Quick Overview
- 1#1: MaintainX - MaintainX is a mobile-first CMMS that digitizes work orders, inspections, and preventive maintenance for facility teams.
- 2#2: Limble CMMS - Limble CMMS offers intuitive work order management, asset tracking, and preventive maintenance scheduling for facilities.
- 3#3: UpKeep - UpKeep provides a modern mobile CMMS for streamlining work orders, asset management, and maintenance operations.
- 4#4: Fiix - Fiix is a cloud-based CMMS that optimizes asset maintenance, work orders, and inventory for facility efficiency.
- 5#5: eMaint - eMaint delivers configurable CMMS software for enterprise-level work orders, PM, and asset management.
- 6#6: Hippo CMMS - Hippo CMMS is an affordable web-based solution for tracking work orders and preventive maintenance in facilities.
- 7#7: IBM Maximo - IBM Maximo is an enterprise asset management platform for predictive maintenance and facility operations.
- 8#8: ServiceNow Workplace Service Management - ServiceNow Workplace Service Management handles facility requests, space management, and service delivery.
- 9#9: Facilio - Facilio is an AI-powered facility operations platform for maintenance, energy management, and occupant experience.
- 10#10: Accruent Archibus - Accruent Archibus provides integrated workplace management system for facility portfolio and space optimization.
We prioritized tools based on functionality (work order management, preventive maintenance, asset tracking), user experience, reliability, and overall value to ensure they deliver measurable impact across facility sizes and operational complexities.
Comparison Table
Explore essential facility management software tools including MaintainX, Limble CMMS, UpKeep, Fiix, and eMaint in this comparison table, crafted to simplify the selection process for businesses seeking to enhance operational efficiency. This guide outlines key features, use cases, and unique strengths, helping readers identify the solution that aligns best with their specific needs and goals.
| # | Tool | Category | Overall | Features | Ease of Use | Value |
|---|---|---|---|---|---|---|
| 1 | MaintainX MaintainX is a mobile-first CMMS that digitizes work orders, inspections, and preventive maintenance for facility teams. | specialized | 9.6/10 | 9.4/10 | 9.8/10 | 9.5/10 |
| 2 | Limble CMMS Limble CMMS offers intuitive work order management, asset tracking, and preventive maintenance scheduling for facilities. | specialized | 9.2/10 | 8.9/10 | 9.7/10 | 9.1/10 |
| 3 | UpKeep UpKeep provides a modern mobile CMMS for streamlining work orders, asset management, and maintenance operations. | specialized | 8.7/10 | 8.8/10 | 9.2/10 | 8.3/10 |
| 4 | Fiix Fiix is a cloud-based CMMS that optimizes asset maintenance, work orders, and inventory for facility efficiency. | specialized | 8.7/10 | 8.8/10 | 9.2/10 | 8.4/10 |
| 5 | eMaint eMaint delivers configurable CMMS software for enterprise-level work orders, PM, and asset management. | enterprise | 8.2/10 | 8.6/10 | 7.7/10 | 7.9/10 |
| 6 | Hippo CMMS Hippo CMMS is an affordable web-based solution for tracking work orders and preventive maintenance in facilities. | specialized | 8.4/10 | 8.6/10 | 8.5/10 | 8.1/10 |
| 7 | IBM Maximo IBM Maximo is an enterprise asset management platform for predictive maintenance and facility operations. | enterprise | 8.4/10 | 9.3/10 | 6.8/10 | 7.2/10 |
| 8 | ServiceNow Workplace Service Management ServiceNow Workplace Service Management handles facility requests, space management, and service delivery. | enterprise | 8.2/10 | 9.1/10 | 7.3/10 | 7.8/10 |
| 9 | Facilio Facilio is an AI-powered facility operations platform for maintenance, energy management, and occupant experience. | specialized | 8.4/10 | 8.7/10 | 8.2/10 | 8.0/10 |
| 10 | Accruent Archibus Accruent Archibus provides integrated workplace management system for facility portfolio and space optimization. | enterprise | 7.8/10 | 8.7/10 | 6.4/10 | 7.1/10 |
MaintainX is a mobile-first CMMS that digitizes work orders, inspections, and preventive maintenance for facility teams.
Limble CMMS offers intuitive work order management, asset tracking, and preventive maintenance scheduling for facilities.
UpKeep provides a modern mobile CMMS for streamlining work orders, asset management, and maintenance operations.
