Quick Overview
- 1#1: UpKeep - UpKeep is a mobile-first CMMS platform that streamlines work orders, preventive maintenance, and asset tracking for facility teams.
- 2#2: Fiix - Fiix delivers cloud-based CMMS with AI-driven insights for managing assets, work orders, inventory, and preventive maintenance in facilities.
- 3#3: MaintainX - MaintainX provides a simple digital platform for work orders, inspections, SOPs, and preventive maintenance tailored to facility operations.
- 4#4: Limble CMMS - Limble CMMS offers user-friendly asset management, work orders, and analytics to optimize facility maintenance processes.
- 5#5: Hippo CMMS - Hippo CMMS is a web-based system for scheduling preventive maintenance, tracking work orders, and managing facility assets efficiently.
- 6#6: eMaint - eMaint provides customizable CMMS software for enterprise-level facility maintenance, work orders, and inventory control.
- 7#7: IBM Maximo - IBM Maximo is a comprehensive enterprise asset management solution with AI analytics for facility operations and predictive maintenance.
- 8#8: ServiceNow - ServiceNow Facilities Service Management integrates space planning, maintenance requests, and workplace services into a unified platform.
- 9#9: FM:Systems - FM:Systems delivers IWMS software for facility space management, portfolio optimization, and operational efficiency.
- 10#10: Planon - Planon offers integrated real estate and facility management software for lifecycle management, leasing, and workplace services.
We ranked these tools based on key factors like feature depth, usability, data-driven insights, and overall value, ensuring the list balances innovation with practicality for diverse facility needs
Comparison Table
This comparison table outlines key features, pricing, and usability of leading facility software tools, including UpKeep, Fiix, MaintainX, Limble CMMS, Hippo CMMS, and more. It equips readers with clear insights to identify the best solution for efficient facility maintenance based on their unique needs.
| # | Tool | Category | Overall | Features | Ease of Use | Value |
|---|---|---|---|---|---|---|
| 1 | UpKeep UpKeep is a mobile-first CMMS platform that streamlines work orders, preventive maintenance, and asset tracking for facility teams. | specialized | 9.4/10 | 9.5/10 | 9.7/10 | 9.2/10 |
| 2 | Fiix Fiix delivers cloud-based CMMS with AI-driven insights for managing assets, work orders, inventory, and preventive maintenance in facilities. | specialized | 9.1/10 | 9.2/10 | 9.5/10 | 8.7/10 |
| 3 | MaintainX MaintainX provides a simple digital platform for work orders, inspections, SOPs, and preventive maintenance tailored to facility operations. | specialized | 8.7/10 | 8.2/10 | 9.4/10 | 9.1/10 |
| 4 | Limble CMMS Limble CMMS offers user-friendly asset management, work orders, and analytics to optimize facility maintenance processes. | specialized | 8.6/10 | 8.4/10 | 9.2/10 | 8.7/10 |
| 5 | Hippo CMMS Hippo CMMS is a web-based system for scheduling preventive maintenance, tracking work orders, and managing facility assets efficiently. | specialized | 8.7/10 | 8.8/10 | 9.2/10 | 8.4/10 |
| 6 | eMaint eMaint provides customizable CMMS software for enterprise-level facility maintenance, work orders, and inventory control. | enterprise | 8.2/10 | 8.7/10 | 7.6/10 | 7.9/10 |
| 7 | IBM Maximo IBM Maximo is a comprehensive enterprise asset management solution with AI analytics for facility operations and predictive maintenance. | enterprise | 8.3/10 | 9.4/10 | 6.7/10 | 7.8/10 |
| 8 | ServiceNow ServiceNow Facilities Service Management integrates space planning, maintenance requests, and workplace services into a unified platform. | enterprise | 7.8/10 | 8.7/10 | 6.5/10 | 6.8/10 |
| 9 | FM:Systems FM:Systems delivers IWMS software for facility space management, portfolio optimization, and operational efficiency. | enterprise | 8.4/10 | 9.2/10 | 7.1/10 | 7.8/10 |
| 10 | Planon Planon offers integrated real estate and facility management software for lifecycle management, leasing, and workplace services. | enterprise | 8.2/10 | 9.1/10 | 6.8/10 | 7.4/10 |
UpKeep is a mobile-first CMMS platform that streamlines work orders, preventive maintenance, and asset tracking for facility teams.
Fiix delivers cloud-based CMMS with AI-driven insights for managing assets, work orders, inventory, and preventive maintenance in facilities.
