Quick Overview
- 1#1: FM:Systems - Delivers an integrated workplace management system for optimizing space, assets, people, and maintenance in facilities.
- 2#2: Archibus - Provides comprehensive computer-aided facility management (CAFM) and integrated workplace management system (IWMS) solutions.
- 3#3: Planon - Offers a full suite of integrated workplace management software for real estate and facility management.
- 4#4: IBM TRIRIGA - Manages real estate, facilities, and workplace operations with advanced IWMS capabilities.
- 5#5: Accruent - Provides facility management software for asset, space, and maintenance optimization across portfolios.
- 6#6: ServiceNow - Delivers workplace service management for facilities including service requests, reservations, and maintenance.
- 7#7: UpKeep - Streamlines maintenance management with mobile-first work orders, asset tracking, and preventive maintenance for facilities.
- 8#8: Fiix - Cloud-based CMMS for managing facility maintenance, assets, and work orders efficiently.
- 9#9: eMaint - Customizable CMMS platform for facility maintenance, inventory, and asset management.
- 10#10: Limble CMMS - User-friendly CMMS that handles work orders, preventive maintenance, and assets for facility teams.
These tools were chosen based on key factors including feature robustness, user-friendliness, reliability, and overall value, ensuring they meet the demands of modern facility management across portfolios and day-to-day operations.
Comparison Table
This comparison table explores top facility management software tools—such as FM:Systems, Archibus, Planon, IBM TRIRIGA, Accruent, and others—to equip readers with insights into key functionalities, usability, and integration potential for effective facility operations management.
| # | Tool | Category | Overall | Features | Ease of Use | Value |
|---|---|---|---|---|---|---|
| 1 | FM:Systems Delivers an integrated workplace management system for optimizing space, assets, people, and maintenance in facilities. | enterprise | 9.5/10 | 9.8/10 | 8.7/10 | 9.2/10 |
| 2 | Archibus Provides comprehensive computer-aided facility management (CAFM) and integrated workplace management system (IWMS) solutions. | enterprise | 8.7/10 | 9.4/10 | 7.2/10 | 8.1/10 |
| 3 | Planon Offers a full suite of integrated workplace management software for real estate and facility management. | enterprise | 8.7/10 | 9.3/10 | 7.6/10 | 8.4/10 |
| 4 | IBM TRIRIGA Manages real estate, facilities, and workplace operations with advanced IWMS capabilities. | enterprise | 8.4/10 | 9.2/10 | 7.1/10 | 8.0/10 |
| 5 | Accruent Provides facility management software for asset, space, and maintenance optimization across portfolios. | enterprise | 8.2/10 | 8.8/10 | 7.2/10 | 7.5/10 |
| 6 | ServiceNow Delivers workplace service management for facilities including service requests, reservations, and maintenance. | enterprise | 8.2/10 | 9.0/10 | 7.0/10 | 7.5/10 |
| 7 | UpKeep Streamlines maintenance management with mobile-first work orders, asset tracking, and preventive maintenance for facilities. | specialized | 8.2/10 | 8.0/10 | 9.2/10 | 8.5/10 |
| 8 | Fiix Cloud-based CMMS for managing facility maintenance, assets, and work orders efficiently. | specialized | 8.2/10 | 8.4/10 | 8.7/10 | 7.9/10 |
| 9 | eMaint Customizable CMMS platform for facility maintenance, inventory, and asset management. | specialized | 8.1/10 | 8.4/10 | 8.2/10 | 7.9/10 |
| 10 | Limble CMMS User-friendly CMMS that handles work orders, preventive maintenance, and assets for facility teams. | specialized | 8.2/10 | 8.0/10 | 9.2/10 | 8.5/10 |
Delivers an integrated workplace management system for optimizing space, assets, people, and maintenance in facilities.
Provides comprehensive computer-aided facility management (CAFM) and integrated workplace management system (IWMS) solutions.
Offers a full suite of integrated workplace management software for real estate and facility management.
Manages real estate, facilities, and workplace operations with advanced IWMS capabilities.
Provides facility management software for asset, space, and maintenance optimization across portfolios.
