Quick Overview
- 1#1: UpKeep - Mobile-first CMMS platform that streamlines work orders, preventive maintenance, and asset tracking for facility managers.
- 2#2: MaintainX - Modern, intuitive CMMS for creating digital work orders, audits, and procedures to manage facility maintenance efficiently.
- 3#3: Limble CMMS - User-friendly CMMS software for scheduling maintenance, managing assets, and tracking work orders in facilities.
- 4#4: Fiix - Cloud-based CMMS that automates maintenance workflows, provides analytics, and manages assets for facilities.
- 5#5: eMaint - Flexible, customizable CMMS for tracking maintenance, inventory, and assets across facility operations.
- 6#6: Hippo CMMS - Web-based CMMS designed for preventive maintenance, work order management, and asset tracking in facilities.
- 7#7: FM:Systems - Integrated workplace management system for space planning, maintenance, and sustainability in facilities.
- 8#8: IBM Maximo - Enterprise asset management solution for predictive maintenance, inspections, and facility operations optimization.
- 9#9: ServiceNow - Platform offering workplace service management for reservations, maintenance requests, and facility services.
- 10#10: Planon - Comprehensive IWMS for managing real estate portfolios, space utilization, and facility maintenance.
These tools were selected based on key factors including robust feature sets (work order management, preventive maintenance, asset tracking), user experience (intuitive design, ease of onboarding), reliability, and overall value, ensuring a balanced assessment of both functionality and practicality.
Comparison Table
This comparison table explores leading facility manager software tools, such as UpKeep, MaintainX, Limble CMMS, Fiix, eMaint, and additional options, to simplify the process of identifying the right solution. By examining key features, integration strengths, and user-friendly design, readers will discover which software best fits their maintenance workflow, operational needs, and budget considerations.
| # | Tool | Category | Overall | Features | Ease of Use | Value |
|---|---|---|---|---|---|---|
| 1 | UpKeep Mobile-first CMMS platform that streamlines work orders, preventive maintenance, and asset tracking for facility managers. | specialized | 9.5/10 | 9.7/10 | 9.4/10 | 9.2/10 |
| 2 | MaintainX Modern, intuitive CMMS for creating digital work orders, audits, and procedures to manage facility maintenance efficiently. | specialized | 9.2/10 | 8.9/10 | 9.6/10 | 9.4/10 |
| 3 | Limble CMMS User-friendly CMMS software for scheduling maintenance, managing assets, and tracking work orders in facilities. | specialized | 8.7/10 | 8.4/10 | 9.3/10 | 8.5/10 |
| 4 | Fiix Cloud-based CMMS that automates maintenance workflows, provides analytics, and manages assets for facilities. | specialized | 8.6/10 | 8.4/10 | 9.2/10 | 8.7/10 |
| 5 | eMaint Flexible, customizable CMMS for tracking maintenance, inventory, and assets across facility operations. | specialized | 8.2/10 | 8.7/10 | 7.9/10 | 8.0/10 |
| 6 | Hippo CMMS Web-based CMMS designed for preventive maintenance, work order management, and asset tracking in facilities. | specialized | 8.2/10 | 8.0/10 | 9.1/10 | 8.5/10 |
| 7 | FM:Systems Integrated workplace management system for space planning, maintenance, and sustainability in facilities. | enterprise | 8.2/10 | 8.7/10 | 7.4/10 | 7.9/10 |
| 8 | IBM Maximo Enterprise asset management solution for predictive maintenance, inspections, and facility operations optimization. | enterprise | 8.2/10 | 9.4/10 | 6.7/10 | 7.6/10 |
| 9 | ServiceNow Platform offering workplace service management for reservations, maintenance requests, and facility services. | enterprise | 8.1/10 | 8.7/10 | 6.8/10 | 7.4/10 |
| 10 | Planon Comprehensive IWMS for managing real estate portfolios, space utilization, and facility maintenance. | enterprise | 8.3/10 | 9.2/10 | 7.1/10 | 7.8/10 |
Mobile-first CMMS platform that streamlines work orders, preventive maintenance, and asset tracking for facility managers.
Modern, intuitive CMMS for creating digital work orders, audits, and procedures to manage facility maintenance efficiently.
