Quick Overview
- 1#1: UpKeep - Mobile-first CMMS software that streamlines work orders, preventive maintenance, and asset management for facilities teams.
- 2#2: MaintainX - Modern CMMS platform enabling paperless work orders, audits, and preventive maintenance via mobile checklists for facilities.
- 3#3: Limble CMMS - User-friendly CMMS for managing work orders, assets, inventory, and preventive maintenance in facilities operations.
- 4#4: Fiix - Cloud-based CMMS that helps facilities manage assets, work orders, preventive maintenance, and parts inventory efficiently.
- 5#5: Hippo CMMS - Web-based CMMS designed for facilities to track work orders, PM schedules, assets, and vendor management.
- 6#6: eMaint - Flexible CMMS solution for facilities asset management, work orders, preventive maintenance, and reporting.
- 7#7: ManagerPlus - CMMS software for facilities to manage equipment maintenance, work orders, inventory, and compliance tracking.
- 8#8: MicroMain - Enterprise CMMS platform providing facilities with asset management, work orders, and mobile maintenance capabilities.
- 9#9: Facilio - AI-powered facilities management software for predictive maintenance, work orders, and energy optimization.
- 10#10: Fracttal One - Next-generation CMMS with mobile-first tools for facilities asset tracking, work orders, and predictive maintenance.
These tools were selected and ranked based on rigorous evaluation of features, user-friendliness, scalability, and overall value, ensuring they meet the diverse needs of modern facilities management operations.
Comparison Table
CMMS facilities management software simplifies maintenance operations, and this comparison table examines leading tools like UpKeep, MaintainX, Limble CMMS, Fiix, Hippo CMMS, and more—highlighting their core features, usability, and unique strengths. Readers will learn to evaluate options based on their specific needs, whether prioritizing cost, functionality, or user-friendliness, to find the best fit for efficient facilities management.
| # | Tool | Category | Overall | Features | Ease of Use | Value |
|---|---|---|---|---|---|---|
| 1 | UpKeep Mobile-first CMMS software that streamlines work orders, preventive maintenance, and asset management for facilities teams. | enterprise | 9.6/10 | 9.4/10 | 9.7/10 | 9.2/10 |
| 2 | MaintainX Modern CMMS platform enabling paperless work orders, audits, and preventive maintenance via mobile checklists for facilities. | enterprise | 9.1/10 | 8.7/10 | 9.6/10 | 9.3/10 |
| 3 | Limble CMMS User-friendly CMMS for managing work orders, assets, inventory, and preventive maintenance in facilities operations. | enterprise | 8.7/10 | 8.4/10 | 9.6/10 | 8.9/10 |
| 4 | Fiix Cloud-based CMMS that helps facilities manage assets, work orders, preventive maintenance, and parts inventory efficiently. | enterprise | 8.7/10 | 8.5/10 | 9.2/10 | 8.6/10 |
| 5 | Hippo CMMS Web-based CMMS designed for facilities to track work orders, PM schedules, assets, and vendor management. | enterprise | 8.4/10 | 8.2/10 | 9.4/10 | 8.9/10 |
| 6 | eMaint Flexible CMMS solution for facilities asset management, work orders, preventive maintenance, and reporting. | enterprise | 8.4/10 | 9.1/10 | 7.8/10 | 8.0/10 |
| 7 | ManagerPlus CMMS software for facilities to manage equipment maintenance, work orders, inventory, and compliance tracking. | enterprise | 8.2/10 | 8.5/10 | 8.0/10 | 7.8/10 |
| 8 | MicroMain Enterprise CMMS platform providing facilities with asset management, work orders, and mobile maintenance capabilities. | enterprise | 8.0/10 | 8.5/10 | 7.2/10 | 7.8/10 |
| 9 | Facilio AI-powered facilities management software for predictive maintenance, work orders, and energy optimization. | enterprise | 8.2/10 | 8.7/10 | 7.9/10 | 7.8/10 |
| 10 | Fracttal One Next-generation CMMS with mobile-first tools for facilities asset tracking, work orders, and predictive maintenance. | enterprise | 7.8/10 | 8.5/10 | 7.6/10 | 7.4/10 |
Mobile-first CMMS software that streamlines work orders, preventive maintenance, and asset management for facilities teams.
Modern CMMS platform enabling paperless work orders, audits, and preventive maintenance via mobile checklists for facilities.