Fiix is a cloud-based CMMS that optimizes asset maintenance, work orders, and inventory for facility efficiency.
eMaint delivers configurable CMMS software for enterprise-level work orders, PM, and asset management.
Hippo CMMS is an affordable web-based solution for tracking work orders and preventive maintenance in facilities.
IBM Maximo is an enterprise asset management platform for predictive maintenance and facility operations.
ServiceNow Workplace Service Management handles facility requests, space management, and service delivery.
Facilio is an AI-powered facility operations platform for maintenance, energy management, and occupant experience.
Accruent Archibus provides integrated workplace management system for facility portfolio and space optimization.
MaintainX
specializedMaintainX is a mobile-first CMMS that digitizes work orders, inspections, and preventive maintenance for facility teams.
Conversational work orders with rich media instructions (photos, videos, checklists) that guide technicians step-by-step like a digital mentor.
MaintainX is a mobile-first CMMS (Computerized Maintenance Management System) tailored for facility maintenance, enabling seamless management of work orders, preventive maintenance schedules, asset tracking, and inspections. It empowers technicians with real-time updates, photo/video attachments, and step-by-step instructions directly from mobile devices, while managers gain oversight through dashboards and reporting. Ideal for industries like manufacturing, hospitality, and commercial real estate, it streamlines operations and reduces downtime with its intuitive, no-code customization.
Pros
- Exceptional mobile-first interface that technicians love for quick task completion and real-time collaboration
- Rapid setup with minimal training required, even for non-technical users
- Robust preventive maintenance tools with automated scheduling and reminders
Cons
- Advanced analytics and custom reporting limited to higher-tier plans
- Inventory management lacks depth for very complex supply chains
- Fewer native integrations than some enterprise competitors
Best For
Facilities managers at small to mid-sized multi-location businesses needing an intuitive, mobile-centric solution for reactive and preventive maintenance.
Pricing
Free plan for basics; Essentials at $16/user/month (annual); Professional at $39/user/month; Enterprise custom.
Limble CMMS
specializedLimble CMMS offers intuitive work order management, asset tracking, and preventive maintenance scheduling for facilities.
Lightning-fast implementation with dedicated customer success managers, enabling full rollout in under 30 days.
Limble CMMS is a cloud-based computerized maintenance management system (CMMS) designed for facilities maintenance, providing tools for work order creation and assignment, preventive maintenance scheduling, asset management, and inventory tracking. Its intuitive drag-and-drop interface and mobile app enable technicians to update tasks in real-time from any device, streamlining operations across facilities. Limble emphasizes rapid deployment—often under 30 days—and high user adoption, making it a go-to for teams prioritizing simplicity and efficiency.
Pros
- Exceptionally intuitive interface requiring minimal training
- Robust mobile app for real-time work order updates
- Outstanding customer support and fast onboarding (under 30 days)
Cons
- Limited advanced analytics and custom reporting for enterprises
- Pricing scales per user, which can add up for large teams
- Fewer integrations than some enterprise-level competitors
Best For
Small to mid-sized facilities managers needing a user-friendly CMMS for quick implementation and high technician productivity.
Pricing
Starts at $60/user/month (billed annually) for the Pro plan, with Growth at $90/user/month and custom Enterprise pricing; free trial available.
UpKeep
specializedUpKeep provides a modern mobile CMMS for streamlining work orders, asset management, and maintenance operations.
Mobile-first app with offline functionality, GPS tracking, and signature capture for instant work order completion in the field
UpKeep is a cloud-based CMMS (Computerized Maintenance Management System) tailored for facilities maintenance, helping teams manage work orders, preventive maintenance, asset tracking, and inventory control. Its mobile-first design enables technicians to create, update, and complete tasks on the go with photo attachments, GPS check-ins, and offline capabilities. The platform offers customizable dashboards, automated scheduling, and integrations with IoT sensors and accounting software to optimize facility operations and reduce downtime.
Pros
- Intuitive mobile app with offline access and real-time updates
- Comprehensive asset and preventive maintenance management
- Seamless integrations with IoT devices and popular tools like QuickBooks
Cons
- Advanced reporting and analytics locked behind higher tiers
- Pricing scales quickly for larger teams
- Limited customization in workflow automation compared to enterprise competitors
Best For
Mid-sized facilities managers and maintenance teams needing a user-friendly, mobile-centric CMMS for efficient fieldwork.