MaintainX provides a simple digital platform for work orders, inspections, SOPs, and preventive maintenance tailored to facility operations.
Limble CMMS offers user-friendly asset management, work orders, and analytics to optimize facility maintenance processes.
Hippo CMMS is a web-based system for scheduling preventive maintenance, tracking work orders, and managing facility assets efficiently.
eMaint provides customizable CMMS software for enterprise-level facility maintenance, work orders, and inventory control.
IBM Maximo is a comprehensive enterprise asset management solution with AI analytics for facility operations and predictive maintenance.
ServiceNow Facilities Service Management integrates space planning, maintenance requests, and workplace services into a unified platform.
FM:Systems delivers IWMS software for facility space management, portfolio optimization, and operational efficiency.
Planon offers integrated real estate and facility management software for lifecycle management, leasing, and workplace services.
UpKeep
specializedUpKeep is a mobile-first CMMS platform that streamlines work orders, preventive maintenance, and asset tracking for facility teams.
Award-winning mobile app with real-time GPS tracking, photo/video attachments, and offline functionality for seamless field operations
UpKeep is a cloud-based CMMS (Computerized Maintenance Management System) designed specifically for facilities maintenance, enabling users to create, assign, and track work orders, schedule preventive maintenance, and manage assets and inventory. Its mobile-first approach allows technicians to access real-time updates, log time, attach photos/videos, and complete tasks from any device. The platform also includes purchasing, reporting, and integrations with tools like QuickBooks and IoT sensors for predictive maintenance.
Pros
- Highly intuitive mobile app for field technicians
- Comprehensive asset tracking and preventive maintenance scheduling
- Strong integrations and automation capabilities
Cons
- Advanced reporting limited in lower-tier plans
- Pricing scales quickly for large teams
- Customization options could be more robust for enterprises
Best For
Small to mid-sized facilities managers needing a mobile-first CMMS for efficient work order management and technician productivity.
Pricing
Essentials at $45/user/month, Professional at $75/user/month, Business at $110/user/month (billed annually); Enterprise custom.
Fiix
specializedFiix delivers cloud-based CMMS with AI-driven insights for managing assets, work orders, inventory, and preventive maintenance in facilities.
Fiix Copilot, an AI assistant for natural language queries, automated insights, and predictive maintenance recommendations
Fiix is a cloud-based CMMS (Computerized Maintenance Management System) tailored for facility maintenance, enabling teams to manage work orders, track assets, schedule preventive maintenance, and handle inventory in real-time. It offers a mobile-first app for on-the-go access, robust reporting dashboards, and integrations with ERP systems, IoT sensors, and other enterprise tools. Designed for scalability, Fiix helps reduce downtime and optimize operations across manufacturing, facilities, and fleets.
Pros
- Intuitive, modern interface with quick setup
- Excellent mobile app for field technicians
- Strong integrations and AI-powered insights via Fiix Copilot
Cons
- Pricing escalates for premium features and larger teams
- Custom reporting requires some technical know-how
- Limited offline functionality in mobile app
Best For
Medium to large facilities and manufacturing operations with mobile teams seeking an easy-to-deploy CMMS for proactive maintenance.
Pricing
Starts at $45/user/month (billed annually) for Essential plan; Professional at $85/user/month, with custom Enterprise pricing.
MaintainX
specializedMaintainX provides a simple digital platform for work orders, inspections, SOPs, and preventive maintenance tailored to facility operations.
Rich, interactive work instructions with embedded photos, videos, checklists, and AR guidance on mobile work orders
MaintainX is a mobile-first CMMS platform tailored for facilities maintenance, enabling teams to create, assign, and complete work orders with real-time updates and rich media attachments like photos and videos. It supports preventive maintenance scheduling, asset tracking, inventory management, and simple reporting to streamline operations and reduce downtime. Designed for simplicity, it eliminates paperwork and fosters collaboration among technicians and managers via an intuitive app.
Pros
- Highly intuitive mobile app for field technicians
- Real-time work order updates and team communication
- Excellent value with a robust free plan for small teams
Cons
- Basic reporting and analytics lacking depth
- Limited customization and advanced asset features
- Integrations are solid but fewer than enterprise competitors
Best For
Small to mid-sized facilities teams in hospitality, manufacturing, or commercial properties needing a simple, mobile-centric CMMS.
Pricing
Free plan for unlimited users; Pro at $16/user/month (annual); Business at $49/user/month; Enterprise custom.
