Comparisons
Maintenance software for buildings in Spain: six criteria and ten products according to their own websites
“Building maintenance software” covers three different things: facility management systems for large portfolios, block management software with an incidents section, and construction tools. What decides which one suits you is simpler: who sees the fault (the caretaker, a resident, someone working in the office), who fixes it (almost always an outside contractor) and which inspections the building legally needs. Here are those criteria, ten products described with what their own websites said on 3 November 2026 and, finally, Bedel, which publishes this page and is not a CMMS.
Before choosing: what matters in a building
Maintenance software (CMMS) keeps the equipment, the work orders and the planned maintenance. In a building, these six questions separate the one that gets used from the one that is bought and forgotten:
- Who reports the fault. In a block it is usually the caretaker, the chair or a resident who phones the managing agent; in an office, whoever works there. Check whether they can report without learning an app or asking for a login, or whether every report depends on someone signing them up.
- The outside contractor. The lift engineer, the garage door technician or the plumber work for many buildings. Ask how the job reaches them and whether they must install anything or hold an account.
- Maintenance or management. Some products manage the community (fees, receipts, meetings) and include an incidents section; others handle maintenance and leave the accounts alone. Knowing which one you want saves demos.
- One building or many. A managing agent with dozens of blocks or a facility manager with several buildings needs to see what is happening in each. Ask whether there is a view that brings them together or each building is separate.
- The building's statutory inspections. Spain's Building Code requires a maintenance plan and logging every repair in the building logbook; then there are the lift, fire protection, low voltage, air conditioning and legionella, and the building technical inspection where it applies. Which ones apply to you, in residents' association regulations.
- Country and language. Several come from Portugal or the US with a translated website. Ask in writing which language the app and the support are in.
What each one offers, in their own words
Ten products that come up in a search or present themselves for buildings, of four kinds: facility management, CMMS, ERP for maintenance companies and block management software. Each cell sums up its website on 3 November 2026; “not mentioned” means the page we read is silent on it, not that the product cannot do it.
| Product | Who it presents itself for | Who reports, and how | The outside contractor or supplier | Statutory inspections | Also | |
|---|---|---|---|---|---|---|
| Infraspeak | Facility management; Portuguese company with an office in Barcelona | End users such as reception or security, from its app | Connected in the same workspace; does not say whether they install anything | It presents it as what you stop waiting for: “a phone call or a WhatsApp message” | Yes: RITE, REBT, RIPCI and lifts | Stock, purchasing and assets |
| FAMA | Corporate facility management and public sector, in Spain | Internal clients, through its app and web portal | Through the same channel; does not say without installing | Not mentioned | Yes: RITE, RIPCI, REBT and RAT | DWG and BIM plans, works and investments, space |
| GMAO.es | SMEs; facility management for offices, warehouses and blocks | “Building users report by QR”, with no account | Its technicians work from their phone “without installing anything” | It presents it as what it replaces | Planned maintenance of lifts, HVAC, fire and switchboards; no regulations cited | No: maintenance only |
| Fracttal | Companies with in-house technicians and subcontractors | Has request management; its buildings page does not say who reports | With their own user and role | Yes, to send orders and alerts to technicians | It mentions ISO standards and legal requirements without detail | Sensors, prediction and assets |
| MaintainX | Property managers and facility managers; US company | “Anyone”, tenants included, through a portal or a QR code | Requests are routed to the supplier; does not say whether they install anything | Only to talk to its sales team | Planned maintenance of HVAC, lifts and fire, without Spanish regulations | Not mentioned |
| Fixner | Facility services companies with many sites and suppliers | From a client portal, an email or a call | With an app or limited access | It presents it as what it replaces | Yes: fire, low voltage, HVAC, legionella and lifts | Invoicing and an owner portal |
| PlanRadar | Construction and real estate | Tasks on a floor plan, from its app | With an account for each subcontractor | Not mentioned | It mentions planned maintenance and compliance without detail | Plans and BIM, site management |
| Aelis | Integrated building maintenance companies; ERP on Sage | Orders created in the software; a client portal | Technicians, from a tablet or phone | Not mentioned | Yes: RITE, ITC-BT and legionella | Accounting, works, quotes and warehouse |
| Fynkus | Managing agents, in Spain | The owner, from its app, once the managing agent signs them up | Only a contractor directory for the resident | It presents it as what it replaces: “WhatsApp slavery” | Not mentioned | Community accounts, receipts and fees |
| Tucomunidad | Managing agents, residents and service companies | The resident, in its app, after accepting the managing agent's invitation | In the service company's app | It presents it as what it replaces: “no emails, no WhatsApps” | Not mentioned | Accounts, online meetings, voting, bookings and door opening |
What each product's website said on 3 November 2026. We do not score or link to any of them.