User-friendly CMMS for managing work orders, assets, inventory, and preventive maintenance in facilities operations.
Cloud-based CMMS that helps facilities manage assets, work orders, preventive maintenance, and parts inventory efficiently.
Web-based CMMS designed for facilities to track work orders, PM schedules, assets, and vendor management.
Flexible CMMS solution for facilities asset management, work orders, preventive maintenance, and reporting.
CMMS software for facilities to manage equipment maintenance, work orders, inventory, and compliance tracking.
Enterprise CMMS platform providing facilities with asset management, work orders, and mobile maintenance capabilities.
AI-powered facilities management software for predictive maintenance, work orders, and energy optimization.
Next-generation CMMS with mobile-first tools for facilities asset tracking, work orders, and predictive maintenance.
UpKeep
enterpriseMobile-first CMMS software that streamlines work orders, preventive maintenance, and asset management for facilities teams.
Mobile-first interface with offline functionality and real-time syncing, revolutionizing field maintenance efficiency.
UpKeep is a cloud-based CMMS platform tailored for facilities management, providing comprehensive tools for work order creation and tracking, asset management, preventive maintenance scheduling, and inventory control. Its mobile-first design enables technicians to update jobs, view assets, and receive real-time notifications directly from the field, streamlining operations for maintenance teams. The software also offers robust reporting, purchasing integration, and IoT sensor connectivity for proactive maintenance.
Pros
- Exceptional mobile app for field technicians with offline access
- Real-time collaboration and GPS-enabled work orders
- Strong preventive maintenance and asset tracking capabilities
Cons
- Advanced analytics and custom reporting limited in lower tiers
- Customization options less flexible for complex enterprise needs
- Pricing can escalate for larger teams with many users
Best For
Small to mid-sized facilities managers and field service teams prioritizing mobile accessibility and ease of adoption.
Pricing
Essentials at $45/user/month, Professional at $75/user/month, Business at $110/user/month (billed annually); 14-day free trial available.
MaintainX
enterpriseModern CMMS platform enabling paperless work orders, audits, and preventive maintenance via mobile checklists for facilities.
Conversational chat interface for submitting and managing work requests, mimicking texting for ultimate ease
MaintainX is a mobile-first CMMS platform that simplifies facilities maintenance by enabling work order creation, preventive maintenance scheduling, asset management, and inventory tracking. It excels in reactive maintenance with features like photo uploads, checklists, and real-time updates via a chat-like interface. Ideal for teams transitioning from paper-based systems, it supports quick deployment and scalability for small to mid-sized operations across industries like manufacturing, hospitality, and property management.
Pros
- Exceptionally intuitive mobile app with offline capabilities
- Rapid setup and minimal training required
- Generous free plan for basic needs
Cons
- Advanced reporting and analytics limited in lower tiers
- Fewer enterprise-level customizations compared to competitors
- Integrations are solid but not as extensive as some rivals
Best For
Small to mid-sized facilities teams seeking a simple, mobile-centric CMMS to replace paper processes without complex setup.
Pricing
Free plan for unlimited users with core features; Pro at $16/user/month (billed annually); Enterprise custom pricing.
Limble CMMS
enterpriseUser-friendly CMMS for managing work orders, assets, inventory, and preventive maintenance in facilities operations.
Lightning-fast 5-minute setup process that enables instant deployment without IT support or extensive configuration.
Limble CMMS is a cloud-based computerized maintenance management system (CMMS) tailored for facilities management, enabling efficient handling of work orders, preventive maintenance scheduling, asset tracking, and inventory management. Its mobile-first design and intuitive interface allow teams to access real-time data, assign tasks, and update statuses from anywhere. The software emphasizes quick deployment and ease of use, helping organizations reduce downtime and optimize maintenance operations without complex setups.
Pros
- Exceptionally user-friendly interface with minimal training required
- Robust mobile app for on-the-go access and updates
- Rapid 5-minute setup for immediate value
Cons
- Reporting capabilities are solid but lack advanced customization
- Fewer native integrations than some enterprise competitors
- Best suited for small to mid-sized teams; scalability for very large operations may require customization
Best For
Small to mid-sized facilities and maintenance teams prioritizing simplicity, mobility, and quick implementation over advanced enterprise features.
