Quick Overview
- 1#1: UpKeep - Cloud-based CMMS that streamlines work orders, preventive maintenance, and asset tracking for building maintenance teams.
- 2#2: MaintainX - Mobile-first platform for creating, assigning, and tracking maintenance work orders and procedures in real-time.
- 3#3: Fiix - Robust CMMS software for managing assets, work orders, inventory, and preventive maintenance schedules.
- 4#4: Limble CMMS - User-friendly CMMS designed for quick setup of work orders, asset management, and maintenance tracking.
- 5#5: Hippo CMMS - Affordable web-based system for handling maintenance requests, work orders, and PM scheduling in facilities.
- 6#6: eMaint - Customizable CMMS platform offering asset tracking, work order management, and advanced reporting for buildings.
- 7#7: ManagerPlus - Asset-intensive maintenance software for tracking equipment history, work orders, and preventive tasks.
- 8#8: Fracttal One - AI-powered CMMS for predictive maintenance, work orders, and asset management in industrial and building settings.
- 9#9: MicroMain - Enterprise-grade CMMS for facilities management, including work orders, inventory, and compliance tracking.
- 10#10: TMS - Comprehensive CMMS for scheduling preventive maintenance, managing work orders, and tracking building assets.
We ranked these tools by prioritizing robust feature sets, user-friendly design, performance reliability, and value, ensuring a balanced selection that caters to diverse needs like work order management, preventive scheduling, and asset tracking.
Comparison Table
Effective building maintenance tracking software is vital for optimizing operations, minimizing downtime, and maximizing asset lifespan. This comparison table evaluates leading tools—including UpKeep, MaintainX, Fiix, Limble CMMS, Hippo CMMS, and others—equipping readers to select the solution that aligns with their unique needs, workflows, and goals.
| # | Tool | Category | Overall | Features | Ease of Use | Value |
|---|---|---|---|---|---|---|
| 1 | UpKeep Cloud-based CMMS that streamlines work orders, preventive maintenance, and asset tracking for building maintenance teams. | specialized | 9.6/10 | 9.8/10 | 9.5/10 | 9.3/10 |
| 2 | MaintainX Mobile-first platform for creating, assigning, and tracking maintenance work orders and procedures in real-time. | specialized | 9.2/10 | 9.0/10 | 9.6/10 | 8.9/10 |
| 3 | Fiix Robust CMMS software for managing assets, work orders, inventory, and preventive maintenance schedules. | enterprise | 8.7/10 | 9.2/10 | 8.5/10 | 8.3/10 |
| 4 | Limble CMMS User-friendly CMMS designed for quick setup of work orders, asset management, and maintenance tracking. | specialized | 8.7/10 | 8.5/10 | 9.3/10 | 8.6/10 |
| 5 | Hippo CMMS Affordable web-based system for handling maintenance requests, work orders, and PM scheduling in facilities. | specialized | 8.4/10 | 8.5/10 | 9.0/10 | 8.0/10 |
| 6 | eMaint Customizable CMMS platform offering asset tracking, work order management, and advanced reporting for buildings. | enterprise | 8.1/10 | 8.5/10 | 7.6/10 | 7.8/10 |
| 7 | ManagerPlus Asset-intensive maintenance software for tracking equipment history, work orders, and preventive tasks. | specialized | 7.8/10 | 8.5/10 | 7.2/10 | 7.4/10 |
| 8 | Fracttal One AI-powered CMMS for predictive maintenance, work orders, and asset management in industrial and building settings. | specialized | 8.1/10 | 8.7/10 | 7.8/10 | 7.6/10 |
| 9 | MicroMain Enterprise-grade CMMS for facilities management, including work orders, inventory, and compliance tracking. | enterprise | 8.1/10 | 8.7/10 | 7.5/10 | 7.9/10 |
| 10 | TMS Comprehensive CMMS for scheduling preventive maintenance, managing work orders, and tracking building assets. | specialized | 7.2/10 | 7.4/10 | 7.0/10 | 7.6/10 |
Cloud-based CMMS that streamlines work orders, preventive maintenance, and asset tracking for building maintenance teams.
Mobile-first platform for creating, assigning, and tracking maintenance work orders and procedures in real-time.
