTO) file of lease accounting entries that is loaded into the SAP general ledger; GL codes for leases are configured in Real Estate Manager.

Integration docs →

Oracle Fusion Cloud

File-based

Pushes to ERPJournal entriesGL account postings

Same DTO-based general ledger posting approach used to transfer lease accounting entries into Oracle financials.

Connector details independently verified against vendor marketplaces and documentation; last checked 2026-08-11.

Pricing

Model

Quote-based

Free trial

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

AMTdirectLease accounting and administration software for ASC 842, IFRS 16 and GASB 87 compliance.CoStar Real Estate ManagerLease accounting and administration platform for ASC 842 and IFRS 16 compliance.EZLeaseLease accounting software for ASC 842, IFRS 16 and GASB 87/96 compliance.LeaseAcceleratorEnterprise lease accounting and lifecycle management for ASC 842 and IFRS 16 compliance.LeaseHarborLease administration and accounting software for ASC 842, IFRS 16 and GASB 87 compliance.LeaseQuery by FinQueryCloud lease accounting software that automates ASC 842, IFRS 16 and GASB 87 compliance.

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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