Pricing
Starts at $45/user/month (Essentials, billed annually); Professional at $75, Business at $110; custom enterprise pricing available.
Fiix
specializedFiix is a cloud-based CMMS that optimizes asset maintenance, work orders, and inventory for facility efficiency.
Fiix Copilot AI assistant for automated work order suggestions and predictive maintenance insights
Fiix is a cloud-based CMMS (Computerized Maintenance Management System) tailored for facility maintenance, enabling teams to manage work orders, assets, preventive maintenance schedules, and inventory in real-time. It offers mobile-first access for technicians, robust reporting, and integrations with IoT sensors for predictive maintenance. Designed for facilities managers in manufacturing, commercial buildings, and industrial sites, it simplifies operations while scaling for growing teams.
Pros
- Intuitive mobile app for on-the-go work order management
- Strong preventive maintenance and asset tracking tools
- Quick setup with minimal training required
Cons
- Limited advanced customization for complex enterprise needs
- Reporting can feel basic without add-ons
- Pricing scales up quickly for larger teams
Best For
Mid-sized facilities and industrial operations seeking an easy-to-use, mobile-centric CMMS without heavy IT involvement.
Pricing
Starts at $45/user/month (Lite), $65 (Professional), $90 (Premier), billed annually with a free trial.
eMaint
enterpriseeMaint delivers configurable CMMS software for enterprise-level work orders, PM, and asset management.
Unlimited custom fields and no-code workflow builder for tailored maintenance processes
eMaint is a cloud-based CMMS (Computerized Maintenance Management System) tailored for facility maintenance, offering robust tools for work order management, asset tracking, preventive maintenance scheduling, and inventory control. It supports mobile access for technicians, customizable dashboards, and advanced reporting to streamline operations across industries like manufacturing, healthcare, and education. With integrations to ERP systems and IoT sensors, it helps facilities reduce downtime and optimize resource allocation.
Pros
- Highly customizable with unlimited fields and workflows without coding
- Strong mobile app for real-time work order access and updates
- Comprehensive reporting with drag-and-drop designer for tailored insights
Cons
- Steeper learning curve due to extensive customization options
- Pricing is quote-based and can escalate for larger deployments
- Interface feels dated compared to newer competitors
Best For
Mid-sized facilities or plants with complex maintenance processes needing deep customization.
Pricing
Custom quote-based pricing; typically starts at $50-60/user/month for core features, scaling with users and add-ons.
Hippo CMMS
specializedHippo CMMS is an affordable web-based solution for tracking work orders and preventive maintenance in facilities.
Integrated Knowledge Base for attaching manuals, procedures, and vendor contacts directly to assets and work orders
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 provides mobile accessibility for technicians, inventory control, and customizable reporting to optimize operations. Ideal for streamlining maintenance workflows in commercial buildings, manufacturing plants, and multi-site facilities.
Pros
- Intuitive mobile app for real-time work order updates
- Robust preventive maintenance scheduling with automation
- Strong asset tracking and inventory management tools
Cons
- Limited native integrations with advanced ERP systems
- Reporting customization requires some technical know-how
- Pricing scales quickly for larger teams
Best For
Small to mid-sized facilities managers seeking an user-friendly CMMS with strong mobile support for field technicians.
Pricing
Starts at $195/month for Basic plan (up to 5 users); Pro plan at $395/month with advanced features; custom enterprise quotes available.
IBM Maximo
enterpriseIBM Maximo is an enterprise asset management platform for predictive maintenance and facility operations.
Maximo Application Suite's AI-powered predictive analytics and IoT integration for real-time asset health monitoring
IBM Maximo is a robust enterprise asset management (EAM) platform designed for managing physical assets, maintenance, and operations across facilities. It excels in facilities works software by automating work orders, preventive maintenance scheduling, inventory control, and asset tracking with IoT integration. Leveraging AI and analytics via IBM Watson, it provides predictive maintenance insights to minimize downtime and optimize facility performance.
Pros
- Advanced AI-driven predictive maintenance and analytics for proactive facility management
- Highly scalable with strong IoT and mobile app support for field technicians
- Comprehensive asset lifecycle management including procurement, work orders, and compliance
Cons
- Steep learning curve and complex implementation requiring significant customization
- High cost, especially for smaller facilities or those not needing enterprise-scale features
- Relies heavily on IT expertise for setup and ongoing configuration
Best For
Large enterprises and complex facilities operations teams managing extensive asset portfolios across multiple sites.