Robust CMMS software for managing assets, work orders, inventory, and preventive maintenance schedules.
User-friendly CMMS designed for quick setup of work orders, asset management, and maintenance tracking.
Affordable web-based system for handling maintenance requests, work orders, and PM scheduling in facilities.
Customizable CMMS platform offering asset tracking, work order management, and advanced reporting for buildings.
Asset-intensive maintenance software for tracking equipment history, work orders, and preventive tasks.
AI-powered CMMS for predictive maintenance, work orders, and asset management in industrial and building settings.
Enterprise-grade CMMS for facilities management, including work orders, inventory, and compliance tracking.
Comprehensive CMMS for scheduling preventive maintenance, managing work orders, and tracking building assets.
UpKeep
specializedCloud-based CMMS that streamlines work orders, preventive maintenance, and asset tracking for building maintenance teams.
Mobile-first platform with real-time IoT integrations for proactive asset monitoring and automated work order generation
UpKeep is a cloud-based CMMS platform tailored for building maintenance, enabling efficient tracking of work orders, preventive maintenance schedules, and asset performance. It supports facility managers in logging maintenance requests, assigning tasks to technicians via a mobile-first app, and monitoring equipment health with real-time updates and IoT integrations. The software provides comprehensive reporting and analytics to optimize operations and reduce downtime in commercial buildings, properties, and facilities.
Pros
- Intuitive mobile app with offline capabilities for field technicians
- Robust preventive maintenance and asset tracking with IoT sensor integration
- Advanced reporting and AI-powered insights for predictive maintenance
Cons
- Pricing scales quickly for larger teams or advanced features
- Limited native customization for complex workflows
- Reporting exports could be more flexible for enterprise users
Best For
Facility managers and building maintenance teams in mid-sized properties needing mobile-first tracking and preventive maintenance automation.
Pricing
Starts at $45/user/month (Starter, annual billing) up to $110/user/month (Elite); free trial available, no free plan.
MaintainX
specializedMobile-first platform for creating, assigning, and tracking maintenance work orders and procedures in real-time.
Conversational work orders that allow instant creation and updates via chat-like interface on mobile
MaintainX is a mobile-first CMMS platform tailored for building maintenance teams, enabling efficient tracking of work orders, preventive maintenance schedules, asset management, and inspections. It streamlines operations with real-time updates, customizable checklists, and photo/video attachments directly from mobile devices. The software excels in facilitating quick communication between technicians and managers, reducing downtime in facilities like commercial buildings, schools, and manufacturing plants.
Pros
- Intuitive mobile app with one-tap work order creation and real-time collaboration
- Customizable forms, checklists, and preventive maintenance scheduling
- Strong asset tracking and inventory management integrated seamlessly
Cons
- Advanced reporting and analytics are somewhat limited without higher tiers
- Customization depth may require the Business or Enterprise plans
- Customer support can be slower for free or basic plan users
Best For
Small to mid-sized facilities management teams seeking a simple, mobile-centric tool for daily work order tracking and preventive maintenance in buildings.
Pricing
Free plan for core features; Pro at $16/user/month (annual), Business at $49/user/month, Enterprise custom pricing.
Fiix
enterpriseRobust CMMS software for managing assets, work orders, inventory, and preventive maintenance schedules.
AI-powered predictive maintenance that forecasts failures and optimizes schedules based on asset data
Fiix is a cloud-based CMMS platform tailored for maintenance management, enabling building managers to track work orders, assets, preventive maintenance schedules, and inventory in real-time. It supports facility maintenance tasks like HVAC servicing, plumbing repairs, and equipment inspections through a user-friendly web and mobile interface. Advanced analytics and integrations help optimize operations and reduce downtime in commercial and industrial buildings.
Pros
- Robust asset tracking and preventive maintenance scheduling
- Excellent mobile app for on-the-go technicians
- Powerful reporting and AI-driven insights
Cons
- Pricing can be steep for small teams
- Steeper learning curve for advanced customizations
- Limited free trial and onboarding support
Best For
Mid-sized facility management teams handling multi-site building maintenance who need scalable, mobile-first tracking.
Pricing
Lite plan at $45/user/month, Professional at $75/user/month, Premier at $105/user/month (billed annually; minimum 5 users).