What they show, side by side
- Five of the ten name WhatsApp as the problem, not the way in: GMAO.es, Fixner, Fynkus, Tucomunidad and Infraspeak. Fracttal uses it towards its technicians. None says whoever sees the fault can report it by writing on WhatsApp.
- Only GMAO.es says clearly you can report without an account, with a QR code. In Fynkus and Tucomunidad the resident needs the managing agent to sign them up or invite them.
- Only GMAO.es says its technicians need not install anything; PlanRadar asks each subcontractor for an account and Fixner gives an app or limited access.
- Regulations are cited by Infraspeak, FAMA, Aelis and Fixner. None of the ten names the building technical inspection (ITE or IEE).
- The two block management products do not mention statutory inspections: their strength is the accounts and the meeting.
Bedel in a building: where the fault comes in
Bedel publishes this page and is not in the table: it is neither a CMMS nor block management software. It answers the first question. In a block, the people on the list report (the managing agent, the caretaker or concierge and the committee), with text, a photo or a voice note to the block's WhatsApp; in an office, whoever sees the fault. The report reaches the phone of whoever fixes it, outside contractor included, with the time it was reported, when someone took it and when it was fixed, and whoever reported it knows when it is solved. Someone stuck in the lift always rings on the on-call phone, and anything nobody picks up goes up. For the meeting there is an Excel file with those times. How it works in a block, in residents' association maintenance requests, and in an office building, in office maintenance requests.
Next to block management software or a CMMS, Bedel is where reports come in. What it leaves out:
- An asset inventory of lifts, boilers or pumps: it is not a CMMS.
- Community fees, receipts, meetings and accounts.
- A view bringing together all of a managing agent's blocks: each block is an account, with its own number and Excel.
- Inspection reports and the building logbook, which stay in your own files.
- A connection to the ten products in the table: what comes out of Bedel is an Excel export.
Which inspections a site has, laid out in Excel, in the statutory inspections calendar. CMMS for any business with premises, in best CMMS, and which part of maintenance fits in WhatsApp, in CMMS on WhatsApp.
Frequently asked questions
Which maintenance software suits a building or a residents' association?
It depends on who runs it. A facility management company with many buildings and in-house technicians gets the most out of a full CMMS. A managing agent usually looks for block management software with incidents included. And if what fails is the caretaker's report getting lost between calls, what matters most is that reporting is easy and the contractor receives it without installing anything. Try the real case: a report from the entrance on a Sunday, and who hears about it.
Is there building maintenance software where faults are reported on WhatsApp?
According to their websites on 3 November 2026, none of the ten takes in a fault someone writes on WhatsApp: five name it as the problem they replace and Fracttal uses it to alert its technicians. Bedel, which publishes this page, does: the caretaker or the managing agent writes to the block's WhatsApp. But it is neither a CMMS nor block management software.
Which statutory inspections does a building have in Spain?
