Quick Overview
- 1#1: MaintainX - Mobile-first CMMS platform that digitizes work orders, preventive maintenance, and asset tracking for facilities teams.
- 2#2: Limble CMMS - Intuitive cloud-based CMMS for streamlined work order management, preventive maintenance, and asset reliability.
- 3#3: UpKeep - Modern maintenance software with mobile apps for work orders, inspections, and inventory management in facilities.
- 4#4: FMX - User-friendly facilities management software for work orders, preventive maintenance, and space planning.
- 5#5: Hippo CMMS - Affordable CMMS solution for managing work orders, assets, and preventive maintenance schedules.
- 6#6: Fiix - Cloud CMMS with powerful analytics, integrations, and tools for maintenance operations and asset management.
- 7#7: eMaint - Flexible, configurable CMMS for enterprise-level asset management and maintenance workflows.
- 8#8: MicroMain - Comprehensive EAM/CMMS platform for facilities maintenance, inventory, and compliance tracking.
- 9#9: IBM Maximo - AI-driven enterprise asset management software for predictive maintenance and facilities optimization.
- 10#10: ServiceNow - Integrated workplace service management platform for facilities operations, requests, and space management.
Tools were selected based on core functionality, user-friendliness, scalability, and overall value, with a focus on meeting the diverse needs of facilities teams aiming to enhance productivity and compliance.
Comparison Table
This comparison table explores leading facilities maintenance software tools, including MaintainX, Limble CMMS, UpKeep, FMX, Hippo CMMS, and more, to guide readers in selecting the right solution for their operational workflows. It outlines key features, usability, and practical capabilities, helping users understand how each tool streamlines maintenance tasks and enhances efficiency.
| # | Tool | Category | Overall | Features | Ease of Use | Value |
|---|---|---|---|---|---|---|
| 1 | MaintainX Mobile-first CMMS platform that digitizes work orders, preventive maintenance, and asset tracking for facilities teams. | specialized | 9.6/10 | 9.4/10 | 9.8/10 | 9.3/10 |
| 2 | Limble CMMS Intuitive cloud-based CMMS for streamlined work order management, preventive maintenance, and asset reliability. | specialized | 9.2/10 | 8.9/10 | 9.6/10 | 9.4/10 |
| 3 | UpKeep Modern maintenance software with mobile apps for work orders, inspections, and inventory management in facilities. | specialized | 8.5/10 | 8.3/10 | 9.2/10 | 8.0/10 |
| 4 | FMX User-friendly facilities management software for work orders, preventive maintenance, and space planning. | specialized | 8.6/10 | 8.4/10 | 9.3/10 | 8.7/10 |
| 5 | Hippo CMMS Affordable CMMS solution for managing work orders, assets, and preventive maintenance schedules. | specialized | 8.6/10 | 8.4/10 | 9.2/10 | 8.8/10 |
| 6 | Fiix Cloud CMMS with powerful analytics, integrations, and tools for maintenance operations and asset management. | enterprise | 8.7/10 | 8.8/10 | 9.2/10 | 8.3/10 |
| 7 | eMaint Flexible, configurable CMMS for enterprise-level asset management and maintenance workflows. | enterprise | 8.2/10 | 8.6/10 | 7.9/10 | 7.8/10 |
| 8 | MicroMain Comprehensive EAM/CMMS platform for facilities maintenance, inventory, and compliance tracking. | enterprise | 8.1/10 | 8.7/10 | 7.6/10 | 7.9/10 |
| 9 | IBM Maximo AI-driven enterprise asset management software for predictive maintenance and facilities optimization. | enterprise | 8.4/10 | 9.2/10 | 7.1/10 | 8.0/10 |
| 10 | ServiceNow Integrated workplace service management platform for facilities operations, requests, and space management. | enterprise | 7.6/10 | 8.4/10 | 6.7/10 | 6.2/10 |
Mobile-first CMMS platform that digitizes work orders, preventive maintenance, and asset tracking for facilities teams.
Intuitive cloud-based CMMS for streamlined work order management, preventive maintenance, and asset reliability.
Modern maintenance software with mobile apps for work orders, inspections, and inventory management in facilities.
User-friendly facilities management software for work orders, preventive maintenance, and space planning.
Affordable CMMS solution for managing work orders, assets, and preventive maintenance schedules.