Pricing
Enterprise subscription pricing starting at $100+ per user/month or custom quotes based on assets/users; typically requires contacting sales for demos and tailored plans.
ServiceNow Workplace Service Management
enterpriseServiceNow Workplace Service Management handles facility requests, space management, and service delivery.
AI-powered Workplace Insights for real-time space utilization analytics and predictive facility maintenance
ServiceNow Workplace Service Management (WSD) is an enterprise-grade platform that unifies facilities management, space reservation, maintenance requests, and employee workplace services within the ServiceNow ecosystem. It enables self-service portals for employees to book rooms, report issues, and manage moves, while providing admins with AI-driven insights for asset tracking, predictive maintenance, and real estate optimization. Designed for large organizations, it integrates seamlessly with IT Service Management (ITSM) and HR modules to deliver automated workflows and analytics for efficient facility operations.
Pros
- Robust AI and automation for predictive maintenance and space optimization
- Seamless integration with ServiceNow ITSM, HR, and other enterprise tools
- Comprehensive self-service mobile app and employee portal for facility requests
Cons
- Steep learning curve and lengthy implementation requiring ServiceNow expertise
- High cost with complex, quote-based pricing
- Overkill for small to mid-sized organizations without existing ServiceNow ecosystem
Best For
Large enterprises already using ServiceNow that need integrated facilities and workplace management at scale.
Pricing
Custom quote-based subscription; typically $100-$200 per user/month depending on modules, plus implementation fees starting at $50K+.
Facilio
specializedFacilio is an AI-powered facility operations platform for maintenance, energy management, and occupant experience.
AI-powered Facility Digital Twin for virtual simulations and predictive insights
Facilio is an AI-powered connected CMMS platform designed for facilities management, unifying asset maintenance, energy optimization, space utilization, and visitor management in a single cloud-based system. It leverages IoT sensors and machine learning to deliver predictive maintenance, real-time analytics, and operational insights that help reduce downtime and costs. The software enables facility teams to monitor and automate operations across multiple sites seamlessly.
Pros
- Unified platform eliminates silos across maintenance, energy, and space management
- AI-driven predictive analytics and IoT integration for proactive operations
- Scalable with strong mobile app and real-time dashboards
Cons
- Pricing is custom and opaque without demos
- Steeper learning curve for non-technical users
- Limited integrations with legacy systems
Best For
Mid-to-large enterprises managing multi-site facilities that need AI-enhanced predictive maintenance and operational efficiency.
Pricing
Custom quote-based pricing starting around $5-10 per asset/month; enterprise plans require contacting sales.
Accruent Archibus
enterpriseAccruent Archibus provides integrated workplace management system for facility portfolio and space optimization.
Seamless CAD and BIM integration for precise space management and visualization
Accruent Archibus is a robust Integrated Workplace Management System (IWMS) tailored for facilities and real estate management. It provides modules for space planning, asset management, preventive maintenance, lease administration, capital projects, and sustainability tracking. The platform enables organizations to optimize occupancy, streamline operations, and make data-driven decisions across large-scale portfolios.
Pros
- Comprehensive IWMS suite covering space, assets, maintenance, and real estate
- Highly scalable and customizable for enterprise environments
- Advanced analytics and reporting with CAD/BIM integration
Cons
- Steep learning curve and complex user interface
- Lengthy and costly implementation process
- Opaque and premium pricing structure
Best For
Large enterprises managing complex, multi-site facilities portfolios requiring full-spectrum IWMS capabilities.
Pricing
Custom enterprise licensing starting at $50,000+ annually, based on modules, users, and portfolio size; quote required.
Conclusion
The reviewed facility works software offers a range of solutions to meet diverse operational needs, with MaintainX leading as the top choice for its mobile-first approach that streamlines work orders and maintenance workflows. Limble CMMS and UpKeep stand out as strong alternatives, excelling in intuitive management and modern optimization, respectively, catering to different priorities like simplicity or robust asset tracking. Together, these tools redefine efficient facility management, ensuring teams stay productive and operations run smoothly.
Take the first step toward enhanced facility efficiency by exploring MaintainX—its user-friendly mobile platform is designed to simplify maintenance tasks and keep your operations on track.
Tools Reviewed
All tools were independently evaluated for this comparison