Limble CMMS
specializedUser-friendly CMMS designed for quick setup of work orders, asset management, and maintenance tracking.
Lightning-quick 30-minute setup with guided onboarding that eliminates complex configurations
Limble CMMS is a cloud-based computerized maintenance management system tailored for building maintenance teams, enabling efficient tracking of work orders, preventive maintenance schedules, and asset conditions. It supports mobile access for on-site technicians, automated notifications, and customizable dashboards to monitor repairs, inspections, and compliance across facilities. With a focus on simplicity, it helps reduce downtime and paperwork in commercial, industrial, and residential buildings.
Pros
- Intuitive, mobile-first interface with offline capabilities
- Rapid setup in under 30 minutes without IT support
- Excellent customer support and automation for work orders
Cons
- Reporting and analytics lack depth for advanced users
- Limited third-party integrations compared to enterprise competitors
- Inventory management is functional but basic
Best For
Small to mid-sized building maintenance teams seeking a straightforward, easy-to-deploy CMMS for daily operations and preventive upkeep.
Pricing
Starts at $49/user/month (billed annually) for Starter plan; scales to Pro ($79/user/month) and custom Enterprise pricing; no setup fees.
Hippo CMMS
specializedAffordable web-based system for handling maintenance requests, work orders, and PM scheduling in facilities.
One-click work order creation and the 'Hero Dashboard' for instant visibility into maintenance priorities
Hippo CMMS is a cloud-based computerized maintenance management system (CMMS) tailored for building maintenance, enabling efficient tracking of work orders, preventive maintenance schedules, and asset management. It provides mobile apps for technicians, customizable dashboards, and inventory control to minimize downtime and streamline operations. The software is particularly suited for facilities managers handling commercial properties, schools, and multi-site buildings.
Pros
- Intuitive interface with quick setup and minimal training required
- Robust mobile app for real-time work order updates and technician access
- Strong preventive maintenance and asset tracking capabilities
Cons
- Limited advanced reporting and analytics compared to enterprise competitors
- Fewer third-party integrations than top-tier CMMS platforms
- Pricing scales up quickly for larger teams
Best For
Small to mid-sized facilities teams managing building maintenance who prioritize ease of use and rapid deployment over advanced customization.
Pricing
Starts at $200/month for up to 5 users (Essentials plan), with Pro at $350/month for 5 users and custom Enterprise pricing; billed annually.
eMaint
enterpriseCustomizable CMMS platform offering asset tracking, work order management, and advanced reporting for buildings.
No-code drag-and-drop workflow builder for tailoring maintenance processes to specific building needs
eMaint is a cloud-based CMMS platform specializing in maintenance management, including work order tracking, preventive maintenance scheduling, and asset management tailored for building facilities. It enables teams to handle maintenance requests, inventory control, and compliance reporting efficiently from any device. With strong customization options, it's suited for organizations needing flexible tracking of HVAC, plumbing, electrical, and structural upkeep.
Pros
- Highly customizable workflows and dashboards without coding
- Robust mobile app for on-the-go work order access and updates
- Advanced reporting and analytics for maintenance KPIs
Cons
- Quote-based pricing lacks upfront transparency
- Steeper learning curve for complex configurations
- Interface feels dated compared to modern competitors
Best For
Mid-sized facilities teams managing diverse building assets who need extensive customization for maintenance tracking.
Pricing
Custom quote-based pricing; typically $60-$120 per user/month depending on features and scale.
ManagerPlus
specializedAsset-intensive maintenance software for tracking equipment history, work orders, and preventive tasks.
Highly customizable workflows that adapt to complex, multi-site building maintenance processes
ManagerPlus is a robust CMMS platform designed for building maintenance tracking, offering comprehensive tools for work order management, asset tracking, preventive maintenance scheduling, and inventory control. It supports facility managers in organizing maintenance tasks, monitoring equipment performance, and generating detailed reports to optimize operations. Available in cloud or on-premise deployments, it scales well for multi-site facilities with customizable workflows and mobile access.
Pros
- Extensive asset and inventory management capabilities
- Powerful reporting and analytics for maintenance insights
- Flexible customization and mobile app for field technicians
Cons
- Steep learning curve for new users
- Pricing can be high for small teams
- Interface feels dated compared to modern competitors
Best For
Mid-sized facility managers overseeing multiple buildings who require scalable tracking and detailed reporting.
