Quick Overview
- 1#1: UpKeep - Mobile-first CMMS that streamlines work orders, preventive maintenance, and asset tracking for commercial properties.
- 2#2: Limble CMMS - User-friendly CMMS with AI insights for efficient maintenance management in commercial facilities.
- 3#3: MaintainX - Digital CMMS replacing paper processes with work orders, audits, and real-time collaboration for property maintenance.
- 4#4: Fiix - Cloud-based CMMS offering advanced analytics, inventory control, and preventive maintenance for commercial buildings.
- 5#5: Hippo CMMS - Robust CMMS designed for commercial property maintenance with work order tracking and reporting.
- 6#6: eMaint - Customizable CMMS providing asset management, work orders, and mobile access for facility maintenance.
- 7#7: Yardi - Comprehensive property management platform with integrated maintenance tracking and tenant service requests for commercial real estate.
- 8#8: AppFolio - All-in-one property management software featuring online maintenance requests and vendor coordination for commercial properties.
- 9#9: MRI Software - Enterprise property management solution with advanced maintenance management modules for commercial portfolios.
- 10#10: ServiceChannel - Service procurement platform that automates vendor bidding and performance tracking for commercial property maintenance.
These tools were selected and ranked based on key factors including feature depth (such as preventive maintenance scheduling, inventory control, and real-time reporting), user experience (intuitiveness and mobile accessibility), reliability, and overall value, ensuring they deliver measurable benefits for commercial property managers.
Comparison Table
Commercial property maintenance software streamlines operations, and this comparison table simplifies selection by examining top tools like UpKeep, Limble CMMS, MaintainX, Fiix, Hippo CMMS, and more. Readers will learn key differences in features, usability, and cost, as well as which solutions suit specific needs such as multi-property management or asset tracking, helping them find the best fit for their maintenance requirements.
| # | Tool | Category | Overall | Features | Ease of Use | Value |
|---|---|---|---|---|---|---|
| 1 | UpKeep Mobile-first CMMS that streamlines work orders, preventive maintenance, and asset tracking for commercial properties. | specialized | 9.5/10 | 9.6/10 | 9.4/10 | 9.2/10 |
| 2 | Limble CMMS User-friendly CMMS with AI insights for efficient maintenance management in commercial facilities. | specialized | 9.2/10 | 9.0/10 | 9.6/10 | 8.9/10 |
| 3 | MaintainX Digital CMMS replacing paper processes with work orders, audits, and real-time collaboration for property maintenance. | specialized | 8.6/10 | 8.4/10 | 9.3/10 | 9.1/10 |
| 4 | Fiix Cloud-based CMMS offering advanced analytics, inventory control, and preventive maintenance for commercial buildings. | enterprise | 8.6/10 | 8.7/10 | 9.1/10 | 8.2/10 |
| 5 | Hippo CMMS Robust CMMS designed for commercial property maintenance with work order tracking and reporting. | specialized | 8.4/10 | 8.5/10 | 9.2/10 | 8.0/10 |
| 6 | eMaint Customizable CMMS providing asset management, work orders, and mobile access for facility maintenance. | enterprise | 8.2/10 | 8.5/10 | 8.0/10 | 7.8/10 |
| 7 | Yardi Comprehensive property management platform with integrated maintenance tracking and tenant service requests for commercial real estate. | enterprise | 8.4/10 | 9.2/10 | 7.1/10 | 7.8/10 |
| 8 | AppFolio All-in-one property management software featuring online maintenance requests and vendor coordination for commercial properties. | enterprise | 8.1/10 | 8.4/10 | 7.7/10 | 7.5/10 |
| 9 | MRI Software Enterprise property management solution with advanced maintenance management modules for commercial portfolios. | enterprise | 8.7/10 | 9.2/10 | 7.4/10 | 8.1/10 |
| 10 | ServiceChannel Service procurement platform that automates vendor bidding and performance tracking for commercial property maintenance. | specialized | 8.3/10 | 8.7/10 | 7.9/10 | 8.0/10 |
Mobile-first CMMS that streamlines work orders, preventive maintenance, and asset tracking for commercial properties.
User-friendly CMMS with AI insights for efficient maintenance management in commercial facilities.