Delivers workplace service management for facilities including service requests, reservations, and maintenance.
Streamlines maintenance management with mobile-first work orders, asset tracking, and preventive maintenance for facilities.
Cloud-based CMMS for managing facility maintenance, assets, and work orders efficiently.
Customizable CMMS platform for facility maintenance, inventory, and asset management.
User-friendly CMMS that handles work orders, preventive maintenance, and assets for facility teams.
FM:Systems
enterpriseDelivers an integrated workplace management system for optimizing space, assets, people, and maintenance in facilities.
360° Facility View providing a holistic, interactive dashboard for real-time space utilization, asset performance, and portfolio insights
FM:Systems (FMS:Facilities) is a comprehensive Integrated Workplace Management System (IWMS) designed for enterprise-level facility management. It streamlines space planning, asset management, preventive maintenance, real estate portfolio optimization, and employee reservations through a unified cloud-based platform. Leveraging AI-driven analytics and BIM/CAD integrations, it enables data-driven decisions to reduce operational costs and enhance workplace efficiency.
Pros
- Extremely comprehensive IWMS with modules covering space, assets, maintenance, and real estate
- Powerful AI analytics, dashboards, and integrations with BIM, CAD, ERP, and HR systems
- Scalable for global enterprises with strong sustainability and compliance reporting
Cons
- Steep learning curve for non-technical users requiring training
- Pricing is premium and quote-based, less ideal for small businesses
- Heavy reliance on professional services for initial setup and customization
Best For
Large enterprises and multinational organizations managing complex, multi-site facility portfolios.
Pricing
Custom enterprise pricing via quote; typically starts at $50,000+ annually depending on modules, users, and deployment.
Archibus
enterpriseProvides comprehensive computer-aided facility management (CAFM) and integrated workplace management system (IWMS) solutions.
End-to-end IWMS integration unifying facilities, real estate, and infrastructure management in a single platform
Archibus is a robust Integrated Workplace Management System (IWMS) that provides enterprise-grade solutions for facility management, including space optimization, asset tracking, preventive maintenance, and real estate portfolio management. It supports large-scale organizations with modules for sustainability, capital project management, and lease administration, leveraging data analytics for informed decision-making. Deployable on-premise, cloud, or hybrid, Archibus integrates with BIM, IoT, and ERP systems to streamline operations across global portfolios.
Pros
- Comprehensive suite of over 100 modules covering full facility lifecycle
- Highly scalable for multinational enterprises with strong customization
- Advanced analytics and reporting for data-driven insights
Cons
- Steep learning curve and lengthy implementation process
- Outdated user interface compared to modern SaaS competitors
- Premium pricing requires significant upfront investment
Best For
Large enterprises and corporations managing complex, global facility and real estate portfolios requiring deep customization.
Pricing
Quote-based enterprise licensing; modular pricing starts at $50,000+ annually for SaaS, higher for on-premise with customization.
Planon
enterpriseOffers a full suite of integrated workplace management software for real estate and facility management.
Unified IWMS platform with embedded ESG/sustainability tracking and AI-powered workplace optimization
Planon is a leading Integrated Workplace Management System (IWMS) that provides end-to-end solutions for facility management, real estate portfolio optimization, and workplace services. It streamlines space planning, preventive maintenance, lease administration, and sustainability reporting through a unified cloud-based platform. Organizations use Planon to gain actionable insights from IoT data, AI analytics, and mobile apps to reduce operational costs and enhance employee experiences.
Pros
- Comprehensive IWMS modules covering FM, real estate, and sustainability
- Robust AI-driven analytics and IoT integrations for predictive maintenance
- Highly customizable with strong mobile and API connectivity
Cons
- Steep learning curve and complex initial setup for non-enterprise users
- Premium pricing may not suit small to mid-sized organizations
- Implementation can take several months
Best For
Large enterprises and multinational corporations managing complex real estate portfolios and multi-site facilities.
Pricing
Custom enterprise pricing via quote; typically starts at $50,000+ annually depending on modules, users, and deployment scale.
IBM TRIRIGA
enterpriseManages real estate, facilities, and workplace operations with advanced IWMS capabilities.