Cloud CMMS with powerful analytics, integrations, and tools for maintenance operations and asset management.
Flexible, configurable CMMS for enterprise-level asset management and maintenance workflows.
Comprehensive EAM/CMMS platform for facilities maintenance, inventory, and compliance tracking.
AI-driven enterprise asset management software for predictive maintenance and facilities optimization.
Integrated workplace service management platform for facilities operations, requests, and space management.
MaintainX
specializedMobile-first CMMS platform that digitizes work orders, preventive maintenance, and asset tracking for facilities teams.
Rich instructional work orders with embedded photos, videos, and checklists directly in the mobile app
MaintainX is a mobile-first CMMS platform tailored for facilities maintenance, enabling efficient management of work orders, preventive maintenance schedules, and asset tracking. It empowers technicians with intuitive mobile apps for real-time updates, customizable checklists, instructional steps with photos/videos, and parts inventory control. The software facilitates seamless team communication, automated notifications, and integrations with tools like QuickBooks and Slack, reducing downtime and improving operational efficiency.
Pros
- Exceptionally intuitive mobile app for field technicians
- Rapid setup and deployment with minimal training required
- Robust preventive maintenance and real-time collaboration tools
Cons
- Advanced reporting and analytics are somewhat limited in lower tiers
- Inventory management lacks depth for very large-scale operations
- Customization options can feel restrictive for highly complex workflows
Best For
Small to mid-sized facilities teams seeking a user-friendly, mobile-centric CMMS for streamlined maintenance without steep learning curves.
Pricing
Freemium Starter plan (free for up to 5 users); Professional at $16/technician/month (annual billing); Enterprise custom pricing.
Limble CMMS
specializedIntuitive cloud-based CMMS for streamlined work order management, preventive maintenance, and asset reliability.
Ultra-fast setup and deployment in under 30 minutes with full core functionality out of the box
Limble CMMS is a cloud-based computerized maintenance management system designed specifically for facilities maintenance teams to manage work orders, preventive maintenance schedules, asset tracking, and inventory control. It emphasizes a mobile-first interface that enables technicians to access and update information on the go, with features like customizable forms, automated workflows, and real-time reporting. The software stands out for its rapid deployment, often live in under 30 minutes, making it ideal for teams seeking quick value without extensive IT involvement.
Pros
- Intuitive interface with minimal training required and setup in under 30 minutes
- Robust mobile app for field technicians with offline capabilities
- Cost-effective tiered pricing that scales well for small to mid-sized teams
Cons
- Advanced reporting and analytics are somewhat limited compared to enterprise solutions
- Fewer native integrations with third-party tools
- Customization options may feel basic for highly complex workflows
Best For
Small to mid-sized facilities maintenance teams that prioritize ease of use, quick implementation, and mobile accessibility over advanced enterprise features.
Pricing
Tiered flat-rate pricing: Basic ($40/mo up to 3 users), Essentials ($90/mo up to 10 users), Premium ($200/mo up to 20 users), with custom Enterprise plans available.
UpKeep
specializedModern maintenance software with mobile apps for work orders, inspections, and inventory management in facilities.
Seamless mobile app with offline mode and real-time GPS technician location tracking
UpKeep is a cloud-based CMMS platform tailored for facilities maintenance, allowing teams to create, assign, and track work orders, schedule preventive maintenance, and manage assets and inventory via a highly intuitive mobile app. It supports real-time collaboration, GPS-enabled technician dispatching, and customizable dashboards to minimize downtime and boost operational efficiency. Designed primarily for field-based teams, it integrates with tools like QuickBooks and offers offline functionality for reliable use in any environment.
Pros
- Exceptional mobile-first interface with offline access and GPS tracking
- Quick setup and intuitive workflows for non-technical users
- Strong preventive maintenance scheduling and asset tracking
Cons
- Advanced reporting and analytics limited in lower-tier plans
- Inventory management lacks depth for very large-scale operations
- Pricing scales up quickly for additional users and features
Best For
Small to mid-sized facilities teams with field technicians needing a simple, mobile-centric CMMS to handle daily maintenance and preventive tasks.
Pricing
Starter at $45/user/month, Professional at $75/user/month, Business+ at $110/user/month (billed annually); Enterprise custom.