Pricing
Quote-based pricing starting around $45-60/user/month, with tiers based on users, modules, and deployment type.
Fracttal One
specializedAI-powered CMMS for predictive maintenance, work orders, and asset management in industrial and building settings.
AI-driven predictive maintenance that forecasts asset failures using IoT sensor data
Fracttal One is a cloud-based CMMS platform designed for asset-intensive operations, including building maintenance, offering tools for work order management, preventive scheduling, and inventory tracking. It leverages AI and IoT for predictive maintenance, enabling real-time asset monitoring to prevent failures in HVAC systems, elevators, and other building infrastructure. The software provides mobile access for field technicians and detailed analytics for facility managers to optimize maintenance efficiency.
Pros
- AI and IoT-powered predictive maintenance reduces unplanned downtime
- Robust mobile app for on-the-go work order execution
- Comprehensive reporting and analytics for maintenance insights
Cons
- Steep learning curve for advanced AI features
- Pricing scales quickly for larger deployments
- Limited out-of-box integrations with legacy building systems
Best For
Mid-sized to large facility management teams handling complex building portfolios that benefit from predictive analytics.
Pricing
Subscription starts at ~$45/user/month (billed annually); custom enterprise plans available upon request.
MicroMain
enterpriseEnterprise-grade CMMS for facilities management, including work orders, inventory, and compliance tracking.
Integrated inventory management with barcode/RFID scanning tied directly to work orders and assets
MicroMain is a robust Computerized Maintenance Management System (CMMS) tailored for building and facilities maintenance, offering tools for work order tracking, preventive maintenance scheduling, asset management, and inventory control. It supports multi-site operations with mobile accessibility for technicians, enabling real-time updates and reporting. The platform emphasizes enterprise-level scalability, helping managers streamline maintenance workflows and reduce downtime across commercial properties.
Pros
- Comprehensive asset and work order management with preventive maintenance scheduling
- Strong mobile app for field technicians with offline capabilities
- Advanced reporting and analytics for multi-location facilities
Cons
- User interface feels dated compared to modern competitors
- Steep learning curve for new users
- Pricing is quote-based and can be costly for smaller teams
Best For
Mid-to-large facilities management teams handling complex, multi-site building maintenance operations that require detailed tracking and enterprise scalability.
Pricing
Custom quote-based pricing, typically starting around $100/user/month for enterprise plans with annual contracts.
TMS
specializedComprehensive CMMS for scheduling preventive maintenance, managing work orders, and tracking building assets.
Built-in inventory tracking that automatically deducts parts from stock when work orders are completed
TMS Maintenance Software (tmsmaintenance.com) is a web-based platform designed for tracking and managing building maintenance tasks, work orders, and preventive maintenance schedules. It enables facility managers to assign jobs to technicians, monitor progress via a mobile app, and handle inventory for parts and supplies. The tool emphasizes simplicity for small to mid-sized properties, with reporting features to analyze maintenance trends and costs.
Pros
- Intuitive work order creation and dispatching
- Mobile app for on-site technician updates
- Affordable pricing with solid preventive maintenance scheduling
Cons
- Limited third-party integrations (e.g., no native QuickBooks or accounting sync)
- Interface feels somewhat dated compared to modern competitors
- Reporting lacks advanced customization and real-time dashboards
Best For
Small to medium-sized facility teams managing multiple buildings who need straightforward, budget-friendly maintenance tracking without complex enterprise features.
Pricing
Starts at $49/month for basic plan (up to 5 users), $99/month for pro (unlimited users + mobile), custom enterprise pricing.
Conclusion
The range of reviewed software provides tailored solutions for building maintenance, with UpKeep emerging as the top pick, excelling in streamlining work orders, preventive tasks, and asset tracking. MaintainX and Fiix also stand out, offering strong alternatives for those prioritizing mobile efficiency or all-inclusive management. Whether for small teams or larger operations, the top three tools deliver value, with UpKeep leading the charge.
Take the first step toward more efficient maintenance—explore UpKeep to experience its seamless, comprehensive approach firsthand.
Tools Reviewed
All tools were independently evaluated for this comparison