Digital CMMS replacing paper processes with work orders, audits, and real-time collaboration for property maintenance.
Cloud-based CMMS offering advanced analytics, inventory control, and preventive maintenance for commercial buildings.
Robust CMMS designed for commercial property maintenance with work order tracking and reporting.
Customizable CMMS providing asset management, work orders, and mobile access for facility maintenance.
Comprehensive property management platform with integrated maintenance tracking and tenant service requests for commercial real estate.
All-in-one property management software featuring online maintenance requests and vendor coordination for commercial properties.
Enterprise property management solution with advanced maintenance management modules for commercial portfolios.
Service procurement platform that automates vendor bidding and performance tracking for commercial property maintenance.
UpKeep
specializedMobile-first CMMS that streamlines work orders, preventive maintenance, and asset tracking for commercial properties.
Award-winning mobile app with offline mode and real-time collaboration, enabling 50% faster work order completion
UpKeep is a cloud-based CMMS platform tailored for commercial property maintenance, enabling teams to manage work orders, track assets, schedule preventive maintenance, and handle inventory in real-time. It supports multi-location properties with features like technician dispatching, vendor portals, and customizable dashboards for facilities managers. The mobile-first design ensures field teams can update statuses, attach photos, and receive notifications on the go, minimizing downtime and boosting operational efficiency.
Pros
- Highly intuitive mobile app for field technicians
- Robust asset tracking and preventive maintenance scheduling
- Seamless integrations with tools like QuickBooks and Slack
Cons
- Pricing scales quickly for larger teams
- Advanced reporting requires higher-tier plans
- Steeper learning curve for custom workflows
Best For
Commercial property managers and facilities teams handling multi-site portfolios with high-volume maintenance needs.
Pricing
Starter at $45/user/month, Professional at $75/user/month, Business at $110/user/month (billed annually); Enterprise custom.
Limble CMMS
specializedUser-friendly CMMS with AI insights for efficient maintenance management in commercial facilities.
AI-powered conversational interface for creating work orders via natural language or voice input
Limble CMMS is a cloud-based computerized maintenance management system (CMMS) tailored for streamlining work orders, preventive maintenance schedules, asset tracking, and inventory management in commercial properties. It supports property maintenance teams by enabling real-time mobile access for technicians, vendor management, and customizable reporting to minimize downtime and costs. With a focus on simplicity, it helps facility managers handle everything from HVAC servicing to routine inspections efficiently.
Pros
- Intuitive, mobile-first interface that reduces training time
- Rapid deployment with setup in under 30 days
- Strong preventive maintenance and asset management tools
Cons
- Reporting features lack depth for complex analytics
- Customization options are somewhat limited
- Pricing can increase with additional users and assets
Best For
Mid-sized commercial property managers and facility teams needing a straightforward, user-friendly CMMS for daily maintenance without extensive IT support.
Pricing
Custom quotes starting at around $50/user/month (billed annually), with tiers based on users and assets; no long-term contracts required.
MaintainX
specializedDigital CMMS replacing paper processes with work orders, audits, and real-time collaboration for property maintenance.
Conversational work orders with in-app chat for instant updates and instructions
MaintainX is a mobile-first computerized maintenance management system (CMMS) tailored for commercial property maintenance, enabling teams to handle work orders, preventive maintenance schedules, asset tracking, and inspections seamlessly. It facilitates real-time communication via chat-like interfaces within work orders, reducing downtime in facilities like office buildings and retail spaces. The platform's customizable checklists and offline mobile access make it ideal for field technicians managing HVAC, plumbing, and general repairs.
Pros
- Highly intuitive mobile app with offline functionality for field teams
- Generous free plan with core CMMS features
- Real-time updates and chat integration streamline team collaboration
Cons
- Advanced reporting and analytics limited in lower tiers
- Fewer native integrations compared to enterprise competitors
- Customization options can feel basic for complex property portfolios
Best For
Small to mid-sized commercial property managers needing an affordable, user-friendly tool for reactive and preventive maintenance without steep learning curves.
Pricing
Free plan for unlimited users and basic features; Professional at $16/user/month (billed annually); Enterprise custom pricing.
Fiix
enterpriseCloud-based CMMS offering advanced analytics, inventory control, and preventive maintenance for commercial buildings.