FMX
specializedUser-friendly facilities management software for work orders, preventive maintenance, and space planning.
Drag-and-drop visual scheduling board for intuitive work order assignment and real-time progress tracking
FMX (fmx.io) is a cloud-based CMMS platform tailored for facilities maintenance, enabling efficient work order management, preventive maintenance scheduling, and asset tracking. It provides mobile apps for technicians, customizable dashboards, and real-time reporting to minimize downtime and optimize operations. Designed for commercial facilities, schools, and multi-site organizations, FMX emphasizes simplicity and quick deployment without extensive IT support.
Pros
- Intuitive interface requiring minimal training
- Robust mobile app for field technicians
- Strong preventive maintenance and reporting tools
Cons
- Limited advanced AI or predictive analytics
- Fewer native integrations than top competitors
- Some advanced features locked behind higher plans
Best For
Mid-sized facilities managers in commercial real estate, education, or hospitality seeking an easy-to-implement, mobile-first CMMS.
Pricing
Starts at $49/user/month (billed annually) for Basic plan; scales to $99+/user/month for Pro and Enterprise with more features and users.
Hippo CMMS
specializedAffordable CMMS solution for managing work orders, assets, and preventive maintenance schedules.
Drag-and-drop Kanban-style work order board for visual task prioritization and real-time collaboration
Hippo CMMS is a cloud-based computerized maintenance management system (CMMS) tailored for facilities maintenance, enabling efficient work order management, preventive maintenance scheduling, asset tracking, and inventory control. The platform provides mobile apps for technicians, customizable dashboards, and reporting tools to streamline operations and reduce downtime. It's particularly noted for its quick implementation and intuitive design, making it suitable for organizations transitioning from paper-based systems.
Pros
- Highly intuitive interface with minimal training required
- Robust preventive maintenance scheduling and mobile app
- Affordable pricing with quick setup and strong customer support
Cons
- Limited advanced analytics and reporting customization
- Fewer third-party integrations compared to larger competitors
- Basic asset visualization tools lacking advanced mapping
Best For
Small to mid-sized facilities teams needing a straightforward, easy-to-deploy CMMS for daily maintenance operations.
Pricing
Starts at $195/month for up to 5 users (billed annually), with tiers scaling to $500+/month for larger teams; custom enterprise quotes available.
Fiix
enterpriseCloud CMMS with powerful analytics, integrations, and tools for maintenance operations and asset management.
Otto AI copilot for natural language queries and predictive maintenance insights
Fiix is a cloud-based CMMS platform tailored for facilities maintenance, enabling teams to manage work orders, track assets, schedule preventive maintenance, and handle inventory in real-time. It features a mobile-first design for on-the-go access, robust reporting tools, and integrations with ERP and IoT systems. Acquired by Rockwell Automation, Fiix emphasizes reliability and scalability for reducing downtime and optimizing operations.
Pros
- Highly intuitive interface with minimal training required
- Excellent mobile app for field technicians
- Strong analytics and customizable dashboards
Cons
- Limited advanced customization for enterprise-scale deployments
- Pricing scales quickly with additional users and features
- Some integrations incur extra costs
Best For
Small to mid-sized facilities maintenance teams seeking an accessible, mobile-optimized CMMS to streamline daily operations.
Pricing
Starts at $45/user/month (Basic), $65 (Professional), $90 (Premier); billed annually with a minimum of 5 users.
eMaint
enterpriseFlexible, configurable CMMS for enterprise-level asset management and maintenance workflows.
No-code workflow and form builder allowing users to create tailored maintenance processes without programming expertise
eMaint is a cloud-based CMMS platform tailored for facilities maintenance, enabling efficient work order management, preventive maintenance scheduling, asset tracking, and inventory control. It offers mobile access for technicians, customizable dashboards, and robust reporting to optimize operations across industries like manufacturing and healthcare. The software emphasizes flexibility with no-code customization tools to adapt workflows to specific organizational needs.
Pros
- Highly customizable with no-code builders for workflows and forms
- Strong mobile app for on-the-go work order access and updates
- Comprehensive reporting and analytics for maintenance KPIs
Cons
- Steep learning curve due to extensive customization options
- Pricing is quote-based and can be costly for smaller teams
- Limited out-of-the-box integrations compared to some competitors
Best For
Mid-sized facilities and industrial operations needing a highly configurable CMMS for complex maintenance workflows.