Limble CMMS
specializedLimble CMMS offers user-friendly asset management, work orders, and analytics to optimize facility maintenance processes.
Ultra-fast setup and 30-day implementation guarantee, making it one of the easiest CMMS to get running quickly.
Limble CMMS is a cloud-based computerized maintenance management system (CMMS) tailored for facilities, enabling efficient work order management, preventive maintenance scheduling, asset tracking, and inventory control. It features a highly intuitive interface with mobile apps for technicians, customizable forms, and real-time reporting to minimize downtime and optimize operations. Designed for quick deployment, it supports industries like manufacturing, hospitality, education, and property management without requiring extensive IT resources.
Pros
- Exceptionally user-friendly interface with minimal training required
- Rapid implementation, often under 30 days with guaranteed support
- Robust mobile app for field technicians with offline capabilities
Cons
- Limited advanced analytics and custom reporting compared to enterprise tools
- Fewer native integrations than larger competitors
- May lack depth for very complex, multi-site enterprise needs
Best For
Small to mid-sized facilities and maintenance teams seeking a straightforward, quick-to-deploy CMMS without a steep learning curve.
Pricing
Custom pricing starting at around $50/user/month (billed annually), with tiers based on users and features; free trial available.
Hippo CMMS
specializedHippo CMMS is a web-based system for scheduling preventive maintenance, tracking work orders, and managing facility assets efficiently.
Seamless mobile-first design with offline functionality, allowing field technicians to log work orders, attach photos, and sync data instantly upon reconnection.
Hippo CMMS is a cloud-based computerized maintenance management system (CMMS) tailored for facilities management, enabling efficient work order tracking, preventive maintenance scheduling, and asset management. It supports inventory control, vendor management, and reporting to minimize downtime and optimize operations across buildings, equipment, and fleets. The platform emphasizes mobile accessibility, allowing technicians to update tasks in real-time from any device.
Pros
- Highly intuitive interface with quick setup and minimal training required
- Robust mobile app supporting offline access and real-time updates
- Excellent customer support with responsive live chat and onboarding assistance
Cons
- Limited advanced analytics and custom reporting for complex enterprise needs
- Inventory management lacks deep integrations with some ERP systems
- Pricing scales quickly for larger teams or high asset volumes
Best For
Small to mid-sized facilities and property managers seeking an user-friendly CMMS for streamlined daily maintenance without steep learning curves.
Pricing
Starts at $197/month for the Basic plan (up to 5 users, 500 assets); scales to $397+/month for Pro/Enterprise with more users and features; custom quotes available.
eMaint
enterpriseeMaint provides customizable CMMS software for enterprise-level facility maintenance, work orders, and inventory control.
No-code customization engine for unlimited fields, workflows, and dashboards tailored to specific facility needs
eMaint is a robust cloud-based CMMS (Computerized Maintenance Management System) tailored for facility management, offering tools for asset tracking, work order management, preventive maintenance scheduling, and inventory control. It provides extensive customization options without requiring coding, along with mobile apps for field technicians and advanced reporting capabilities. Designed for industries like manufacturing, healthcare, and education, it helps optimize maintenance operations and reduce downtime.
Pros
- Highly customizable with no-code tools for workflows and forms
- Strong mobile app for real-time work order access
- Comprehensive reporting and analytics dashboard
Cons
- User interface feels dated compared to modern competitors
- Steep learning curve for full customization
- Pricing can be opaque and higher for advanced features
Best For
Mid-sized facilities and industrial operations requiring flexible, scalable maintenance management without heavy IT involvement.
Pricing
Custom quote-based pricing; typically starts at $60/user/month for basic plans, scaling with users, modules, and customization.
IBM Maximo
enterpriseIBM Maximo is a comprehensive enterprise asset management solution with AI analytics for facility operations and predictive maintenance.
AI-powered predictive analytics and failure prediction using IBM Watson IoT for proactive facility maintenance
IBM Maximo is an enterprise asset management (EAM) platform that helps organizations manage physical assets, maintenance operations, and facilities across industries. It offers comprehensive tools for work order management, inventory tracking, predictive maintenance via AI and IoT integration, and asset performance analytics. Ideal for facility software, it enables proactive upkeep of buildings, equipment, and infrastructure to minimize downtime and extend asset life.