Pricing
Starts at $50/user/month (Essential), $70/user/month (Professional), with custom Enterprise pricing; monthly billing available, no long-term contracts.
Fiix
enterpriseCloud-based CMMS that helps facilities manage assets, work orders, preventive maintenance, and parts inventory efficiently.
Fiix Copilot AI assistant for automated insights, work order prioritization, and predictive maintenance recommendations
Fiix is a cloud-based CMMS software tailored for facilities management, enabling efficient work order tracking, asset management, preventive maintenance scheduling, and inventory control. It supports mobile access for technicians, robust reporting, and over 100 integrations to streamline operations across industries like manufacturing and facilities. Acquired by Rockwell Automation, Fiix emphasizes user-friendly design and AI-driven insights via Fiix Copilot for predictive maintenance.
Pros
- Intuitive, mobile-first interface accessible on any device
- Strong preventive maintenance and asset tracking tools
- Comprehensive reporting and 100+ integrations including IoT sensors
Cons
- Limited advanced customization for complex enterprise needs
- Pricing scales quickly for larger teams
- Customer support can be inconsistent for non-enterprise users
Best For
Small to mid-sized facilities and maintenance teams seeking an easy-to-deploy CMMS with mobile capabilities and solid core features.
Pricing
Subscription tiers starting at $45/user/month (Starter), $65/user/month (Professional), up to custom Enterprise pricing; billed annually.
Hippo CMMS
enterpriseWeb-based CMMS designed for facilities to track work orders, PM schedules, assets, and vendor management.
Visual asset management with photo uploads and interactive floor plan mapping for easy location-based tracking
Hippo CMMS is a cloud-based computerized maintenance management system (CMMS) designed for facilities management, enabling efficient tracking of work orders, preventive maintenance schedules, and asset management. It provides mobile access for technicians, customizable dashboards, and reporting tools to optimize maintenance operations. The software stands out for its simplicity, making it suitable for organizations seeking quick deployment without extensive training.
Pros
- Intuitive interface requiring minimal training
- Unlimited users on all plans for cost efficiency
- Strong mobile app for on-the-go work order management
Cons
- Limited advanced analytics and custom reporting options
- Fewer integrations with enterprise systems like ERP
- No offline functionality in the mobile app
Best For
Small to mid-sized facilities teams needing a straightforward, affordable CMMS for daily maintenance without complex setup.
Pricing
Starts at $200/month per facility (Starter plan, unlimited users), with Plus ($400/month) and Pro ($700/month) tiers adding advanced features; billed annually.
eMaint
enterpriseFlexible CMMS solution for facilities asset management, work orders, preventive maintenance, and reporting.
Drag-and-drop configurator for building custom workflows and forms without programming
eMaint is a robust CMMS platform tailored for facilities management, enabling efficient handling of work orders, preventive maintenance scheduling, asset management, and inventory control. It offers cloud-based and on-premise deployment options with extensive customization capabilities to adapt to specific organizational workflows. The software provides mobile accessibility, advanced reporting, and integrations with ERP systems, making it suitable for maintenance teams in manufacturing, healthcare, and commercial facilities.
Pros
- Highly customizable dashboards and workflows without coding
- Strong mobile app for field technicians
- Comprehensive reporting and analytics tools
Cons
- Steep initial setup and configuration learning curve
- Pricing can be opaque and higher for smaller teams
- Limited native integrations compared to top competitors
Best For
Mid-sized facilities and industrial operations needing a flexible, customizable CMMS for complex maintenance workflows.
Pricing
Quote-based pricing starting around $60/user/month, with tiers based on users, modules, and deployment type (cloud or on-premise).
ManagerPlus
enterpriseCMMS software for facilities to manage equipment maintenance, work orders, inventory, and compliance tracking.
Advanced asset genealogy and hierarchy for detailed lifecycle tracking
ManagerPlus is a cloud-based CMMS platform tailored for facilities management, offering comprehensive tools for asset tracking, preventive maintenance scheduling, and work order management. It streamlines operations with features like inventory control, purchasing automation, and detailed reporting dashboards. The software supports mobile access for field technicians and integrates with barcode scanning for efficient asset management.
Pros
- Robust asset management with hierarchy and genealogy tracking
- User-friendly mobile app for on-the-go updates
- Customizable reporting and analytics
Cons
- Pricing can be steep for small organizations
- Limited native integrations with third-party tools
- Setup and customization require initial time investment
Best For
Mid-sized facilities teams needing advanced asset tracking and preventive maintenance in manufacturing or commercial properties.
