Facilities Management
Made Simple
A streamlined platform for property managers and facilities teams. Handle day-to-day operations without the feature bloat.
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Built for small teams managing 1-20 properties.
Everything You Need, Nothing You Don't
Vendor Management
- Insurance tracking with expiration alerts
- Document storage (COIs, W-9s, contracts)
- Vendor portal for self-service updates
- Categories and preferred vendor flags
Work Orders
- Assign to staff or vendors with one click
- SLA tracking and priority management
- Checklists for standardized procedures
- Photo uploads and activity history
Projects & Tasks
- Kanban boards for visual tracking
- Budget tracking with actual vs planned
- Subtasks and task dependencies
- Multi-property project support
Asset Tracking
- Equipment inventory by property
- Warranty expiration alerts
- Service history from work orders
- Photos and documentation
Preventive Maintenance
- Recurring work orders and tasks
- Flexible schedules (daily to annual)
- Auto-generates on schedule
- Never miss required maintenance
Request for Bids
- Send RFBs to multiple vendors at once
- Vendors submit bids through portal
- Compare bids side-by-side
- Award and track winning bids
Invoices
- Create invoices from work orders
- Approval workflow with review stages
- Track payments and due dates
- Link to vendors, properties, and projects
Reports
- Work order completion and SLA metrics
- Vendor performance tracking
- Cost breakdowns by property or vendor
- Export to CSV
Request Portal
- Public link for tenant maintenance requests
- No login required for submitters
- Requests flow directly into work orders
- Branded portal for your account
Frequently Asked Questions
Everything you need to know about getting started with fm.Ninja.
What is facilities management software?
Facilities management software helps property managers and facilities teams track work orders, manage vendors, schedule preventive maintenance, and keep records organized across multiple properties. Instead of juggling spreadsheets, emails, and paper files, everything lives in one place—accessible to your whole team.
How much does facilities management software cost?
fm.Ninja uses simple per-user pricing—$35/month or $29/month with an annual plan. All features are included for every user, with no per-property fees, no setup fees, no contracts, and you can cancel anytime. See our pricing
Is fm.Ninja right for my small facilities team?
Yes—fm.Ninja is built specifically for small teams. If you're managing 1-20 properties with a team of 1-10 people, you're exactly who we designed this for. We focus on the core workflows you use every day (work orders, vendors, maintenance schedules) without the complexity and cost of enterprise CMMS systems built for hospitals and manufacturing plants.
How is fm.Ninja different from enterprise CMMS software?
Enterprise CMMS platforms like UpKeep, Fiix, or MaintainX are built for large organizations with dedicated facilities departments. They come with complex implementations, lengthy onboarding, and features you'll never use. fm.Ninja gives you what you actually need—vendor management, work orders, and maintenance tracking—without the bloat or training overhead.
Do I need a credit card to start the free trial?
No. You can sign up and start using fm.Ninja immediately with just your email. We give you full access to all features during your trial so you can see if it fits your workflow before committing.
How long does it take to get started?
Most teams are up and running within a day. Sign up, add your properties, and start creating work orders immediately. You can add vendors and assets as you go—there's no required setup process or implementation project. fm.Ninja is designed to fit into your workflow, not the other way around.
What types of properties can I manage with fm.Ninja?
fm.Ninja works for commercial buildings, residential properties, mixed-use facilities, HOA common areas, retail locations, and small office portfolios. If you're responsible for maintaining a physical property and coordinating vendors or staff to do work there, fm.Ninja fits your workflow.
Have more questions? Contact us
Ready to simplify your facilities management?
Join property managers who've ditched spreadsheets for a better way to work.
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