User-friendly CMMS software for scheduling maintenance, managing assets, and tracking work orders in facilities.
Cloud-based CMMS that automates maintenance workflows, provides analytics, and manages assets for facilities.
Flexible, customizable CMMS for tracking maintenance, inventory, and assets across facility operations.
Web-based CMMS designed for preventive maintenance, work order management, and asset tracking in facilities.
Integrated workplace management system for space planning, maintenance, and sustainability in facilities.
Enterprise asset management solution for predictive maintenance, inspections, and facility operations optimization.
Platform offering workplace service management for reservations, maintenance requests, and facility services.
Comprehensive IWMS for managing real estate portfolios, space utilization, and facility maintenance.
UpKeep
specializedMobile-first CMMS platform that streamlines work orders, preventive maintenance, and asset tracking for facility managers.
Real-time GPS-enabled mobile app for technician dispatching and task updates
UpKeep is a leading cloud-based CMMS (Computerized Maintenance Management System) tailored for facility managers, enabling efficient work order creation, assignment, and tracking across teams. It excels in asset management, preventive maintenance scheduling, inventory control, and purchase order handling, with robust mobile apps for real-time field updates. The platform integrates seamlessly with tools like QuickBooks and offers customizable dashboards for performance insights.
Pros
- Highly intuitive mobile-first interface for technicians
- Comprehensive asset tracking and preventive maintenance tools
- Strong analytics and reporting with customizable dashboards
Cons
- Advanced customizations locked behind higher tiers
- Inventory management lacks some depth for very large operations
- Onboarding can be time-intensive for complex setups
Best For
Mid-sized to large facilities with field teams needing mobile-accessible, real-time maintenance management.
Pricing
Starter at $45/user/month (billed annually), Essentials $75/user/month, Elite $110/user/month, Enterprise custom.
MaintainX
specializedModern, intuitive CMMS for creating digital work orders, audits, and procedures to manage facility maintenance efficiently.
Step-by-step work instructions with embedded photos, videos, and checklists for error-free task completion
MaintainX is a cloud-based CMMS platform designed for facility maintenance, enabling managers to create, assign, and track work orders, preventive maintenance schedules, and assets through a mobile-first interface. It facilitates real-time collaboration with features like photo/video instructions, chat-like updates, and inventory management to ensure efficient operations. Ideal for facilities seeking simplicity, it reduces paperwork and downtime while supporting teams in industries like manufacturing, hospitality, and property management.
Pros
- Intuitive mobile app for technicians with real-time updates
- Robust free plan for small teams
- Multimedia instructions and quick task assignment
Cons
- Advanced reporting and analytics limited to higher tiers
- Customization options can feel basic
- Integrations are growing but not exhaustive
Best For
Facility managers in small to mid-sized operations needing a simple, mobile-first tool for reactive and preventive maintenance.
Pricing
Free plan for core features; Professional at $16/technician/month (annual billing); Business at $49/technician/month; Enterprise custom.
Limble CMMS
specializedUser-friendly CMMS software for scheduling maintenance, managing assets, and tracking work orders in facilities.
Ultra-fast onboarding and setup process that allows full implementation in minutes, bypassing lengthy configurations common in other CMMS platforms
Limble CMMS is a cloud-based computerized maintenance management system (CMMS) tailored for facility managers to handle work orders, preventive maintenance scheduling, asset tracking, and inventory management efficiently. It provides mobile apps for iOS and Android, customizable workflows, and real-time reporting to optimize maintenance operations across multiple sites. With a focus on simplicity, it enables quick setup and adoption without extensive training, making it suitable for small to mid-sized facilities.
Pros
- Intuitive interface with minimal learning curve and setup in under 30 minutes
- Robust mobile app for on-the-go work order management and technician updates
- Strong customer support and responsive implementation assistance
Cons
- Limited advanced analytics and custom reporting compared to enterprise solutions
- Pricing scales quickly for larger teams or multi-site deployments
- Fewer native integrations with specialized facility management tools
Best For
Small to mid-sized facility management teams seeking an easy-to-deploy CMMS for streamlined daily maintenance without complex configurations.
Pricing
Starts at $60/user/month for Basic plan (billed annually), with Pro ($90/user/month) and Enterprise (custom pricing) tiers; free trial available.