Pricing
Custom quote-based pricing, typically starting at $60-70 per user per month for basic plans, scaling with users and features.
MicroMain
enterpriseComprehensive EAM/CMMS platform for facilities maintenance, inventory, and compliance tracking.
Advanced asset lifecycle management with IoT integration for predictive maintenance insights
MicroMain is a robust enterprise-grade CMMS platform tailored for facilities maintenance, enabling efficient work order management, preventive maintenance scheduling, asset tracking, and inventory control across multiple sites. It offers advanced reporting, analytics, and mobile accessibility to streamline operations for large-scale facilities. The software integrates with IoT sensors and third-party systems, supporting data-driven decision-making in maintenance workflows.
Pros
- Scalable for multi-site enterprise operations
- Powerful reporting and analytics tools
- Strong mobile app for technicians
Cons
- Steep learning curve for new users
- Custom pricing lacks transparency
- Interface feels dated in some areas
Best For
Large enterprises with complex, multi-facility maintenance needs requiring advanced customization and reporting.
Pricing
Quote-based pricing; typically $75-$150 per user/month depending on modules and scale, with annual contracts.
IBM Maximo
enterpriseAI-driven enterprise asset management software for predictive maintenance and facilities optimization.
AI-powered predictive analytics via IBM Watson IoT for real-time asset health monitoring and failure prediction
IBM Maximo is a leading enterprise asset management (EAM) platform tailored for facilities maintenance, offering comprehensive tools for managing assets, work orders, preventive maintenance, and inventory across buildings, equipment, and infrastructure. It leverages AI, IoT, and analytics through the Maximo Application Suite to enable predictive maintenance, reduce downtime, and optimize operational efficiency. Ideal for complex environments, it supports mobile access, GIS integration, and regulatory compliance for facilities like campuses, hospitals, and industrial sites.
Pros
- Advanced AI and IoT-driven predictive maintenance reduces unplanned downtime
- Highly scalable with robust customization and integration capabilities for enterprise environments
- Comprehensive asset lifecycle management including work orders, inventory, and compliance tracking
Cons
- Steep learning curve and complex interface requiring extensive training
- High implementation costs and long deployment timelines
- Premium pricing that may not suit small to mid-sized facilities
Best For
Large enterprises and organizations with extensive, complex facilities and asset portfolios needing advanced predictive analytics and scalability.
Pricing
Custom enterprise licensing; typically $150-$300+ per user/month for SaaS, with additional one-time implementation fees often exceeding $100K, quotes required.
ServiceNow
enterpriseIntegrated workplace service management platform for facilities operations, requests, and space management.
Unified Now Platform enabling facilities services to integrate natively with IT, HR, and customer service operations
ServiceNow is a robust cloud-based platform primarily known for IT service management but extends to facilities maintenance via its Facilities Service Management (FSM) application. It handles work orders, preventive maintenance, asset management, space reservations, and service requests with automated workflows and mobile access. The platform integrates facilities operations with IT, HR, and other enterprise functions for a unified service experience.
Pros
- Highly customizable low-code workflows and automation
- Seamless integration with IT systems and IoT for predictive maintenance
- Comprehensive reporting, analytics, and mobile app support
Cons
- Steep learning curve and lengthy implementation
- High cost unsuitable for small teams
- Overly complex for basic facilities maintenance needs
Best For
Large enterprises requiring integrated facilities management within a broader ITSM ecosystem.
Pricing
Custom enterprise subscription pricing; typically $100-$200/user/month with annual contracts and minimums in the tens of thousands.
Conclusion
The reviewed facilities maintenance software, spanning all-in-one tools to specialized solutions, showcase how technology enhances operational efficiency. Leading the pack, MaintainX excels with its mobile-first design, seamlessly digitizing work orders, preventive maintenance, and asset tracking. Strong alternatives include Limble CMMS for intuitive cloud-based management and UpKeep for its modern mobile-focused features, catering to diverse team needs.
Ready to elevate your facilities maintenance? Dive into the top-ranked tool—MaintainX—and discover how it streamlines workflows, cuts downtime, and empowers teams to manage operations with confidence.
Tools Reviewed
All tools were independently evaluated for this comparison