Pros
- Robust predictive maintenance with AI and IBM Watson integration
- Highly scalable for enterprise-level facilities with complex asset hierarchies
- Strong mobile app and IoT connectivity for real-time monitoring
Cons
- Steep learning curve and complex implementation requiring expert configuration
- High upfront and ongoing costs for licensing and customization
- Overkill for small to mid-sized facilities without dedicated IT support
Best For
Large enterprises managing extensive facility assets and industrial equipment across multiple sites needing advanced analytics.
Pricing
Custom enterprise pricing via quote; SaaS starts around $200-500/user/month, plus implementation fees often exceeding $100K.
ServiceNow
enterpriseServiceNow Facilities Service Management integrates space planning, maintenance requests, and workplace services into a unified platform.
Workplace Service Delivery portal unifying space booking, service requests, and employee experiences in one AI-powered interface
ServiceNow is a cloud-based enterprise platform primarily known for IT service management but extends powerfully into facilities software via its Workplace Service Delivery and Facilities Service Management modules. It enables facilities teams to manage space reservations, maintenance work orders, asset tracking, service requests, and visitor management within a unified, automated workflow. Leveraging AI, low-code customization, and integrations, it supports large-scale facilities operations alongside IT and HR services.
Pros
- Seamless integration with enterprise IT/HR systems
- Advanced AI-driven automation and predictive insights
- Highly scalable for global facilities operations
Cons
- Steep learning curve and complex setup
- High cost with custom implementation fees
- Overkill for small to mid-sized facilities teams
Best For
Large enterprises needing integrated facilities management within broader service management ecosystems.
Pricing
Custom subscription pricing, typically $100+ per user/month plus module add-ons and implementation costs starting at $50K+.
FM:Systems
enterpriseFM:Systems delivers IWMS software for facility space management, portfolio optimization, and operational efficiency.
FMS:Visualize for interactive 360° facility views and real-time space utilization analytics
FM:Systems provides an enterprise-grade Integrated Workplace Management System (IWMS) called FMS:Fusion, designed to streamline facilities, real estate, space, asset, and maintenance management. It offers advanced visualization tools, CAD/BIM integration, and analytics for portfolio optimization, work orders, and sustainability tracking. The platform supports strategic decision-making for large organizations managing complex global portfolios.
Pros
- Comprehensive IWMS suite covering space, assets, maintenance, and real estate
- Superior CAD/BIM integration and 3D visualizations for accurate planning
- Scalable for enterprise-level deployments with strong analytics and reporting
Cons
- Steep learning curve and complex implementation process
- High cost suitable only for large organizations
- Limited customization options without professional services
Best For
Large enterprises with complex, multi-site facility portfolios needing advanced strategic management tools.
Pricing
Custom enterprise pricing via quote; typically starts at $100,000+ annually for mid-sized deployments, subscription-based.
Planon
enterprisePlanon offers integrated real estate and facility management software for lifecycle management, leasing, and workplace services.
Holistic IWMS platform that unifies real estate portfolio, space utilization, and sustainability data in a single dashboard
Planon is an Integrated Workplace Management System (IWMS) designed for corporate real estate and facilities management, offering modules for space planning, maintenance, lease administration, project management, and sustainability tracking. It enables organizations to optimize their property portfolios, streamline operations, and leverage data analytics for cost savings and workplace efficiency. The cloud-based platform supports large-scale deployments with strong integration capabilities for ERP and other enterprise systems.
Pros
- Comprehensive IWMS suite covering real estate, facilities, and workplace management
- Advanced analytics and AI-driven insights for portfolio optimization
- Flexible integrations with ERP, BIM, and IoT systems
Cons
- Steep learning curve and complex user interface
- Lengthy implementation process requiring professional services
- High enterprise-level pricing not suited for small businesses
Best For
Large enterprises with complex, multi-site real estate portfolios needing integrated facility and workplace management.
Pricing
Custom quote-based enterprise pricing, typically starting at $50,000+ annually based on modules, users, and deployment scale.
Conclusion
The top facility software solutions each bring distinct value, with UpKeep emerging as the top choice due to its mobile-first design, which streamlines work orders, preventive maintenance, and asset tracking. Fiix follows closely with its cloud-based approach and AI-driven insights, while MaintainX stands out for its simplicity in managing work orders, inspections, and SOPs. Whether prioritizing mobility, analytics, or ease of use, these three lead the pack, offering robust tools for optimizing facility operations.
Don’t miss out on transforming your facility management—embrace UpKeep, the top-ranked solution, and unlock efficient, streamlined maintenance processes today.
Tools Reviewed
All tools were independently evaluated for this comparison