Fiix
specializedCloud-based CMMS that automates maintenance workflows, provides analytics, and manages assets for facilities.
Rapid deployment with guided setup wizards, enabling go-live in weeks rather than months
Fiix is a cloud-based CMMS (Computerized Maintenance Management System) tailored for facility managers to optimize maintenance operations, asset management, and work order tracking. It provides tools for preventive maintenance scheduling, inventory management, reporting, and mobile access for technicians. Ideal for streamlining day-to-day facility upkeep, Fiix emphasizes quick implementation and user-friendly workflows without requiring extensive IT support.
Pros
- Intuitive interface with mobile-first design for easy adoption
- Quick setup and implementation, often under 30 days
- Strong integrations with ERP systems like SAP and Oracle
Cons
- Reporting capabilities lack depth for complex analytics
- Limited customization in lower-tier plans
- Asset management features can feel basic for large-scale enterprises
Best For
Small to mid-sized facilities seeking an affordable, easy-to-use CMMS for maintenance teams without heavy customization needs.
Pricing
Starts at $45/user/month (Lite), $65/user/month (Pro), with custom Enterprise pricing; billed annually.
eMaint
specializedFlexible, customizable CMMS for tracking maintenance, inventory, and assets across facility operations.
No-code workflow and form builder for rapid, user-driven customizations
eMaint is a robust, cloud-based CMMS (Computerized Maintenance Management System) tailored for facility managers, offering comprehensive tools for work order management, asset tracking, preventive maintenance scheduling, and inventory control. It excels in customizable workflows and reporting, enabling users to streamline facility operations across industries like manufacturing, healthcare, and education. With mobile accessibility and integrations, it supports real-time maintenance decisions without heavy IT involvement.
Pros
- Highly customizable with no-code drag-and-drop builders
- Strong mobile app for on-the-go work orders
- Advanced reporting and analytics for data-driven decisions
Cons
- Learning curve for advanced customizations
- Quote-based pricing lacks transparency upfront
- Some integrations require additional setup
Best For
Mid-sized facility managers needing flexible, configurable maintenance management without coding expertise.
Pricing
Custom quote-based pricing; cloud plans typically start at $60/user/month, with on-premise options available.
Hippo CMMS
specializedWeb-based CMMS designed for preventive maintenance, work order management, and asset tracking in facilities.
Drag-and-drop visual scheduling calendar for effortless work order planning and resource allocation
Hippo CMMS is a cloud-based computerized maintenance management system (CMMS) tailored for facility managers to handle work orders, preventive maintenance, asset management, and inventory tracking. It offers a user-friendly interface with mobile apps for technicians, customizable dashboards, and reporting tools to optimize facility operations. Ideal for streamlining maintenance workflows, it supports quick setup and real-time updates across teams.
Pros
- Intuitive drag-and-drop scheduling and visual dashboards
- Robust mobile app for on-the-go access
- Excellent customer support and quick implementation
Cons
- Limited advanced analytics and custom reporting
- Fewer third-party integrations than enterprise competitors
- Scalability challenges for very large facilities
Best For
Small to mid-sized facilities seeking an affordable, easy-to-deploy CMMS without a steep learning curve.
Pricing
Starts at $195/month (billed annually) for up to 5 users; scales with team size and includes custom enterprise plans.
FM:Systems
enterpriseIntegrated workplace management system for space planning, maintenance, and sustainability in facilities.
Dynamic CAD/BIM-powered space visualization and utilization analytics
FM:Systems offers FMS:Facilities, a robust Integrated Workplace Management System (IWMS) tailored for enterprise-level facility management. It streamlines space planning, asset management, maintenance work orders, real estate portfolio oversight, and employee reservations with CAD/BIM integration for precise visualizations. The platform provides data-driven insights to optimize workplace utilization and operational efficiency across complex, multi-site environments.
Pros
- Comprehensive IWMS modules covering space, assets, maintenance, and projects
- Advanced CAD/BIM integration for dynamic floor plans and visualizations
- Scalable for large enterprises with strong analytics and reporting
Cons
- Steep learning curve and complex implementation process
- High enterprise-level pricing not suited for small businesses
- Customization requires significant IT involvement
Best For
Large enterprises with complex, multi-site facility portfolios needing integrated IWMS capabilities.