Fiix Copilot AI assistant for automated work order suggestions and predictive maintenance insights
Fiix is a cloud-based CMMS platform tailored for maintenance management in commercial properties, enabling efficient work order creation, asset tracking, and preventive maintenance scheduling. It supports multi-site operations with real-time inventory management, mobile access for technicians, and detailed reporting to minimize downtime and costs. Ideal for facilities teams handling HVAC, plumbing, and general upkeep across portfolios.
Pros
- Intuitive mobile app for on-the-go work order updates and asset inspections
- Robust preventive maintenance and analytics for cost savings
- Scalable for multi-property portfolios with strong integrations
Cons
- Higher pricing tiers needed for advanced customization and reporting
- Inventory management lacks depth for very complex supply chains
- Implementation can require initial setup time for larger teams
Best For
Mid-sized commercial property managers with multiple sites seeking mobile-first maintenance tracking and analytics.
Pricing
Starts at ~$45/user/month (Essentials), $65/user/month (Professional), and custom Enterprise pricing; annual billing required.
Hippo CMMS
specializedRobust CMMS designed for commercial property maintenance with work order tracking and reporting.
Visual Kanban-style work order board that allows drag-and-drop prioritization and real-time status tracking for teams.
Hippo CMMS is a cloud-based computerized maintenance management system (CMMS) tailored for commercial property maintenance, enabling efficient work order management, preventive maintenance scheduling, and asset tracking. It provides tools for inventory control, technician dispatching, and real-time reporting to minimize downtime and extend asset life in facilities like offices, retail spaces, and multi-site portfolios. The platform emphasizes ease of implementation with a drag-and-drop interface and mobile accessibility for on-the-go teams.
Pros
- Intuitive drag-and-drop Kanban board for work order visualization and management
- Robust mobile app for technicians with offline capabilities
- Quick setup and strong customer support for seamless onboarding
Cons
- Limited native integrations with advanced accounting or ERP systems
- Reporting customization lacks depth compared to enterprise competitors
- Pricing can escalate quickly for larger teams or advanced modules
Best For
Mid-sized commercial property managers and facilities teams handling multi-site maintenance who prioritize user-friendly tools and mobile access over extensive custom integrations.
Pricing
Starts at around $200/month for basic plans (up to 5 users); scales to $500+/month for larger teams with custom quotes based on users, assets, and features.
eMaint
enterpriseCustomizable CMMS providing asset management, work orders, and mobile access for facility maintenance.
No-code drag-and-drop builder for fully customized maintenance processes
eMaint is a cloud-based CMMS platform tailored for maintenance management in commercial properties, enabling efficient work order tracking, asset management, and preventive maintenance scheduling. It supports inventory control, mobile access for technicians, and customizable reporting to minimize downtime and costs. Ideal for facilities teams handling multi-site properties, it integrates with IoT sensors for predictive maintenance insights.
Pros
- Highly customizable workflows without coding
- Strong mobile app for on-the-go work orders
- Advanced reporting and analytics for cost optimization
Cons
- Quote-based pricing can be steep for small teams
- Initial configuration requires setup time
- Limited native integrations compared to top competitors
Best For
Mid-sized commercial property managers overseeing multiple facilities who need scalable, customizable maintenance tracking.
Pricing
Custom quote-based; typically starts at $50-70 per user/month depending on modules and user count.
Yardi
enterpriseComprehensive property management platform with integrated maintenance tracking and tenant service requests for commercial real estate.
End-to-end integration linking maintenance work orders directly to financials, leasing, and asset management in one platform
Yardi is an enterprise-grade property management platform with comprehensive maintenance tools tailored for commercial properties, enabling efficient work order creation, assignment, tracking, and preventive maintenance scheduling. It supports mobile access for technicians, asset management, and inventory control to streamline operations across large portfolios. The software integrates maintenance seamlessly with leasing, accounting, and reporting for holistic property oversight.
Pros
- Robust integration with full property management suite including accounting and leasing
- Scalable for enterprise-level commercial portfolios with advanced analytics
- Mobile apps and real-time tracking for maintenance teams
Cons
- Steep learning curve and complex interface requiring training
- High costs with custom quote-based pricing and implementation fees
- Overkill for small or mid-sized properties focused solely on maintenance
Best For
Large commercial property management firms with extensive portfolios needing integrated enterprise solutions.