The lift, fire protection, low voltage, air conditioning and legionella, depending on what the building has, and the building technical inspection where the region or the council requires it. On top of that, the Building Code requires a maintenance plan and logging every repair in the building logbook. Each with its rule, in [residents' association regulations](/normativa/comunidades-de-vecinos).
Can any resident report a fault?
It depends on the product. In Fynkus and Tucomunidad the resident reports from its app once the managing agent has signed them up or invited them; in GMAO.es and MaintainX, through a QR code or a portal. In Bedel the people on the block's list report (managing agent, caretaker or concierge and committee); everyone else keeps telling whoever they always told, who now has somewhere to log it with its time.
Does it work for a managing agent with many blocks?
For reports, yes, block by block: each one is a Bedel account, with its own number and an Excel file with the same columns. There is no view bringing together all of a firm's blocks, and it does not handle fees or meetings: that is block management software.
Does Bedel replace a CMMS or block management software?
No. It does not keep an asset inventory, accounts, receipts or meetings, stores no inspection reports, and today connects with no other product. It is where reports come in: the fault reaches whoever fixes it with its time, anything nobody picks up goes up, and dated inspections are reminded every month on WhatsApp to whoever runs them.
Comparisons
- CMMS on WhatsApp for premises and residencesWhat a CMMS is, what a team really needs from maintenance, how corrective and preventive differ, and when WhatsApp is enough and when you need dedicated software.
- Automatic incident handling on WhatsAppWhich part of an incident can be answered and moved on its own over WhatsApp, what a person still does, and how it differs from an auto-reply or a chatbot.
- WhatsApp for hotels: guest customer serviceThe four types of WhatsApp software for a hotel, what each one solves, and why guest service usually fails after the conversation: when what the guest asked for has to be fixed.
- Maintenance software for hotels in Spain, 2026Six criteria built for a hotel, ten products described with what their websites say, and where Bedel fits, which is not one of them.
- Maintenance software for restaurants, 2026Six criteria built for a kitchen, nine products described with what their websites say, and where Bedel fits, which is not one of them.
- WhatsApp at work in Spain: group or incident managerWhatsApp groups at work in Spain: what the AEPD has ruled, what the right to disconnect adds and how a group compares with an incident manager for faults on business premises.
- CMMS or Excel for maintaining business premisesWhen a spreadsheet is enough and when a CMMS is needed, how to build the preventive plan in Excel and which records the law says to keep.
- Best CMMS for businesses with premises: criteriaSix criteria built for premises, seven CMMS described with what their websites say, and where Bedel fits, which is not one of them.
Rules by sector
- Restaurants and barsThe obligations of a restaurant or a bar in Spain: what is specific to the kitchen and the checks on the premises, each with the condition that triggers it, how often it applies and its article.
- GymsA gym: no national law; qualifications, insurance and notices under each region's sports professions act, plus low voltage, Legionella, pool, RIPCI and defibrillator as premises.
- HotelsA hotel: guest register and reporting within 24 hours, regional classification, low voltage and lift as a public-assembly venue, RIPCI, Legionella, pool, kitchen and defibrillator.
- Residents' associationsThe obligations of a Spanish residents' association: upkeep, reserve fund, owners' meeting and administrator under the Horizontal Property Act, building logbook, building inspection and the checks on each communal installation.
- Shops and franchisesA shop: responsible declaration up to 750 m², opening hours, prices, franchises with no register since 2018, complaint forms, accessibility adjustments and the inspections of premises open to the public.
- OfficesThe obligations of an office in Spain: temperature and upkeep of the premises, screen work, health and safety, coordination with contractors, internal reporting channel, right to disconnect and building checks.
- SchoolsA school: minimum facilities, protocols against violence and a wellbeing coordinator, canteen and menus from April 2026, self-protection and the building inspections.
- Industrial unitsAn industrial unit: fire inspection every five years under the 2025 regulation, chemical storage (APQ), air receivers, work equipment, low voltage, cooling towers and self-protection.