Pricing
Custom quote-based pricing; typically starts at $125/user/month for core plans, scaling with users and features.
MicroMain
enterpriseEnterprise CMMS platform providing facilities with asset management, work orders, and mobile maintenance capabilities.
No-code configuration engine for building custom workflows, dashboards, and reports
MicroMain is a robust CMMS platform tailored for facilities management, enabling efficient work order tracking, asset management, preventive maintenance scheduling, and inventory control. It offers both on-premise and cloud-based deployments with extensive customization options to fit diverse organizational needs. The software excels in generating detailed reports and analytics to optimize maintenance operations and minimize downtime across multiple sites.
Pros
- Highly customizable without coding for workflows and reports
- Strong asset management with hierarchy and genealogy tracking
- Comprehensive mobile app for field technicians
Cons
- Dated user interface requiring training
- Complex initial setup for non-technical users
- Quote-based pricing lacks transparency
Best For
Mid-to-large enterprises with complex, multi-site facilities requiring deep customization in their CMMS.
Pricing
Custom quote-based; SaaS starts around $100-200/user/month, on-premise perpetual licenses available with annual maintenance.
Facilio
enterpriseAI-powered facilities management software for predictive maintenance, work orders, and energy optimization.
AI-powered Digital Twin for real-time facility visualization and predictive operations
Facilio is an AI-powered, cloud-based facilities management platform designed for commercial real estate and building owners, integrating IoT sensors for real-time monitoring and predictive maintenance. It streamlines work order management, asset tracking, energy optimization, space utilization, and sustainability reporting in a unified dashboard. The software emphasizes proactive operations to minimize downtime, reduce costs, and enhance occupant experience across multi-site portfolios.
Pros
- Advanced AI and IoT integration for predictive maintenance and anomaly detection
- Comprehensive modules covering assets, energy, space, and leases in one platform
- Scalable for multi-site enterprises with strong mobile accessibility
Cons
- Pricing lacks transparency and requires custom quotes
- Steeper learning curve for non-technical users due to advanced analytics
- Limited third-party integrations compared to established CMMS leaders
Best For
Mid-to-large enterprises managing multi-site commercial properties seeking AI-driven predictive insights.
Pricing
Custom enterprise pricing based on facility size and modules; typically starts at $1-2 per sq ft annually, quote required.
Fracttal One
enterpriseNext-generation CMMS with mobile-first tools for facilities asset tracking, work orders, and predictive maintenance.
AI-powered OnePredict module for anomaly detection and failure prediction using IoT data
Fracttal One is a cloud-based CMMS platform specializing in predictive maintenance and asset management for facilities, leveraging AI, IoT sensors, and mobile accessibility to optimize operations. It enables real-time monitoring, automated work orders, and advanced analytics to minimize downtime and extend asset life. Primarily targeted at industrial sectors like mining, manufacturing, and energy, it integrates seamlessly with existing hardware for proactive facility management.
Pros
- Powerful AI-driven predictive maintenance with IoT integration for real-time asset health monitoring
- Robust mobile app for on-the-go work order management and technician efficiency
- Comprehensive analytics and reporting dashboards for data-driven decisions
Cons
- Pricing model can be complex and higher for smaller facilities due to asset-based structure
- Steeper learning curve for advanced AI features and custom configurations
- Limited out-of-the-box integrations with non-industrial ERP systems
Best For
Mid-sized industrial facilities in manufacturing, mining, or energy sectors seeking AI-powered predictive maintenance to reduce unplanned downtime.
Pricing
Custom subscription pricing, typically $10-25 per asset/month or user-based tiers starting at $50/user/month; volume discounts available.
Conclusion
Navigating the best CMMS facilities management software requires aligning with operational needs, but this review showcases top contenders: UpKeep leads as the top choice thanks to its mobile-first design that efficiently streamlines work orders, preventive maintenance, and asset management. MaintainX and Limble CMMS follow closely, offering exceptional paperless workflows and user-friendly interfaces, respectively, as strong alternatives for varied facility requirements.
Ready to enhance your facilities management? Start with UpKeep to unlock its seamless tools and take your maintenance operations to the next level.
Tools Reviewed
All tools were independently evaluated for this comparison