AI-powered predictive analytics for space utilization and maintenance forecasting
IBM TRIRIGA is a comprehensive Integrated Workplace Management System (IWMS) designed for enterprise-level facility management, offering modules for space and portfolio optimization, asset maintenance, lease administration, capital project planning, and sustainability tracking. It leverages AI and analytics to provide data-driven insights, helping organizations reduce costs and improve operational efficiency across global real estate portfolios. As part of the IBM ecosystem, it supports seamless integration with other enterprise tools for holistic workplace management.
Pros
- Extensive modular suite covering real estate, space, maintenance, and capital projects
- Advanced AI-driven analytics and predictive insights for optimization
- Scalable for global enterprises with strong IBM ecosystem integrations
Cons
- Steep learning curve and complex implementation process
- High cost prohibitive for small to mid-sized organizations
- Customization requires significant time and expertise
Best For
Large enterprises with complex, global facility and real estate portfolios needing integrated IWMS capabilities.
Pricing
Custom enterprise licensing; annual subscriptions typically start at $100,000+ based on modules, users, and deployment scale.
Accruent
enterpriseProvides facility management software for asset, space, and maintenance optimization across portfolios.
Unified lease administration and real estate portfolio management integrated with FM workflows
Accruent offers a comprehensive Integrated Workplace Management System (IWMS) suite tailored for enterprise facility management, including tools for space planning, asset maintenance, lease administration, and sustainability tracking. Solutions like SpaceIQ, EMS Workplace, and Axxerion enable organizations to optimize real estate portfolios, automate work orders, and gain actionable insights through AI-driven analytics. It excels in integrating disparate facility data for holistic management across large-scale operations.
Pros
- Enterprise-grade scalability with modular IWMS capabilities
- Deep integrations with BIM, ERP, and IoT systems
- Advanced analytics for sustainability and portfolio optimization
Cons
- Steep learning curve and complex setup process
- High implementation and licensing costs
- Limited flexibility for small to mid-sized teams
Best For
Large enterprises and real estate managers handling complex, multi-site facility portfolios requiring end-to-end lifecycle management.
Pricing
Custom enterprise pricing via quote; typically starts at $10,000+ annually per module, scaling with users and features.
ServiceNow
enterpriseDelivers workplace service management for facilities including service requests, reservations, and maintenance.
AI-powered predictive maintenance and workplace optimization via the Now Platform
ServiceNow is a comprehensive cloud-based platform that extends its IT service management capabilities into facility management via the Workplace Service Delivery app, enabling space reservation, asset tracking, maintenance requests, and IoT integrations. It offers robust automation, predictive analytics, and mobile accessibility for managing facilities at scale. While highly customizable, it excels in enterprise environments where FM integrates with broader IT operations.
Pros
- Highly scalable for enterprise facilities with advanced AI and automation
- Seamless integration with IT systems and third-party tools
- Low-code platform for custom FM workflows and reporting
Cons
- Steep learning curve and complex initial setup
- High subscription costs not ideal for small operations
- Requires significant configuration for pure FM use cases
Best For
Large enterprises seeking an integrated platform for IT service and facility management.
Pricing
Quote-based enterprise licensing, typically $100-$200+ per user/month depending on modules and scale.
UpKeep
specializedStreamlines maintenance management with mobile-first work orders, asset tracking, and preventive maintenance for facilities.
Mobile-first platform with offline access and real-time updates for seamless field-to-office collaboration
UpKeep is a cloud-based CMMS (Computerized Maintenance Management System) tailored for facility maintenance, enabling users to create, assign, and track work orders, manage assets with QR/Barcode scanning, and schedule preventive maintenance. Its mobile-first design allows technicians to update tasks in real-time from the field, reducing paperwork and improving efficiency. The platform also includes inventory management, custom reporting, and integrations with tools like QuickBooks and Slack.
Pros
- Highly intuitive mobile app for field technicians
- Quick setup and easy onboarding
- Strong preventive maintenance and asset tracking tools
Cons
- Limited advanced analytics and custom reporting
- Scalability challenges for very large enterprises
- Fewer native integrations compared to enterprise competitors
Best For
Small to mid-sized facilities or multi-location businesses seeking a mobile-first, user-friendly CMMS without complex setup.