Pricing
Quote-based enterprise pricing; typically annual contracts starting at $50,000+ depending on modules and users.
IBM Maximo
enterpriseEnterprise asset management solution for predictive maintenance, inspections, and facility operations optimization.
AI-powered predictive maintenance via IBM Watson, which analyzes IoT data to forecast failures and optimize schedules
IBM Maximo is a comprehensive enterprise asset management (EAM) platform that enables facility managers to oversee the full lifecycle of physical assets, from acquisition to disposal. It offers advanced features like work order management, preventive and predictive maintenance, inventory control, and spatial asset tracking. Powered by IBM Watson AI and IoT integration, Maximo helps optimize operations, reduce downtime, and improve compliance in large-scale facilities. It's widely used in industries such as manufacturing, utilities, and transportation for complex asset portfolios.
Pros
- AI-driven predictive maintenance with IBM Watson for proactive issue detection
- Extensive IoT and mobile app support for real-time asset monitoring
- Scalable for enterprise-level deployments with robust integrations
Cons
- Steep learning curve and complex initial configuration
- High licensing and implementation costs
- Overkill for small or mid-sized facilities
Best For
Enterprise facility managers handling large, complex asset portfolios across multiple sites who need advanced AI analytics.
Pricing
Custom enterprise licensing based on users/assets; typically starts at $50,000+ annually with subscription models.
ServiceNow
enterprisePlatform offering workplace service management for reservations, maintenance requests, and facility services.
Seamless IT-FM convergence with the Now Platform's no/low-code workflow automation
ServiceNow's Workplace Service Management module transforms facility operations by enabling space reservations, maintenance requests, visitor management, and real-time occupancy tracking within its robust Now Platform. It integrates seamlessly with IT service management, allowing for automated workflows, AI-driven insights, and comprehensive reporting tailored to enterprise needs. While powerful for large-scale deployments, it requires significant customization to fully optimize for facility management.
Pros
- Enterprise-grade scalability and customization via low-code platform
- Deep integration with IT systems and third-party tools
- AI-powered analytics for occupancy and predictive maintenance
Cons
- Steep learning curve and complex setup requiring expert configuration
- High cost with lengthy implementation timelines
- Overkill for small or mid-sized facilities without IT-heavy needs
Best For
Large enterprises seeking integrated IT and facility management with advanced automation.
Pricing
Subscription-based; starts at ~$100/user/month for core modules, scales to $200+ with Workplace add-ons; custom enterprise quotes required.
Planon
enterpriseComprehensive IWMS for managing real estate portfolios, space utilization, and facility maintenance.
Planet platform delivering unified, AI-powered insights across space, maintenance, and sustainability in one ecosystem
Planon is an integrated workplace management system (IWMS) that streamlines facility management, real estate portfolio optimization, and space utilization for enterprises. It offers modules for maintenance management, lease administration, project portfolio management, and sustainability tracking, leveraging AI and IoT integrations for data-driven decisions. The platform supports both cloud and on-premise deployments, enabling organizations to manage complex, multi-site facilities efficiently.
Pros
- Comprehensive modular suite covering all aspects of facility and real estate management
- Advanced analytics, AI insights, and integrations with BIM/IoT for predictive maintenance
- Highly scalable for global enterprises with strong customization options
Cons
- Steep learning curve and complex initial setup requiring extensive training
- High implementation costs and long deployment timelines
- Pricing lacks transparency and can be prohibitive for mid-sized organizations
Best For
Large enterprises with expansive, multi-site facility portfolios requiring a robust, all-in-one IWMS.
Pricing
Custom enterprise pricing, typically starting at $100,000+ annually based on modules, users, and deployment scale; quotes required.
Conclusion
The ten reviewed facility management tools showcase diverse strengths, from mobile-first work order tracking to enterprise-level analytics. At the top is UpKeep, a leader with its focus on efficient, dynamic operations. MaintainX and Limble CMMS follow closely, offering intuitive platforms tailored to different facility needs, making them excellent alternatives for varied priorities.
Don't miss out—start exploring UpKeep to unlock its seamless workflow, real-time updates, and comprehensive features, setting the standard for effective facility management.
Tools Reviewed
All tools were independently evaluated for this comparison