Pricing
Custom quote-based pricing; typically $1-$3 per unit/month for enterprise clients, plus significant setup and training fees.
AppFolio
enterpriseAll-in-one property management software featuring online maintenance requests and vendor coordination for commercial properties.
Deep integration of maintenance workflows with full property accounting and automated AP/AR for commercial managers.
AppFolio is a comprehensive cloud-based property management platform that includes maintenance management tools tailored for residential, multi-family, and commercial properties. It enables users to create and track work orders, schedule preventive maintenance, manage vendors, and communicate with tenants or occupants via a centralized dashboard. While not exclusively a maintenance solution, its integrated features streamline commercial property upkeep alongside leasing, accounting, and reporting functionalities.
Pros
- All-in-one platform integrating maintenance with accounting and leasing
- Mobile app for on-the-go work order management and inspections
- Automated vendor payments and preventive maintenance scheduling
Cons
- Pricing scales per unit, expensive for small commercial portfolios
- Steeper learning curve for maintenance-only users
- Less specialized for heavy industrial or large-scale commercial maintenance compared to dedicated tools
Best For
Mid-sized property management firms overseeing commercial and multi-family portfolios needing integrated maintenance within broader operations.
Pricing
Per-unit pricing starting at about $1.40/unit/month (minimum 50 units), plus add-ons for premium features like online payments.
MRI Software
enterpriseEnterprise property management solution with advanced maintenance management modules for commercial portfolios.
Deep integration of maintenance with accounting and leasing modules for real-time financial impact tracking
MRI Software is an enterprise-grade real estate management platform with specialized modules for commercial property maintenance, including work order management, preventive maintenance scheduling, and asset lifecycle tracking. It enables property managers to handle maintenance requests, dispatch technicians via mobile apps, and integrate maintenance data with leasing, accounting, and reporting functions for a unified view. Designed for scalability, it supports large portfolios with compliance tools, IoT integrations, and advanced analytics to optimize operations and reduce downtime.
Pros
- Robust integration with full property management suite
- Scalable for enterprise-level portfolios with strong analytics
- Mobile accessibility and automated workflows for technicians
Cons
- Steep learning curve and requires extensive training
- High implementation and customization costs
- Less intuitive for small-scale operations
Best For
Enterprise-level commercial property managers handling large, multi-site portfolios who need integrated maintenance within broader real estate operations.
Pricing
Custom quote-based pricing; typically starts at $50,000+ annually for mid-sized deployments, scaling with modules and property count.
ServiceChannel
specializedService procurement platform that automates vendor bidding and performance tracking for commercial property maintenance.
STAR-rated vendor marketplace with performance-based matching and automated bidding
ServiceChannel is a robust platform designed for commercial property managers to automate and optimize contractor management across multi-location portfolios. It facilitates service requests, competitive bidding, work order tracking, invoice processing, and vendor performance analytics. The software emphasizes compliance, cost savings, and quality control through its extensive pre-vetted contractor network.
Pros
- Extensive network of pre-vetted contractors accessible instantly
- Automated bid collection and intelligent vendor selection
- Advanced analytics for performance tracking and cost optimization
Cons
- Enterprise-level pricing may not suit smaller portfolios
- Interface has a learning curve for non-technical users
- Less emphasis on in-house maintenance tools compared to outsourced services
Best For
Large-scale commercial real estate owners and managers with dispersed properties relying heavily on external contractors for maintenance.
Pricing
Custom enterprise pricing based on locations and service volume; typically starts at $5,000+/month for mid-sized portfolios—contact sales for quotes.
Conclusion
The top commercial property maintenance software reviewed deliver powerful tools to enhance efficiency, with UpKeep leading as the best choice, leveraging its mobile-first design to streamline work orders, preventive maintenance, and asset tracking. Limble CMMS impresses with AI-driven insights, while MaintainX stands out for replacing paper processes and enabling real-time collaboration—each offering unique strengths tailored to diverse needs.
Ready to elevate your maintenance operations? Start with UpKeep to experience its intuitive interface and game-changing features, or explore Limble or MaintainX if they better align with your specific workflows.
Tools Reviewed
All tools were independently evaluated for this comparison