Pricing
Starts at $45/user/month (billed annually) for Starter plan; Essentials at $75/user/month, Elite at $125/user/month; custom enterprise pricing available.
Fiix
specializedCloud-based CMMS for managing facility maintenance, assets, and work orders efficiently.
Mobile-first design with offline capabilities, allowing technicians to update work orders and access assets even without internet.
Fiix is a cloud-based Computerized Maintenance Management System (CMMS) tailored for facility maintenance, enabling efficient work order management, asset tracking, and preventive maintenance scheduling. It helps facilities reduce downtime, optimize technician workflows, and manage inventory through an intuitive interface accessible via web and mobile apps. As part of Toyota Industries, Fiix emphasizes reliability and scalability for multi-site operations.
Pros
- Highly intuitive mobile app for on-the-go technicians
- Strong preventive maintenance and asset management tools
- Comprehensive reporting and customizable dashboards
Cons
- Pricing scales quickly for larger teams
- Limited native integrations compared to enterprise competitors
- Advanced analytics require higher-tier plans
Best For
Mid-sized facilities and multi-site operations seeking user-friendly CMMS for streamlined maintenance without steep learning curves.
Pricing
Custom quote-based pricing starting around $45/user/month for basic plans, up to enterprise levels; billed annually with a free trial available.
eMaint
specializedCustomizable CMMS platform for facility maintenance, inventory, and asset management.
Interactive visual asset mapping with drag-and-drop schematics for intuitive facility navigation
eMaint is a cloud-based CMMS (Computerized Maintenance Management System) tailored for facility management, enabling work order tracking, asset management, preventive maintenance scheduling, and inventory control. It offers mobile accessibility for field technicians and customizable dashboards for real-time insights. The platform emphasizes flexibility, supporting integrations with IoT sensors and ERP systems to streamline operations across industries like manufacturing and healthcare.
Pros
- Highly customizable workflows and dashboards without coding
- Robust mobile app with offline capabilities for technicians
- Advanced reporting and analytics for maintenance KPIs
Cons
- Quote-based pricing lacks upfront transparency
- Advanced features often require paid add-ons
- Initial setup and integrations can be time-intensive
Best For
Mid-sized facilities and plants seeking scalable maintenance management with strong customization for preventive and predictive tasks.
Pricing
Custom quote-based; typically starts at $60/user/month for basic plans, scaling with users and modules.
Limble CMMS
specializedUser-friendly CMMS that handles work orders, preventive maintenance, and assets for facility teams.
Ultra-fast onboarding process, allowing teams to start managing work orders in under 30 seconds.
Limble CMMS is a cloud-based computerized maintenance management system (CMMS) designed for facilities management, enabling users to create and track work orders, schedule preventive maintenance, manage assets, and control inventory. It emphasizes simplicity and speed, with a mobile app for on-the-go access and real-time updates. The platform helps maintenance teams reduce downtime and improve efficiency in small to mid-sized operations.
Pros
- Highly intuitive interface with minimal training required
- Excellent mobile app for field technicians
- Quick setup and implementation, often under 30 minutes
Cons
- Reporting features are solid but lack advanced customization
- Limited third-party integrations compared to enterprise competitors
- Inventory management could be more robust for large-scale operations
Best For
Small to mid-sized facilities and maintenance teams seeking an easy-to-deploy CMMS without complex setup.
Pricing
Essential plan at $45/user/month, Professional at $65/user/month, Premier at $90/user/month (billed annually); 30-day free trial available.
Conclusion
Evaluating the top 10 facility management tools reveals FM:Systems as the clear leader, delivering an integrated platform that optimizes space, assets, people, and maintenance. Archibus and Planon follow, each with unique strengths—Archibus through comprehensive CAFM capabilities and Planon through its real estate and workplace focus—making them robust alternatives for diverse organizational needs.
Don’t miss out on transforming your facility management: start exploring FM:Systems today to experience its seamless, all-in-one approach and unlock greater efficiency in managing your workplace.
Tools Reviewed
All tools were independently evaluated for this comparison